Norwich Apex

Yes.  The proposed scheme is wholly within the allocation policy area and the proposed uses fall within the same use classes required by the allocation policy.

Yes, this is a completely new planning application and would result in a new planning permission.

Yes, the current employment allocation allows uses in use classes E(g) (offices), B2 (general industrial) and B8 (storage or distribution centres). There is a significant amount of planning precedent that confirm a data centre is within use class B8 in planning terms.

There is a significant amount of planning precedent, including decisions by the Planning Inspectorate and the Secretary of State, that confirm a data centre is considered to be in use class B8 in planning terms.

Yes, when undertaking the planning balance. The planning policies within the adopted development plan for South Norfolk will be outlined and compliance demonstrated within our planning application documents when submitted.

No, the site is currently being constructed on the basis of the approved current planning permission, which can still be completed if a new planning permission is not obtained.

No, the planning application has not been submitted and therefore no formal approvals have been obtained as yet. We have engaged with the local planning authority (South Norfolk Council) to obtain pre-application advice through their formal service which is available to any prospective developer but no formal approvals have been obtained for the proposals.

No.  A new planning permission would be subject to new planning conditions, which would be enforceable.

The data centre has been designed with the operational sound levels to be at the same level as the existing background sound level at the surrounding sensitive receptors.

The data centre has been designed with the operational sound levels to be at the same level as the existing background sound level at the surrounding sensitive receptors.

The data centre has been designed with the operational sound levels to be at the same level as the existing background sound level at the surrounding sensitive receptors.

Predicted sound levels show that the testing of a single backup generator would be below the typical specification for emergency plant.

No. These would only be audible whilst they operate, however these would only be operating for relatively short periods whilst they are being tested or in emergency standby use. 

No. We have treated the church as being a noise sensitive receptor for the daytime and included it in the acoustic model.  Predicted sound levels are below the existing day time background sound level.

Many types of noise mitigation strategies have been adopted for the noise emitting plant on this site.  They include the following;

- Natural screening through the use of the proposed buildings, retaining walls, bunds, barriers and the natural topography of the site.

- Acoustic barriers around the transformers on the substation.

- Emergency generators are housed within containers, with the air intakes and exhausts using acoustic splitters.

- Rooftop cooling plant will be housed in groups of 6, with each being within a large acoustic enclosure. 

A data centre converts almost all electrical energy used by its IT equipment into heat. At full design load, the proposed 90MW IT facility would reject approximately 108MW of heat through its cooling systems. This heat is released gradually to the atmosphere and dispersed over a large area.

No material increase in surrounding air temperatures is anticipated.

No. Wind direction is one of the factors considered when assessing the dispersion of heat from a facility.  It is not envisaged that there would be an increase in temperature in Keswick due to the operation of the data centre.

No. Detailed thermal modelling has not yet been undertaken and will be carried out during subsequent design stages.

Air-cooled chillers are proposed. Fresh water is not proposed for cooling the data centre or its associated support spaces. This operating mode, known as "free cooling", reduces energy consumption and improves overall efficiency.

Heat is rejected to the atmosphere via air-cooled chillers. The chillers use fans to transfer heat from the cooling system into the surrounding air, where it disperses naturally and mixes with the wider atmosphere.

It is estimated that the facility will consume up to a maximum of 150MVA.

No. Local supplies will be unaffected by the demand for the data centre. 

No.

Norwich main substation, which will already be receiving 2.9GW of additional power from the Hornsea windfarm.

Via the National grid from Norwich main substation.

Yes.

Approximately 4,000 KVA.

No. In this scenario, the energy would be provided by the backup generators.

A Landscape and Visual Impact Assessment will accompany the planning application which will assess the development in the context of its likely impacts on the Yare Valley and surrounding landscape.

An ecological impact assessment has been carried out incorporating the results of surveys carried out on site and data obtained for the surrounding area and the nearest designated sites. The site survey found no evidence of protected species presence, and the suitability of the habitats for such species was limited.

No. The Ecological Impact Assessment concludes that the proposed data centre is not expected to have any ecological effects on the nearby designated nature conservation sites including Harford Bridge Marshes County Wildlife Site (CWS), Depot Meadows CWS and Marston Marshes Local Nature Reserve (LNR).

- A detailed ecological desk study, including a review of statutory and non-statutory designated sites, protected species records and habitat data within 2km of the site.

- An Extended UK Habitat Survey completed in April 2026.

- A protected species appraisal covering badgers, bats, birds, reptiles and other relevant protected species.

- A review of previous ecological surveys undertaken for the earlier consented scheme in 2020-2021.

- A separate Biodiversity Net Gain (BNG) assessment, which is being prepared to quantify habitat losses and gains and demonstrate compliance with legal biodiversity requirements.

Both. Existing hedgerows, trees and woodland being retained by the development will be protected during both construction and long-term operation of the site. In addition, a significant amount of new planting and habitat creation is proposed for the site. The development will be required to meet obligations to deliver over 10% biodiversity net gain.

No. EMFs are generally considered through separate technical and health-based regulatory frameworks rather than ecological assessments for planning. EMFs are not recognised as a significant ecological effect requiring mitigation for this development.

Both environmental mitigation and enhancements are proposed.

- Retaining all existing hedgerows, trees and woodland areas.

- Protecting retained vegetation during construction through root protection zones and buffer areas.

- Sensitive lighting design to minimise disturbance to bats and other nocturnal wildlife, including directing lighting downward, limiting spill and retaining dark corridors along hedgerows and ponds.

- Timing any vegetation clearance outside the bird nesting season, or undertaking ecological checks beforehand.

- Preventing wildlife from becoming trapped in excavations through appropriate ramping, covering or backfilling.

- Implementing procedures to stop work and seek ecological advice should any protected species be discovered during construction.

- Creating new habitats through landscaping, wildlife-friendly filtration and attenuation ponds, native planting and hibernacula.

- Installing wildlife-access gaps in fencing to allow movement of small mammals and amphibians.

No. The total gross internal area of the current consent is c. 28,000m2 whereas the proposal is approximately 25,000m2. 

Yes.  The proposed data centre will have an overall height of 19.4m from slab level compared to 12.4m in the consented scheme but the overall height will be broadly the same as the existing consent.

However, the slab level of the proposed building has been lowered and set at 14.15m Above Ordinance Datum (AOD), resulting in an overall height of 33.55m AOD to the top of the louvres compared with an overall height of 32.05m AOD on the consented scheme. 

No. The proposal has substantially increased the landscaping buffer compared to the extant consent, which will provide greater screening of the site.

Yes. Landscape bunds have been proposed in key locations to help provide greater height to the tree screens to provide immediate screening of the proposal. 

The proposal will not be visible from the surrounding villages. It will only be visible from wider long-distance views.

There is no substantiated evidence that house prices would be directly affected.  The site is already allocated, and an extant consent is in place so development is already commenced on this site.

The site already has consent and commenced construction. The proposal has substantially increased the landscaping buffer compared to the extant consent, which will provide greater screening of the site.

The site is already allocated for commercial development.  The new proposal has substantially increased the landscaping buffer compared to the extant consent, which will provide greater screening of the site.

This location, already having an implemented consent and being close to an upgraded national grid supply provides an ideal location for a data centre.

Between 100 and 150.

Yes. The proposal is delivering a wider selection of jobs, most of which will be high skilled worker jobs for the modern economy.

Yes. The proposed development would deliver significant economic benefits, including investment, job creation and long-term business rates, while providing critical digital infrastructure that supports businesses and public services. These benefits have been carefully balanced against the development's impacts, which have been assessed through the planning process and, where necessary, mitigated through the design of the scheme.

Only to a limited extent; each data centre is designed on its anticipated use and operator requirements.

We cannot provide detailed comparison in terms of design information and design impact.