Seven years in the making, the shell and core of the two-phase Digital Dagenham data centre project is now complete, our largest and possibly most complex project to date.
Located on the historic May and Baker chemical plant, operational since the 1920s, the site has undergone a remarkable transformation. Originally forecast for retail and residential use, shifting market demands and the growing need for digital infrastructure led to a pivot towards the creation of a high-capacity data centre.
From Chemicals to Code
HartDixon began work on the project in 2017, initially led by Partners Stuart Hart and Barry Shambrook, and later joined by Charlie Railton. The team played a pivotal role throughout, from initial ground remediation to power procurement and construction. Today, the site is home to two cutting-edge data centre buildings, each boasting a 40MW power capacity, positioning Dagenham as a hub for future digital development.
The former chemical plant closed in 2013, and by 2015, AXA Investment Management had acquired portions of the site. Initial plans for retail, residential, and community spaces were shelved with the declining appetite for large-scale retail, as the focus shifted to meet the rising demand for digital infrastructure. Environmental factors and existing infrastructure presented early challenges. While previous remediation had dealt with much of the site’s contamination, additional efforts were required to address remaining pockets, all closely monitored by environmental agencies.
Powering the Future
One of the project’s biggest technical hurdles was securing sufficient power for the data centre’s 80MW N+N capacity. This involved establishing a 132kV power connection from a point 6km away, a process that required £18 million in contestable works and further payments to the Distribution Network Operator (DNO).
Even after the power supply was resolved, new challenges arose from tenant requests for alterations to the outgoing 11kV connections, requiring multiple design changes. Additional delays were caused by faults in the utility infrastructure and winter outage restrictions. Despite these obstacles, we continued to liaise with local landowners and the DNO to ensure smooth installation of the power systems, a process spanning 26 months.
Building 1: Development and Adaptations
Construction of the shell and core of the first 18,700 sq m data centre began after the site’s enabling works were completed. Initially valued at £30million, the project had a 10 month design and planning phase, followed by 15 months of construction. However, the project’s complexity escalated as over 70 tenant variation requests (TVRs) led to significant design modifications, from changes to plant bases and steelwork to provisions for enhanced security systems.
Throughout these adjustments, HartDixon worked closely with the tenant, NTT (formerly E-Shelter), to maintain the timeline. Early access arrangements allowed NTT to begin fit-out works six months before shell and core completion, ensuring efficient progress.
Navigating Environmental and Planning Challenges
A significant achievement was securing planning consent without pre-start conditions, only possible thanks to the collaborative efforts with the local authorities. Despite delays due to external factors such as elections and business interruptions, the team successfully obtained full planning approval.
With ongoing contamination monitoring required, the environmental challenges continued, particularly concerning underground coordination and proximity to Network Rail infrastructure. The project teams worked in tandem with Transport for London (TfL) and Network Rail to mitigate risks and ensure compliance with safety regulations.
Building 2 and Future Growth
In May 2021, NTT exercised their option to develop a second data centre on the site, a different design resulting in a larger 30,200 sq m building. While the second phase has introduced new challenges, such as accommodating tenant plant designs and navigating underground obstructions, its development is continuing to drive significant change in the area.
The Digital Dagenham project has been a catalyst for other major initiatives on the old May and Baker site, including the Eastbrook film studios, UCL’s research laboratory, and new hotel and office developments, all contributing to reshaping the Dagenham landscape.
HartDixon’s collaborative approach, attention to detail, and adaptability have been key to the project’s success, ensuring the transformation of the former May and Baker site into a cornerstone of the region’s digital and economic future.