Private prototype. Facts from research on 2 to 3 October 2026; not yet reviewed for publication. Forms do not submit.

All schemes

Council said no - overruledSouth East, England

Manor Farm, Poyle Road, Slough (appeal 3366043)

The Secretary of State allowed the appeal on 10 June 2026 and granted planning permission (37 conditions) for a data centre of about 72MW IT capacity with a 100MW battery storage system, after Slough Borough Council failed to decide the application in time. The six-week High Court challenge window ended on 22 July 2026 (calculated); we found no sign of a challenge, and Tritax reported on 5 August 2026 that planning consent was secured, but this was not confirmed on a court record. [M1] [M2] [M3] [M4] [M7]

Key facts

Status
Council said no - overruled (appeal decided) [M1] [M2] [M3] [M4] [M7]
Decided by
Slough Borough Council for discharge of conditions (the appeal itself was decided by the Secretary of State for Housing, Communities and Local Government on 10 June 2026) [M1] [M3]
Applicant
Manor Farm Propco Limited [M1] [M6] [M7]
Developer or backer
Tritax Big Box REIT plc (Manor Farm Propco is described as its subsidiary; Tritax announced the purchase of the 74-acre Manor Farm site for GBP 70 million on 21 January 2025)
End user (reported)
Unnamed 'multinational data centre operator' with an exclusivity agreement (inquiry evidence); Tritax says the 107MW Phase 1 pre-let is 'in solicitors' hands' (5 August 2026)
References
APP/J0350/W/25/3366043; P/10076/013
Location
Land at Manor Farm and land north of Wraysbury Reservoir, Poyle Road, Slough SL3 0AA; an irregular site of about 8.16 ha in the Green Belt, Strategic Gap and Colne Valley Regional Park, west of Heathrow. Northern parcel (Area A) holds existing buildings; southern parcel (Area B, with the battery storage) is undeveloped. [M1] [M3]
IT capacity
72MW [M1]
Site area
8.16 ha [M1]
Buildings
One data centre building (about 36,368 sq m gross internal area, parapet height 23m, screen up to 30m, 86 car parking spaces) plus a 100MW lithium-ion battery energy storage system, substation and offices [M1]
On-site generation
100MW battery energy storage system (lithium-ion) in Area B. No gas generation described. [M1]
Backup generators
47 diesel backup generators (inspector's report); generator testing regime and diary secured by condition. [M1]
Cooling and water
Details secured by condition; plume rise assessment required if hot air venting is proposed. [M1]
Designations
Green Belt (Secretary of State found the site to be 'grey belt', not inappropriate development); Strategic Gap; Colne Valley Regional Park (decision found conflict with saved policy CG1); Heritage: less than substantial harm to Poyle Farmhouse and The Hollies [M1] [M5]
Previous use
Part previously developed (existing industrial and commercial buildings in Area A) and part undeveloped arable land (Area B) [M1] [M5]
Environmental assessment
Not EIA development: screened under the 2017 EIA Regulations, re-screened after the inquiry with the same conclusion; shadow Habitats Regulations Assessment found no likely significant effects. [M1] [M5]

Timeline

  1. 13 December 2024
    Application P/10076/013 dated 13 December 2024 per the decision letter (the council's statement of case says it was registered on 2 January 2025). [M1] [M5]
  2. 21 January 2025
    Tritax Big Box announces the Manor Farm site purchase (74 acres, GBP 70 million) and a 147MW data centre opportunity: Phase 1 107MW, Phase 2 40MW, both subject to planning. [M6]
  3. 19 May 2025
    Appeal lodged against non-determination (inspector's report gives 19 May 2025; council statement of case says 20 May 2025; Planning Inspectorate start date 11 June 2025). [M1] [M4] [M5]
  4. 29 August 2025
    Secretary of State recovers the appeal for his own decision. [M1]
  5. 14 October 2025
    Public inquiry opens (sat 14 to 17 and 21 to 24 October 2025), Slough; inspector D M H Rose. [M1] [M3]
  6. 30 October 2025
    Section 106 agreement dated (community and skills strategy, local engagement fund, travel plan, highway works, footpath and landscaping strip to Arthur Jacob Nature Reserve). [M1]
  7. 13 March 2026
    Reference-back letter and technical notes on environmental impact assessment matters received by the council. [M3]
  8. 19 March 2026
    Data Centre Review reports Tritax has pushed back its expected delivery as the planning timetable slipped again. [M9]
  9. 10 June 2026
    Secretary of State (decision signed by Laura Webster for Minister Matthew Pennycook) allows the appeal, agreeing with the inspector's recommendation, finding the site 'grey belt' and a 'clear need'; decision letter received by the council the same day. [M1] [M2] [M3] [M4]
  10. 22 July 2026
    Last day of the six-week period to apply to the High Court under s288 (calculated from 'within 6 weeks from the day after the date of this letter'). No challenge found. [M1]
  11. 5 August 2026
    Tritax half-year results: 'Planning consent secured for Manor Farm'; 107MW Phase 1 pre-let 'in solicitors' hands'. [M7]

Statutory consultees

BodyPositionDateDetail
National Highwaysno objectionListed among consultees with no objections noted in the decision letter [M1]
Environment Agencyno objectionAs above [M1]
Thames Waterno objectionConditions for water and wastewater infrastructure phasing [M1]
Heathrow Airport Limited (interested party at the inquiry)holding objectionCouncil's fifth ground refers to a holding objection on Heathrow third runway impacts; HAL argued the site is the best for freight forwarding but the Secretary of State gave this only limited weight because the land has no formal protection [M1]

Politicians and organisations

  • Slough Borough Council opposed the scheme as local planning authority at the appeal
  • Slough Borough Council (appeal party)
  • Heathrow Airport Limited (interested party)

Claims

Claims by developers, campaigners or councils, recorded as claims and not checked as fact.

  • Manor Farm Propco Limited (appellant evidence as recorded in the inspector's report and decision letter) (developer): Data centre would deliver around 72MW of IT capacity towards demand in the Slough Availability Zone; biodiversity net gain of 115.23% habitat units; BREEAM Excellent. [M1]
  • Tritax Big Box REIT plc, 21 January 2025 (developer): Manor Farm is a 147MW data centre development opportunity on 74 acres: Phase 1 107MW (448,000 sq ft of data halls across three floors, capex about GBP 365 million, 9.3% yield on cost) and Phase 2 40MW. [M6]
  • Tritax Big Box REIT plc, 5 August 2026 (developer): 107MW Phase 1 pre-let is in solicitors' hands, targeting GBP 34 million of annual rent. [M7]
  • Secretary of State's findings, adopting the inspector's report (parties agreed need; the council argued the Slough Trading Estate could absorb it, which the Secretary of State rejected) (other): Unmet need for data centre capacity in the Slough Availability Zone is 1,259MW; no alternative sites capable of meeting it; the appellant has an exclusivity agreement with a multinational operator. [M1]
  • Slough Borough Council (statement of case, July 2025; inspector's report para 1.4) (council): Council's grounds (as it would have refused): insufficient need and no very special circumstances; coalescence of Slough and Greater London and no essential location shown; urbanisation of the Colne Valley Regional Park; infrastructure obligations not secured; a holding objection on Heathrow third runway impacts. [M1] [M5]

Campaigns

Sources

  1. [M1] Decision letter and Inspector's Report, Manor Farm and land north of Wraysbury Reservoir, Poyle Road, Slough (APP/J0350/W/25/3366043). MHCLG via GOV.UK, 10 June 2026. Level 1 source.
  2. [M2] Planning applications: called-in decisions and recovered appeals (collection). GOV.UK (MHCLG). Level 1 source.
  3. [M3] Public Inquiry: Manor Farm. Slough Borough Council. Level 1 source.
  4. [M4] Case summary APP/J0350/W/25/3366043. Planning Inspectorate (appeals casework portal). Level 1 source.
  5. [M5] Manor Farm appeal: Slough Borough Council statement of case. Slough Borough Council, 2025-07. Level 1 source.
  6. [M6] Tritax Big Box targets exceptional returns from 147 MW data centre development opportunity. Tritax Big Box REIT plc, 21 January 2025. Level 3 source.
  7. [M7] TBBR results for the six months ended 30 June 2026. Tritax Big Box REIT plc, 5 August 2026. Level 3 source.
  8. [M8] 147MW Slough data center receives approval from UK government. DatacenterDynamics. Level 5 source.
  9. [M9] Tritax Big Box data centre delay puts planning reform promises back under scrutiny. Data Centre Review, 19 March 2026. Level 5 source.
  10. [M10] Slough Data Centres: Three More Planned on Poyle Green Belt. Slough Daily, 29 September 2026. Level 4 source.
  11. [M11] Slough data centre petition. Slough Daily, 21 August 2026. Level 4 source.