Issue - meetings

This hybrid planning application seeks permission for a four-phased redevelopment to deliver a data centre campus comprising: Full planning permission for a data centre building and associated infrastructure/works (Phase 1); Outline planning permission for an Innovation Hub  and infrastructure/works (Phase 2); Outline planning permission for a data centre  

building and associated infrastructure/works (Phase 3); and Outline planning permission for a data centre building and associated infrastructure/works (Phase 4). All matters are reserved for the Outline phases of development. 

Recommendation: Approval 

RESOLVED:

1.    That the application be approved subject to a section 106 legal agreement and the conditions set out if the officer’s report; and

2.    That the drafting of an additional informative to ensure local Wi-Fi connectivity was not compromised be delegated to the Area Planning Service Manager, in consultation with the Chair.  

This hybrid planning application seeks permission for a four-phased redevelopment to deliver a data centre campus comprising: Full planning permission for a data centre building and associated infrastructure/works (Phase 1); Outline planning permission for an Innovation Hub and infrastructure/works (Phase 2);  Outline planning permission for a data centre building and associated infrastructure/works (Phase 3); and Outline planning permission for a data centre building and associated infrastructure/works (Phase 4). All matters are reserved for the Outline phases of development.

Officers introduced the application for redevelopment of Hayes Bridge Retail Park and Heathrow Interchange and highlighted the additional information in the addendum. The application involved the demolition of existing buildings and construction of three data centres and an innovation hub. It was noted that Phase 1 sought full planning permission for the LON 6 data centre, while Phases 2–4 sought outline planning permission for the remaining elements of development. The innovation hub was designed as affordable workspace for SMEs and community use. Officers confirmed that the proposal was an appropriate use for the Strategic Industrial Location, would not overburden the power grid, offered economic benefits and complied with the emerging character of the area. The environmental impacts posed by the development would be mitigated by the planning conditions and obligations recommended. The application was recommended for approval, subject to conditions and legal agreements.

Councillors supported the proposal to redevelop unused land and requested that each phase of the multi-phase application be brought back to Committee for approval. Officers confirmed that all reserved matters applications would return to Committee.

The Committee raised questions about securing peppercorn rents for the innovation hub, and officers clarified that this would be enforced through the Section 106 agreement and lease terms.

Councillors queried the relatively low financial contributions compared to a similar data centre in Abbotts Langley; in response, it was noted that the on-site innovation hub offered direct community benefits, making it a preferable alternative.

Concerns about Wi-Fi impact were raised, with suggestions for conditions or informatives to ensure local connectivity was not compromised. Officers noted that digital infrastructure was addressed in the London Plan policy and confirmed ducting for full fibre would be included. The Legal Advisor explained that a planning condition on Wi-Fi would not meet the six-part test but supported the addition of an informative. It was agreed that said informative would be drafted by officers in consultation with the Chair.

The Committee urged timely progress to avoid delays seen in previous approvals. No further queries or concerns were raised.

The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed.

RESOLVED:

1.    That the application be approved subject to a section 106 legal agreement and the conditions set out if the officer’s report; and

2.    That the drafting of an additional informative to ensure local Wi-Fi connectivity was not compromised be delegated to the Area Planning Service Manager, in consultation with the Chair.