Planning a Data Centre Build: Key Considerations for Developers

Data centres are among the most technically demanding construction projects a developer can undertake, combining complex mechanical and electrical systems with strict operational requirements and long-lead procurement timelines. Every decision made during the planning and design stages has implications for cost, programme, and the long-term performance of the facility. Mitchell McDermott works with operators and investors across all phases of the data centre lifecycle, from site selection and feasibility through to commissioning and handover, bringing deep mission-critical expertise to each stage.

Site Selection and Power Infrastructure

The location of a data centre is determined by a combination of power availability, fibre connectivity, land cost, and environmental conditions. Access to sufficient grid capacity is the most critical constraint, and feasibility assessments typically begin with a detailed power and grid connection analysis. Sites that appear commercially attractive on other metrics can quickly become unviable if the time and cost of securing adequate power supply is factored in. A construction consultant with mission-critical experience can guide clients through the site selection process using objective assessment criteria and benchmarked data from comparable projects, reducing the risk of committing capital to an unsuitable location.

Permitting and Preconstruction Requirements

The permitting process for a data centre varies by jurisdiction and can involve zoning consents, environmental assessments, planning permissions, and fire safety certifications, among others. Identifying the full range of required permits at the outset and building their timelines into the master programme is essential to avoiding delays at the preconstruction stage. A consultant with experience in data centre permitting can anticipate the requirements specific to a given location, coordinate the appointment of specialist consultants needed to support the process, and manage the timeline to ensure all consents are secured in line with the construction start date.

Design Coordination for Mechanical and Electrical Systems

The mechanical and electrical systems in a data centre are significantly more complex than in most other building types. Power distribution, cooling infrastructure, backup generation, and security systems must all be designed to work together seamlessly while meeting the uptime and redundancy requirements of the specific facility tier. A construction consultant coordinates the design process to ensure that structural and architectural decisions support the requirements of the MEP systems, that interfaces between packages are clearly defined, and that the design is developed within the approved budget. Early coordination reduces the risk of conflicts emerging during construction when they are costly to resolve.

Procurement of Owner-Furnished Contractor-Installed Equipment

Many data centre projects involve the client procuring critical equipment directly and having it installed by the main contractor, a process known as owner-furnished contractor-installed procurement. This approach can provide greater control over equipment specification and lead times, but it also introduces complexity around scope definition, responsibility boundaries, and coordination. A construction consultant manages the OFCI process by defining scope clearly at the outset, developing a detailed procurement schedule aligned with the construction programme, and coordinating between the client, vendors, and contractor throughout the installation and commissioning phases to ensure equipment is delivered and installed on time.

Cooling Systems and Energy Efficiency

The cooling system is one of the largest capital cost items in a data centre build and one of the most significant drivers of operational expenditure. Traditional air-based cooling approaches are increasingly giving way to more efficient alternatives, including direct-to-chip liquid cooling for high-density AI workloads. A consultant with current experience in data centre cooling can advise on the options available, help the design team evaluate their cost and performance implications, and ensure that the chosen approach aligns with the energy efficiency targets set by the client. Selecting the right cooling strategy at the design stage has lasting implications for the competitiveness of the facility over its operational life.

Construction Phase Management

Data centre construction involves managing multiple concurrent work packages across a highly technical and time-sensitive programme. The consultant oversees progress against the master programme, monitors cash flow, manages change control procedures, and resolves issues between the contractor, OFCI vendors, and the design team. Site inspections and progress reviews are conducted regularly to verify that works are being completed to the required specification and that any emerging risks are identified early. Long-lead equipment procurement and installation sequencing require particular attention, as delays to critical path items can have a disproportionate impact on the overall project timeline.

Commissioning and Handover

The commissioning phase of a data centre project is where all installed systems are tested individually and collectively to verify that they perform to the required specification. This phase involves close coordination between the contractor, OFCI vendors, the commissioning authority, and the operations team who will take the facility into live service. The consultant manages the commissioning programme, tracks the resolution of any performance deficiencies identified during testing, and ensures that all documentation, training, and handover obligations are completed before the client takes formal possession of the facility. A well-managed commissioning process is essential to the smooth transition from construction to live operation.

Future-Proofing for AI and Evolving Technology

The rapid growth of AI workloads is driving significant change in data centre design, with higher power densities and more sophisticated cooling requirements emerging as standard features of next-generation facilities. Developers who build flexibility into their data centres at the design stage will be better positioned to accommodate those requirements as the technology evolves. A construction consultant with visibility of the current and emerging market can advise on design choices that extend the useful life of the facility without incurring unnecessary upfront costs. Planning for future upgrades, including additional power capacity and cooling infrastructure, is an investment that pays dividends over the operational lifetime of the building.