Developing data centres that succeed

Data centres have a significant impact on energy supply, land use, water management and local infrastructure. Early stakeholder management identifies interests and conflicts before they put the permitting process or political support at risk.

As early as possible, ideally at the site-idea stage and before any application is filed. At that point interests and potential conflicts can still be mapped, those affected can be brought in and planning decisions can still be adjusted. Communicate only once the permitting procedure is under way and you are mostly reacting to concerns that have already taken hold.

They include municipalities, permitting authorities, political bodies, grid operators, municipal utilities, water and wastewater companies, neighbours, environmental groups, heat customers, the fire service and the regional public.

Träger öffentlicher Belange (TöB) are authorities and other bodies whose remit is affected by a plan, for example specialist agencies, fire and rescue services, utilities or associations. They are consulted in local land-use planning and submit statements that the municipality weighs up in its decision. In English they are best described as statutory consultees.

Commonly raised are land take and soil sealing, heat and fresh-air corridors, constant noise from cooling plant, electricity and water demand, and the question of what a project really delivers locally. Answering these openly and with solid data can defuse many conflicts before they escalate.

What matters is transparent information, clear environmental and consumption data, early dialogue and tangible local benefits, for example waste heat use, investment in infrastructure and regional value creation.

That depends on the site, the size and the design. Typically it involves planning law (a suitable binding land-use plan, or drawing one up or amending it), the building permit, emission control permits for example for backup power systems, water and wastewater approvals, and coordination of grid connection and site servicing. An early site and procedure review shows which procedures are actually needed.

There is no standard duration. The decisive factor is planning law: if a suitable binding land-use plan already exists for the site, the building permit procedure is usually much leaner. If a plan has to be drawn up or amended first, consultation, weighing of interests and political resolutions are added, which can lengthen the timeline considerably. The earlier authorities, politicians and the public are involved, the more predictable the process becomes.

The EnEfG sets requirements for data centres on energy efficiency, waste heat use and the share of renewable energy. Which requirements and deadlines apply in a given case depends on factors such as size and commissioning date, and the rules continue to evolve politically. It matters for permitting and communications because efficiency and waste heat concepts are among the first questions asked locally.

Cooling, water consumption and waste heat use are among the questions raised most often by the public and in permitting. Recycled water, alternative water sources and robust waste heat concepts can reduce environmental impact and strengthen local acceptance.

That depends mainly on the cooling technology. The key figure is WUE (Water Usage Effectiveness): litres of water per kWh of IT energy. Closed dry cooling needs very little water but more electricity, while evaporative cooling saves electricity and uses considerably more water. Our calculator further up gives you a first order of magnitude for your project.

Waste heat can feed heat networks, commercial areas, residential districts or public facilities. It usually arises at a low temperature level and is therefore often lifted with heat pumps or used in low-temperature networks. What counts are customers nearby, suitable pipework and an operator model, ideally considered in municipal heat planning from the start.

OpenWater supports investors, project developers and operators of data centres in the DACH region: Germany, Austria and Switzerland. Our offices are in Korntal near Stuttgart and in Zurich.

A few key facts help: the location (region or parcel), the planned IT load in MW and any phasing, the project status (for example land purchase, zoning plan or application), the cooling and heat concept including planned waste heat use, and existing contacts with the municipality and utilities. The intro call is non-binding.