CX Tech Limited submits Planning Permission in Principle application for CX Technology Campus

CX Tech Limited has today submitted an application for Planning Permission in Principle (PPiP) for the proposed CX Technology Campus at the former Chapelcross nuclear power station site near Annan, Dumfries and Galloway.

The application seeks redevelopment of the brownfield site as a net zero operational technology campus incorporating eight data centres, a dedicated training centre and associated infrastructure. The proposed development represents a potential investment of approximately £16.5 billion.

The key details about the proposed development are below:

Specifications

  • Approximately 1GW of data centre capacity, with Planning Permission in Principle being sought for up to 162,000 square metres of data centre floorspace, across eight data centre buildings, each with a capacity of approximately 120MW, and a dedicated training centre.
  • The proposals also include energy-efficient buildings, sustainable drainage and landscaping.
  • The PPiP application establishes the proposed planning framework for the development. Subsequent development will be subject to further design, commercial, planning and investment decisions. 

Net zero and power sources

  • The campus is being designed to be operationally net zero and in alignment with the UK Green Building Council framework.
  • The Chapelcross site has an adjacent 132kV Grid Supply Point. Approximately 1GW of renewable generation, consented or planned, has been identified within 5km of Chapelcross and approximately 2GW within 20km.
  • Backup generation will be fossil-free and will only operate during exceptional interruptions and routine testing rather than day-to-day operation.
  • Construction-related embodied carbon emissions would be managed and reduced through a Construction Environmental Management Plan (CEMP). Operational emissions would be minimised through renewable energy and high-efficiency design.

Environmental Impact Assessment

  • An Environmental Impact Assessment (EIA) has been carried out to identify and assess the potential environmental effects associated with the proposed development.
  • Technical assessments, covering transport, noise and vibration, air quality, biodiversity, landscape and visual amenity, cultural heritage and archaeology, water environment, soil and groundwater conditions, socioeconomics, climate change and greenhouse gas emissions and human health have been submitted.
  • The design proposes closed-loop, non-evaporative air cooling. This approach is designed to avoid the continuous evaporative water demand associated with some large-scale data centre cooling systems. Operational water consumption is expected to be the equivalent of four houses per data centre per year, equating to 32 households over the entire campus.
  • Noise at the properties closest to the site has been assessed as part of the EIA and will remain below 10 db over existing background noise.
  • The application seeks permission for data centre buildings of a maximum of 40 metres in height.
  • Due to the local climate, the Campus will maximise the use of free air cooling.

Landscape, biodiversity and environment

  • Existing trees and hedgerows will be retained where possible and supplemented by new planting.
  • New landscaping will help integrate the development into its surroundings.
  • Sustainable drainage, including basins, swales and wetland areas, will form part of the campus.
  • The project will enhance habitats and biodiversity across the site.

Transport

  • The Transport Assessment in the EIA concludes that traffic generated by the proposed development can be accommodated effectively on the local and strategic road network.
  • A Framework Travel Plan would support more sustainable journeys to the campus, including a proposed shuttle bus connecting the site with bus and rail services in Annan.

Jobs, skills and investment

  • The proposed development represents a potential investment of approximately £16.5 billion.
  • An indicative Rateable Value in the region of £15 million, which at current 2026/27 Scottish non-domestic rates could equate to around £8.2 million in gross annual business rates.
  • 750 construction jobs will be created over an eight-year build programme.
  • 40 local apprenticeships will be created each year of the eight-year construction programme.
  • Around 450 permanent direct jobs will be created once the campus is operational, alongside wider supply chain opportunities.
  • A dedicated training centre will create pathways into digital, engineering, energy and low-carbon careers.

Delivery timeline

  • The campus would be delivered over eight years, allowing infrastructure and capacity to be developed in line with operator requirements.

CX Tech Limited

  • CX Technology Campus is being delivered by CX Tech Limited, the project manager and a Scottish business based in Annan with experience of developing data centres and major infrastructure projects globally.
  • That combination of local understanding and global expertise is central to CX Technology Campus, ensuring the project is informed by the needs and opportunities of the local area while drawing on international best practice.

Link to Planning Permission in Principle application: https://eaccess.dumgal.gov.uk/online-applications/applicationDetails.do?keyVal=TLPCUJGBKSH00&activeTab=summary

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