Many Eaton residents have contacted EVRA with concerns regarding the planning application to build a data centre on land west of Ipswich Road, Keswick.
The planning application can be viewed by clicking the following link to the councils planning portal, and searching for application 2026/2957. Simple Search
The consultation phase is open until the 28th October 2026, and everyone is welcome to submit a comment.
EVRA have submitted a comment, as follows.
Formal Objection to Planning Application 2026/2957
Eaton Village Residents Association (EVRA)
To: Planning Department, South Norfolk Council
Application reference: 2026/2957
Development: Proposed Norwich Apex Data Centre, land west of Ipswich Road, Keswick, Norfolk
Applicant: Norwich Apex Ltd
Subject: Formal objection to the proposed Norwich Apex Data Centre on environmental, ecological and landscape grounds
Dear Planning Officer,
On behalf of the Eaton Village Residents Association (EVRA), we wish to register our objection to planning application 2026/2957 for the proposed Norwich Apex Data Centre at Keswick.
EVRA represents residents of Eaton, Norwich, a community that values its surrounding natural environment, green spaces, wildlife and access to the wider Yare Valley landscape. We recognise the importance of technological infrastructure and economic development, but believe that developments of this scale must be assessed against their full environmental consequences and their long-term implications for neighbouring communities.
We are particularly concerned about the potential effects of this proposal on Marston Marsh, the River Yare corridor, the UEA boardwalk and the interconnected habitats and recreational spaces that form an important part of the natural environment south of Norwich.
We respectfully ask South Norfolk Council to give these concerns substantial weight when determining this application and to refuse permission if the identified impacts cannot be satisfactorily addressed.
1. Protection of Marston Marsh and surrounding wildlife
Marston Marsh is a valuable wetland and floodplain habitat that supports a diverse range of wildlife and contributes to the ecological character of the Yare Valley. Its importance extends beyond the boundaries of the nature reserve itself, as its ecological value is linked to the wider network of riverside habitats, meadows, ditches and green corridors.
Although the proposed development is not necessarily within the nature reserve, EVRA is concerned that its proximity and scale could affect the wider ecological environment through noise, artificial lighting, construction disturbance, changes to drainage and the cumulative effects of development.
We ask the Council to ensure that the ecological assessment adequately considers the potential effects on relevant species and habitats, including bats, nesting and wintering birds, water voles, otters and other wildlife associated with wetlands and riverside environments, where present.
We also ask that the assessment considers the potential for disturbance to feeding, breeding, roosting and movement patterns, rather than focusing solely on direct habitat loss within the development boundary.
Any conclusion that there would be no significant effect on a designated nature reserve should be supported by robust evidence and should not be treated as sufficient, in itself, to demonstrate that the wider ecological network would be unaffected.
2. Potential impacts on the River Yare and the UEA boardwalk
The River Yare and its surrounding habitats form an important wildlife corridor and a much-valued recreational landscape for residents of Eaton and the wider Norwich area.
The UEA boardwalk provides an opportunity for people to experience this riverside environment and its wildlife. Its value depends not only on physical access but also on the quality, tranquillity and ecological integrity of the surrounding landscape.
EVRA is concerned that the proposed data centre, together with its cooling infrastructure, energy facilities, substations, emergency generators, access arrangements and associated lighting, could adversely affect the character and ecological quality of this wider environment.
We request that the Council carefully assesses whether operational noise, artificial light, surface-water drainage or other effects could extend beyond the site and affect the River Yare corridor and nearby riverside habitats.
We further ask that the assessment considers the cumulative effects of the development alongside existing infrastructure and other development pressures in the Yare Valley.
The absence of direct physical encroachment into the boardwalk or river corridor should not, by itself, be taken as evidence that the development would have no effect on these important environmental assets.
3. Noise and disturbance from continuous operation
The proposed development is a substantial 150 MW data centre. The published proposal includes 72 rooftop chiller units and emergency diesel generator infrastructure.
EVRA is concerned about the potential for continuous operational noise and intermittent high noise levels from cooling equipment, generators and associated plant to affect the surrounding landscape.
Noise pollution can have implications beyond residential amenity. Depending on its level, frequency, duration and location, it may disturb wildlife and alter the suitability of habitats for sensitive species.
We understand that the submitted assessments identify noise as an issue requiring mitigation. We therefore ask the Council to scrutinise the acoustic evidence carefully, including the assumptions used in modelling, the cumulative contribution of all operational equipment and the effectiveness of proposed mitigation under realistic operating conditions.
The assessment should consider sensitive ecological receptors as well as residential properties, including the wider marshland and riverside environment.
Any permission should include clear, enforceable operational noise limits, suitable monitoring arrangements and effective remedial measures if those limits are exceeded. Reliance on mitigation measures that have not been adequately demonstrated to work would not provide sufficient reassurance.
4. Water resources, drainage and the risk of pollution
EVRA recognises that the applicant has described an air-cooling system and has stated that water would not be required for cooling. We therefore do not assume that the development would directly abstract water from the River Yare or Marston Marsh.
Nevertheless, water management remains an important consideration.
The Council should establish the development’s anticipated water requirements, its drainage arrangements and the potential implications of extensive buildings and hard surfaces for surface-water runoff, groundwater and local flood risk.
We request clear evidence that the proposed sustainable drainage systems would adequately manage runoff throughout the life of the development and would prevent pollutants from reaching the River Yare, surrounding ditches and sensitive wetland habitats.
The assessment should also consider the safe storage and management of diesel, oils, coolants and other potentially harmful substances associated with the operation of the facility, together with appropriate safeguards against accidental releases.
These matters should be assessed in the context of the wider catchment and the sensitivity of the surrounding wetland environment, rather than solely in terms of compliance within the site boundary.
5. Landscape character and the cumulative impact on the Yare Valley
The proposed facility represents a substantial industrial-scale development on the southern edge of Norwich. Its scale, built form, rooftop plant, associated energy infrastructure and lighting raise concerns about its visual and environmental relationship with the surrounding landscape.
The Yare Valley is valued by local residents for its open spaces, natural character, wildlife and opportunities for informal recreation. These qualities contribute to the attractiveness and liveability of communities including Eaton.
EVRA is concerned that the development could contribute to the gradual industrialisation of this landscape and undermine the sense of continuity between the marshes, river corridor and surrounding green spaces.
We ask the Council to assess the visual impact of the complete development, including rooftop cooling equipment, substations, generator infrastructure, security lighting and other ancillary structures, from relevant public viewpoints and recreational routes.
The assessment should also consider cumulative impacts, including how the proposal would interact with existing development and infrastructure and whether it would adversely affect the wider landscape character and ecological connectivity of the Yare Valley.
Landscape planting and screening may reduce some visual effects, but they cannot necessarily address every consequence of a development of this scale.
6. Construction impacts and long-term environmental management
The construction and subsequent operation of the facility could introduce additional disturbance through machinery, vehicle movements, lighting and noise.
We ask that the Council ensures that appropriate construction environmental management measures are provided, including arrangements for protecting wildlife, controlling dust and pollution, managing construction noise and preventing contaminated runoff.
We also request that any ecological mitigation or enhancement measures are specific, deliverable and secured through enforceable planning conditions where appropriate.
Where biodiversity enhancements are proposed, their benefits should be demonstrated through clear objectives, measurable outcomes, long-term management arrangements and monitoring. Proposed planting or biodiversity improvements should not be assumed to compensate automatically for any loss of habitat quality or ecological function.
EVRA believes that ongoing monitoring and public accountability are particularly important for a facility that is expected to operate continuously over the long term.
7. Adequacy of the environmental assessments
EVRA asks the Council to ensure that the submitted environmental, ecological, acoustic, drainage and landscape assessments are considered together, rather than as separate exercises that may overlook interactions between different impacts.
In particular, we request that the Council establishes:
* Whether the ecological surveys are sufficiently comprehensive and seasonally appropriate.
* Whether operational noise and lighting have been assessed against the needs of relevant wildlife as well as residential amenity.
* Whether surface-water management and pollution prevention adequately protect the River Yare and nearby wetland habitats.
* Whether the proposed development would affect the ecological connectivity and wider landscape character of the Yare Valley.
* Whether the proposed mitigation measures are demonstrably effective, enforceable and capable of being maintained throughout the operational life of the development.
* Whether cumulative environmental effects have been properly considered.
If material information is missing, or if significant uncertainties remain about the development’s environmental effects, we ask the Council to obtain the necessary additional evidence before reaching a decision.
8. Conclusion and requested action
Eaton Village Residents Association objects to planning application 2026/2957 on the grounds of the potential effects on the surrounding ecological network, noise and disturbance, water management, landscape character and the wider environmental value of the Yare Valley.
We appreciate that the site has an existing planning history and that the applicant has proposed environmental mitigation and enhancement measures. However, the existence of previous development permissions does not remove the need to assess the particular impacts of this proposed data centre and its associated infrastructure.
EVRA believes that the scale and operational requirements of this proposal warrant particularly careful scrutiny given the proximity of important wetland and riverside habitats and the value of this landscape to local residents.
We respectfully request that South Norfolk Council:
1. Undertakes a thorough and evidence-led assessment of the proposal’s direct, indirect and cumulative environmental effects.
2. Gives appropriate weight to the protection of Marston Marsh, the River Yare corridor, the UEA riverside environment and the wider Yare Valley landscape.
3. Requires further information where environmental impacts or proposed mitigation remain uncertain.
4. Ensures that any mitigation, monitoring and remedial measures are enforceable and effective over the lifetime of the development.
5. Refuses planning permission if the environmental and landscape impacts cannot be demonstrated to be acceptable and adequately mitigated.
The natural environment surrounding Eaton is an important asset for residents, wildlife and future generations. We believe that its protection must be a central consideration in determining this application.
Thank you for considering this representation on behalf of Eaton Village Residents Association.
Yours faithfully,
Chair
Eaton Village Residents Association (EVRA)
Submitted subject to approval through the Association’s appropriate decision-making arrangements.