Data center profile · Delaware City (Tybouts Corner), New Castle County, Delaware

Project Washington

Starwood's planned 1.2 GW grid-powered campus on 579 acres near Delaware City, Delaware, blocked by the state's Coastal Zone Act in 2026

Cancelled, prohibited. Delaware's environmental agency ruled the campus a prohibited heavy industrial use on Feb. 3, 2026, and a state board upheld that on Mar. 26, 2026. Starwood withdrew its last court appeal in early July 2026 (press); no challenge remains.
Project Washington parcels, Satellite image, May 17, 2025
1.2 GW
power the developer said the campus would use
utility load, both phases; Delmarva also lists a 1,200 MW project
516
diesel backup generators planned (about 1,530 MW)
emergency units, not the power supply; their fuel tanks triggered the ban
579 acres
two farm parcels, 11 buildings, 6.1 million sq ft
two phases
Feb. 3, 2026
state prohibits the campus
upheld unanimously by the state board on Mar. 26, 2026
OperatorStarwood Digital Ventures (subsidiary of Starwood Capital Group)
CustomerNone named. The campus was to be leased to unnamed tenants
Planned IT capacity960 MW at full build-out (our estimate from the company or utility power figure)
Next stepNone scheduled. No appeal remains and no redesigned application has been filed
The site

The site from above

Satellite overview1
Satellite image, May 17, 2025. Pin: Project Washington parcels.
Permits

Permits checklist

2 denied · 1 withdrawn · 2 pending · 2 checked, nothing on file

Delaware's state-level Coastal Zone ruling ended the project before any local approval was granted.

Risks

Why it stopped, what could revive it

Lawsuits

2 cases on record

Power

Power and the grid

None energized or contracted yet

Delmarva Power grid supply (PJM)No service agreement
1,200 MW
developer figure for both phases; new large loads in Delmarva territory are paused until a tariff exists State agency · Oct. 2025
Proposed

Getting on the grid

Who supplies what, what it costs, and what is still not public.

  1. Sept. 3, 2025
    State pauses new large loads
    The Public Service Commission votes to open a large-load tariff docket and pause new large interconnections in Delmarva territory (order signed Oct. 15, 2025). Utility regulator · Oct. 2025
  2. Dec. 19, 2025
    Delmarva files a proposed tariff
    Delmarva files proposed large-load tariff pages; no final tariff is in effect. Utility regulator · Jan. 2026
  3. April 14, 2026
    Tariff schedule suspended
    The hearing examiner suspends the tariff schedule; the docket is still pending in Oct. 2026. News report · April 2026
  4. Aug. 26, 2026
    Delaware requires new data centers to bring their own power
    HB 445 requires large facilities to produce or buy all their energy from in-state generation; HB 233 sets a separate rate class. State agency · Aug. 2026
  5. Not set
    Electric service agreement: never signed
    No service agreement or load contract was ever executed. see Permits
Money

Money on record

$9.7B
construction-period economic output the developer claimed
output, not construction cost; no capex figure on record Company · Oct. 2025
$75M+
yearly county tax revenue the developer claimed
developer claim Company · Oct. 2025

Not on record: financing announced: sponsor Starwood Capital had about $115B under management (July 2025) News report · Oct. 2026; incentives granted: a Aug. 2026 law now bars large facilities from state job-creation credits State agency · Aug. 2026; Land deed, recorded June 2025: not recorded, Delaware City Refining Company LLC (the refinery operator) to New Castle Campus Development LLC, price not recorded (county deed records) County deed records · June 2025

Land assembly

1 recorded land document for the campus company in county records (June 2025); it lists no price. Parcel counts come from the deed; acreage is not recorded.

Timeline

What happened, and what is due

SitePaper trailConstructionPowerPermitsMoneyLegalUpcoming
  1. May 15, 2025
    Paper trail New Castle Campus Development LLC registered in Delaware
  2. June 2, 2025
    Money Land purchase recorded (no price on the deed): Delaware City Refining Company LLC to New Castle Campus Development LLC (1 parcel) County deed records · June 2025
  3. July 10, 2025
    Site Press first reports Starwood's plan for an 11-building campus near the Delaware City refinery News report · July 2025
  4. Sept. 3, 2025
    Power State regulators vote to pause new large power connections in Delmarva territory Utility regulator · Oct. 2025
  5. Oct. 31, 2025
    Permits Starwood's revised Coastal Zone application is received by DNREC State agency · Feb. 2026
  6. Jan. 12, 2026
    Site Public comment closes after nearly 400 comments, including the Sierra Club and League of Women Voters State agency · Jan. 2026
  7. Feb. 3, 2026
    Permits DNREC prohibits the campus under the Coastal Zone Act, the first such ruling against a data center State agency · Feb. 2026
  8. March 26, 2026
    Permits The Coastal Zone Industrial Control Board upholds the ban unanimously (press) News report · March 2026
  9. July 2026
    Legal Starwood quietly withdraws its Superior Court appeal (press) News report · Aug. 2026
  10. Aug. 26, 2026
    Power Delaware signs laws requiring new large facilities to bring their own generation and barring them from job tax credits State agency · Aug. 2026
  11. Aug. 28, 2026
    Site Starwood says it is working to "find a pathway forward" but names no redesign (press) News report · Aug. 2026
  12. Oct. 13, 2026
    Permits County council passes a second data-center ordinance requiring proof of power; it does not apply to this project News report · Oct. 2026
Construction activity

Satellite captures by quarter

Since March 2017: 74 satellite captures. The chart starts in the first quarter of 2023; 5 earlier records are not drawn.

Satellite
’23
’24
’25
’26
Dot size: records in the quarter, largest = 7. Two-digit years mark each first quarter.
The buildings

Specs

11 buildings
two-story, in two phases (6 then 5), about 6.1 million sq ft
State agency · Oct. 2025
579 acres
two contiguous farm parcels (former Tybout Farm)
State agency · Oct. 2025
516 diesel units
emergency generators, about 1,530 MW of backup (never permitted, not the power supply)
State agency · Feb. 2026
2.59 million gal
diesel storage in 516 tanks of 5,020 gal each
State agency · Feb. 2026
616 tons a year
worst-case nitrogen oxide emissions if generators ran 500 hours
State agency · Feb. 2026
9.9 million gal a year
water use stated; closed-loop cooling was one of several options
State agency · Oct. 2025
226 jobs
permanent, in the state application; the developer's marketing said 700 (and 3,500 construction jobs)
State agency · Oct. 2025
Who is involved

Owners, partners and builders

Owners and developers
  • Starwood Digital Ventures: developer (Anthony Balestrieri, CEO; Michael Perlman, senior vice president)
  • Starwood Capital Group: parent sponsor
  • New Castle Campus Development LLC: landowner, tied to refiner PBF Energy (press)
Regulators
  • DNREC (Secretary Gregory Patterson): issued the prohibition
  • Coastal Zone Industrial Control Board: upheld it
  • Delaware Public Service Commission and Delmarva Power: grid
Advisers and partners
  • Verdantas: environmental agent on the state application
  • VanDemark & Lynch: county engineer
  • Delaware Building Trades Council: reported labor agreement
Opponents
  • Sierra Club Delaware Chapter and League of Women Voters of Delaware
  • Councilman Kevin Caneco
Still unknown

Open questions

Where this comes from

358 records from 37 documents

Drawn from news reports, state agency records, public and commercial datasets, business registries, local government records, utility regulator dockets, company statements, securities filings and satellite captures, each kept with its date and source. The bar shows documents by type.

News report 14State agency 7Dataset 7Local government 4Utility regulator 4Company 2SEC filing 2Satellite 0
Evidence

Every quote behind this page

Grade key: A = the primary record itself (permit, filing, exhibit) · B = a dated official statement · C = news reporting. Map distances are our own measurements on OpenStreetMap and carry no grade. Allegations in lawsuits are marked as such in the quotes.

Power (38)
  • Electric service agreement signed: none - no electric service agreement was ever executed
    “the Commission signed Order number 10829 formally opening a docket to establish a large load tariff and ordered Delmarva Power & Light Company ('Delmarva') to develop and file proposed revised tariff pages”
    Utility regulator · Oct. 2026 · grade A
  • Grid operator: PJM Interconnection
    “The declared emergency authorized PJM to direct backup generation sources at data centers to operate as a 'last resort' before firm load interruption”
    State agency · Feb. 2026 · grade A
  • On-site power technology: diesel reciprocating emergency generators on 5,020-gal belly tanks; UPS battery storage (~960 x 1 MW units, preliminary estimate)
    “preliminary estimates indicate that approximately 960, 1 MW batteries may be needed”
    State agency · Feb. 2026 · grade A
  • Generating units on the permit: 516
    “Project Washington as proposed includes some 516 double-walled diesel fuel belly tanks, each capable of storing some 5,020 gallons of fuel”
    State agency · Feb. 2026 · grade A
  • Backup generators: 516
    “The project also includes 516 smokestacks, one associated with each of the 516 generators”
    State agency · Feb. 2026 · grade A
  • Backup generator count: 516 generators
    “Project Washington as proposed includes some 516 double-walled diesel fuel belly tanks, each capable of storing some 5,020 gallons of fuel. Each of these tanks is co-located with a diesel generator”
    State agency · Feb. 2026 · grade A
  • Building count: 11 buildings
    “The proposed activities included a two-phased development plan for the construction of 11 two-story buildings, 5 substations, one switch station, equipment yards, parking lots, driveways, stormwater management areas, and the installation of 516 generators”
    State agency · Feb. 2026 · grade A
  • large-load tariff docket: petition filed by PSC Staff and the Division of the Public Advocate
    “In the Matter of the Petition of Staff of the Delaware Public Service Commission Regarding a Large Load Tariff to be Promulgated by Delmarva Power & Light Company (Filed August 28, 2025)”
    Utility regulator · Jan. 2026 · grade A
  • large-load tariff docket: written order signed - docket formally opened; Delmarva ordered to file a large-load tariff
    “the Commission signed Order number 10829 formally opening a docket to establish a large load tariff”
    Utility regulator · Jan. 2026 · grade A
  • large-load tariff filing: proposed large-load tariff filed
    “On December 19, 2025, Delmarva filed a proposed tariff”
    Utility regulator · Jan. 2026 · grade A
  • Utility service: 1,200 MW
    “Total energy use will ramp up gradually over an 8-10 year period and is expected to total 1.2 GW for both phases combined”
    State agency · Oct. 2025 · grade A
  • On-site generation: 1,530 MW
    “Six data centers are expected to be constructed in Phase 1 and backed up by approximately 252, 3 MW generators and six, 1.5MW house generators”
    State agency · Oct. 2025 · grade A
  • IT capacity: not stated
    “Total energy use will ramp up gradually over an 8-10 year period and is expected to total 1.2 GW for both phases combined”
    State agency · Oct. 2025 · grade A
  • Utility: Delmarva Power & Light Company (Exelon)
    “Electricity will be provided through Delmarva Power's transmission and distribution system, with electric supply being acquired on the open market”
    State agency · Oct. 2025 · grade A
  • Substation: unnamed - five on-site substations (four at 6.9 acres, one at 9.3 acres) plus one switch station (15.2 acres) proposed
    “the proposed development includes five substations (four substations at 6.9 acres each and one substation at 9.3 acres), one switch station (15.2 acres)”
    State agency · Oct. 2025 · grade A
  • Role of the on-site plant: backup (emergency/standby only)
    “Phase 1 and backed up by approximately 252, 3 MW generators and six, 1.5MW house generators. All generators will be for emergency use”
    State agency · Oct. 2025 · grade A
  • Power plan: grid (Delmarva Power) with on-site diesel backup; no on-site prime generation proposed
    “Electricity will be provided through Delmarva Power's transmission and distribution system, with electric supply being acquired on the open market”
    State agency · Oct. 2025 · grade A
  • Gas supplier: none - no natural gas service was proposed (diesel backup only)
    “onsite emergency/standby generators that will operate in the event of loss of power through utility providers or when required for maintenance or testing”
    State agency · Oct. 2025 · grade A
  • Interconnection status: paused - PSC Order 10829 (Docket 25-0826) paused interconnection of any new large load in Delmarva territory until a large-load tariff is established; docket still pending (schedule suspended 2026
    “On October 15th, 2025, the Commission signed Order number 10829 formally opening a docket to establish a large load tariff”
    Utility regulator · Oct. 2025 · grade A
  • Rate class: proposed Delmarva large-load tariff (Docket 25-0826) - large load defined as monthly maximum demand of 25 MW or greater; no final tariff in effect
    “proposed revised tariff pages applicable to large load customers defined as customers that will use a monthly maximum demand of 25 MW or greater”
    Utility regulator · Oct. 2025 · grade A
  • Moratoria: PSC-ordered pause on interconnection of any new large load facility in Delmarva Power territory (oral vote Sep 3, 2025; Order 10829, Oct 15, 2025) until a large-load tariff is established; the county chose reg
    “formally opening a docket to establish a large load tariff”
    Utility regulator · Oct. 2025 · grade A
  • Nearest substation: 0.54 km - unnamed substation (138 kV)
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest power line of 345 kV or more: 1.98 km - 500 kV line
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest power line of 138 kV: 0.25 km - 230 kV line
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest gas pipeline: 9.26 km - unnamed pipeline
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • Nearest power plant: 0.51 km - Delaware City Plant
    Measured on OpenStreetMap map data.
    OpenStreetMap · Oct. 2026
  • large load interconnection request: Under review
    “Size: 1,200 MW - County: New Castle - Status in Delmarva's response: Under review - Possible match: Project Washington”
    Utility regulator · June 2026 · grade B
  • PSC Staff, the Public Advocate and DNREC file joint comments calling Delmarva's proposed large-load tariff inadequate; their modeling projects 2.4 GW of new data-center load would raise Delaware wholesale power prices ~8
    “Staff said the proposed tariff, while improved from the current tariff, is still inadequate to protect ratepayers”
    Utility regulator · April 2026 · grade B
  • Utility service: 1,200 MW
    “A data center being proposed for Delaware City, for example, would use 1,200 MW of electricity at full operation”
    Utility regulator · Oct. 2025 · grade B
  • large-load tariff docket: oral vote - docket opened and interconnection of new large loads in Delmarva territory paused
    “the Commission granted the request to open a docket to develop a large load tariff and to pause the interconnection of any new large load facilities in Delmarva Power & Light ('Delmarva') territory”
    Utility regulator · Oct. 2025 · grade B
  • Cooling: closed-loop air cooling (proposed)
    “Commitment to Closed-Loop Air Cooling Design – Minimizes Water Usage”
    Company · Oct. 2025 · grade B
  • Substation kV: 500 kV
    “The Best Data Center Site in Delaware along the 500 kV Transmission Line – Minimal infrastructure updates required”
    Company · Oct. 2025 · grade B
  • Paper or real: paper only - no construction, no air permit, no ESA, no tenant, no financing; the two county land-use applications never passed exploratory review; the land remains the agricultural G.Z. Tybout Farm under
    “Since there are no other challenges to Patterson's ruling, the proposed data center project is not allowed to move forward under its current design”
    News report · Aug. 2026 · grade C
  • Utility service: 1,200 MW
    “Delmarva Power identified four data center projects under review at the time: a 1,200 MW project in New Castle County”
    News report · June 2026 · grade C
  • Delmarva Power's DPA responses (via FOIA) list the 1,200 MW New Castle County project as 'under review'; Delmarva considered but did not submit it to PJM's large-load adjustment process because of the PSC moratorium
    “Delmarva Power identified four data center projects under review at the time: a 1,200 MW project in New Castle County”
    News report · June 2026 · grade C
  • large-load tariff docket: procedural schedule temporarily suspended
    “the schedule was temporarily suspended”
    News report · April 2026 · grade C
  • Stated campus size: 1,200 MW
    “Plans have been filed for a large gigawatt-scale data center campus in Delaware, filing two applications with New Castle County to develop a new campus that would total 1.2GW across 6 million sq ft”
    News report · July 2025 · grade C
  • First press (Philadelphia Business Journal via Delaware Business Times): an 11-building, ~6M sq ft campus near the Delaware City Refinery; land already held by a PBF-tied LLC formed weeks earlier; county documents then s
    “Developer Starwood Digital Ventures is considering land near the Delaware City Refinery for an enormous, multi-million square-foot data center campus”
    News report · July 2025 · grade C
Money and contracts (26)
  • Tenant status: no tenant signed; speculative build-to-suit - no LOI or lease in any record
    “DNREC understands that the proposed development would be leased to unspecified tenants”
    State agency · Oct. 2026 · grade A
  • electric service agreement (ESA): status finding NONE EXECUTED - no ESA or load contract was ever signed; interconnection of new large loads was paused by PSC Order 10829 pending a large-load tariff
    “ordered Delmarva Power & Light Company ('Delmarva') to develop and file proposed revised tariff pages applicable to large load customers”
    Utility regulator · Oct. 2026 · grade A
  • Tenants: none named - campus was to be leased to unspecified tenants
    “DNREC understands that the proposed development would be leased to unspecified tenants, who would select and manage electronic components”
    State agency · Feb. 2026 · grade A
  • tenant lease: status finding NONE - no tenant, LOI or lease exists in any record; DNREC's decision notes the campus would be leased to unspecified tenants
    “DNREC understands that the proposed development would be leased to unspecified tenants”
    State agency · Feb. 2026 · grade A
  • Square feet: 6100000 sq ft
    “Total campus is expected to be approximately 6.1 MM +/- building square feet”
    State agency · Oct. 2025 · grade A
  • land control / ground lease: status finding NONE FOUND - no ground lease, purchase agreement or development agreement between the landowner and the developer appears in any public record opened; county filings name NCCD
    “I, [authorized name], hereby certify that New Castle Campus Development, LLC is the owner of the”
    Local government · Sept. 2025 · grade A
  • Incentives: none granted - and HB 310 (signed Aug. 26, 2026) now bars large energy-use facilities from Delaware job-creation tax credits and license-fee reductions
    “House Bill 310: Prohibits large energy-use facilities from qualifying for job-creation business tax credits and license fee reductions”
    State agency · Aug. 2026 · grade B
  • statutory terms - HB 445 bring-your-own-generation (153rd GA): scope Facility must produce or procure 100% of its annual energy needs from generation interconnected in-state, in PJM's DPL transmission zone, or in a conti
    “produces sufficient power or procures sufficient generation to meet 100% of the large energy use facility's annual energy needs from a facility or facilities interconnected in the State”
    State agency · Aug. 2026 · grade B
  • statutory terms - HB 445 bring-your-own-generation (153rd GA): connection condition A facility may not connect to the distribution/transmission system until at least 25% of its required energy generation is energized and
    “A large energy use facility may not connect to the electric distribution and transmission system until”
    State agency · Aug. 2026 · grade B
  • statutory terms - HB 445 bring-your-own-generation (153rd GA): term and bond 15-year binding contract with the electric utility's regulatory body, including a guaranteed insurance bond that pays into Delaware's General F
    “a 15-year binding contract with the electric utility's regulatory body that contains, at a minimum, a guaranteed insurance bond that pays into the General Fund”
    State agency · Aug. 2026 · grade B
  • statutory terms - HB 445 bring-your-own-generation (153rd GA): termination penalty A facility failing to produce or procure the required energy in any year must pay a penalty set by the regulator, at a minimum sufficient
    “must pay a penalty in an amount determined by the electric utility's regulatory body, which at a minimum must be sufficient to cover the costs of producing or procuring the energy”
    State agency · Aug. 2026 · grade B
  • statutory terms - HB 445 bring-your-own-generation (153rd GA): curtailment Facilities in the 10-year phase-in are curtailable at PSC price-cost thresholds and PJM/Delmarva reliability events, must join PJM demand-respons
    “Such large energy use facilities are curtailable for price cost impact thresholds determined by the Commission and reliability events determined by PJM Interconnection or Delmarva Power”
    State agency · Aug. 2026 · grade B
  • statutory terms - HB 233 separate rate class / ESA (153rd GA): scope Separate utility rate class for large energy-use facilities; facilities must enter energy service agreements covering the full cost of infrastructure u
    “Creates a separate utility rate class specifically for large energy-use facilities, like data centers, so that massive projects pay the full cost of infrastructure upgrades”
    State agency · Aug. 2026 · grade B
  • Stated capital cost: not stated
    “of Economic Output During Construction”
    Company · Oct. 2025 · grade B
  • Developer marketing claims $9.7B construction-period economic OUTPUT (not capex), 3,500 construction jobs, 700 permanent jobs and >$75M/yr in tax revenue; the certified CZA application expects only ~226 employees, and th
    “Over $75 Million in New Tax Revenue Paid to the County Upon Construction Completion”
    Company · Oct. 2025 · grade B
  • Land purchase (recorded deed): contract value USD
    “Recorded: June 2, 2025 · Grantor: DELAWARE CITY REFINING COMPANY LLC · Grantee: NEW CASTLE CAMPUS DEVELOPMENT LLC · Parcel number: 10-049.00-073 · Address: RIVER RD · City: NEW CASTLE”
    County deed records · June 2025 · grade B
  • Financing: none - no project financing was ever announced or closed
    “Its parent company Starwood Capital Group currently has $115 billion in assets under management, including $17 billion in digital infrastructure”
    News report · Oct. 2026 · grade C
  • Site acres: 580 acres
    “a 1.2GW, 11-building data center campus totaling 6 million square feet on roughly 580 acres of open land near the Dupont Highway and River Road in New Castle”
    News report · Oct. 2026 · grade C
  • Building count planned: 11 buildings
    “The first phase would include six 500,000-square-foot, two-story buildings for a total of about 3 million square feet; the second phase would see two 500,000 sq ft, two-story buildings and three 700,000 sq ft, two-story buildings”
    News report · Oct. 2026 · grade C
  • project labor agreement: termination FINDING: no terms, conditions or termination/cancellation clause of the reported PLA are publicly available - the agreement was never filed with any public body
    “The developer also struck a deal with the Delaware Building Trades Council”
    News report · Oct. 2026 · grade C
  • statutory terms - HB 233 separate rate class / ESA (153rd GA): utility refusal If a developer cannot agree energy service agreement terms with the utility, the utility is not obligated to provide it power (as enacted/rep
    “If the data center developer can't agree to terms that the utility wants, the utility does not have to provide it power”
    News report · Aug. 2026 · grade C
  • county ordinance 25-101 Substitute No. 3 - applicability: applicability finding County data-center standards adopted Mar 10, 2026 expressly do NOT apply to Project Washington (grandfathered as a pipeline project); the sa
    “The ordinance, which does not apply to the Project Washington proposal because that project was already in the pipeline”
    News report · March 2026 · grade C
  • project labor agreement: scope Exclusive unionized labor for construction of Project Washington (as reported; agreement text never published)
    “The developer also struck a deal with the Delaware Building Trades Council to ensure unionized labor would be exclusively used on Project Washington”
    News report · Feb. 2026 · grade C
  • Land price: not stated
    “The land targeted for the data center is owned by New Castle Campus Development LLC”
    News report · July 2025 · grade C
  • Sponsor credit: private - Starwood Capital Group (~$115B AUM incl. ~$17B digital infrastructure, Jul 2025)
    “Starwood Digital Ventures, a subsidiary of Miami-based Starwood Capital Group and an unknown company in the area, filed the application with county officials as the developer”
    News report · July 2025 · grade C
  • Jobs Now expedited review (county program): scope Expedited county development review under the Jobs Now program; the application anticipated 120 permanent hires
    “Starwood Capital Group wrote in its application for the Jobs Now program in early June that it anticipates the data center will hire 120 people”
    News report · July 2025 · grade C
Permits and government (37)
  • Coastal Zone appeal: public hearing held (Dover, hybrid)
    “will hold a public hearing on Appeal No. 2026-01 filed by Starwood Digital Ventures ('Appellants')”
    State agency · March 2026 · grade A
  • Starwood appealed the CZA-448SD status decision to the Coastal Zone Industrial C: appeal filed by Starwood Digital Ventures; CZICB public hearing held
    “The Coastal Zone Industrial Control Board will hold a public hearing on Appeal No. 2026-01 filed by Starwood Digital Ventures. Appellants challenge the Secretary of DNREC's Decision on CZA-448SD”
    State agency · March 2026 · grade A
  • Coastal Zone Industrial Control Board: Appeal No. Jan. 2026 hearing on the CZA-448SD prohibition (Dover, hybrid; ran Mar 24-26)
    “will hold a public hearing on Appeal No. 2026-01 filed by Starwood Digital Ventures ('Appellants'). Appellants challenge the Secretary of the Delaware Department of Natural Resources and Environmental Control's ('DNREC's') Decision on CZA-448SD”
    State agency · March 2026 · grade A
  • Coastal Zone Act status decision: application received (draft Jul 31, 2025; signed submission Sep 8, 2025; revised application received Oct 31, 2025; administratively complete Dec 1, 2025)
    “A revised application was received on October 31, 2025. A copy of this version of the application was forwarded to DNREC divisions”
    State agency · Feb. 2026 · grade A
  • Coastal Zone Act status decision: public notice and comment period (~400 comments)
    “The public comment period closed on January 12, 2026, and nearly 400 comments were received for consideration by DNREC”
    State agency · Feb. 2026 · grade A
  • Coastal Zone Act status decision: DECISION - project PROHIBITED as a heavy industrial use
    “determined that the proposed Project Washington is prohibited from development in Delaware's Coastal Zone”
    State agency · Feb. 2026 · grade A
  • Secretary Gregory Patterson's Summary of Determination: the 516 belly tanks form: STATUS DECISION ISSUED - proposed use PROHIBITED in the Coastal Zone
    “determined that the proposed Project Washington is prohibited from development in Delaware's Coastal Zone”
    State agency · Feb. 2026 · grade A
  • Revised Coastal Zone Act status-decision application received by DNREC - the applicant's theory was that data storage, emergency generation and electrical infrastructure are 'uses not regulated' in the Coastal Zone
    “A revised application was received on October 31, 2025”
    State agency · Feb. 2026 · grade A
  • Opposition: Sierra Club Delaware Chapter; League of Women Voters of Delaware; ~400 public comments to DNREC (Dec 2025-Jan 2026); Councilman Kevin Caneco (District 12); residents pressed county for a moratorium
    “The public comment period closed on January 12, 2026, and nearly 400 comments were received for consideration by DNREC”
    State agency · Jan. 2026 · grade A
  • Delaware Public Service Commission: Written order (Order No. 10829) formally opening Docket No. 25-0826
    “On October 15th, 2025, the Commission signed Order number 10829 formally opening a docket to establish a large load tariff”
    Utility regulator · Jan. 2026 · grade A
  • Delaware Public Service Commission (Hearing Examiner Lawrence): Docket No. 25-0826 public comment session on Delmarva's proposed large-load tariff (hybrid, Dover)
    “the first public comment session will be held on Wednesday evening, February 25, 2026, at 6:00 p.m. at the Delaware PSC Hearing Room”
    Utility regulator · Jan. 2026 · grade A
  • Application by Verdantas LLC on behalf of Starwood Digital Ventures for Project : status decision application received (revised submission)
    “On October 31, 2025, DNREC received an application for a Status Decision submitted by Verdantas LLC on behalf of Starwood Digital Ventures for the proposed development of Project Washington”
    State agency · Oct. 2025 · grade A
  • Rezoning status: applied for and never approved - parcel 4AN-1 (S Suburban to I Industrial) via county App 2025-0346-S/Z; county planning staff flagged the rezoning 'may be considered inappropriate at this time'
    “The proposed rezoning from 'S' (Suburban) to 'I' (Industrial) may be considered inappropriate at this time”
    Local government · Sept. 2025 · grade A
  • Jurisdiction note: Unincorporated New Castle County land: the county holds land-use authority (UDC), but the Delaware Coastal Zone Act (state law, 7 Del. C. ch. 70) prohibits the use regardless of county zoning - the sta
    “The site lies entirely within Delaware's Coastal Zone. Provide documentation from DNREC verifying that the proposed use will not require a Coastal Zone Status Decision or a Coastal Zone Permit”
    Local government · Sept. 2025 · grade A
  • county land development plan + rezoning: exploratory plan report issued
    “The proposed rezoning from 'S' (Suburban) to 'I' (Industrial) may be considered inappropriate at this time”
    Local government · Sept. 2025 · grade A
  • air quality permit: NONE - no air permit application was ever filed
    “would have been inconceivable just a few years ago. (For comparison, the most backup generators currently at a facility in the Coastal Zone is 8.)”
    State agency · Oct. 2026 · grade B
  • state legislation: energy consumer protection package signed by Gov. Matt Meyer (HB 233/445/310 signed Aug 26, 2026, effective immediately; SB 326 signed Jul 13, 2026)
    “All bills will take effect immediately”
    State agency · Aug. 2026 · grade B
  • Delaware enacts the first-in-the-nation bring-your-own-generation law (HB 445) plus HB 233 (separate large-load rate class/ESA) and HB 310 (tax-credit bar); SB 326 signed Jul 13, 2026. Any redesigned Project Washington m
    “today Delaware became the first state to legislatively enact a 'Bring Your Own Generation' policy for large energy use facilities”
    State agency · Aug. 2026 · grade B
  • county land development plan: exploratory plan report #2 issued
    “The purpose of this major land development plan is to construct a proposed Data Center”
    Local government · Feb. 2026 · grade B
  • State Preliminary Land Use Service (PLUS), Office of State Planning Coordination: Project Washington South Campus (App 2025-0347-S) PLUS review
    “Preliminary Land Use Services (PLUS) - held 10/29/25”
    Local government · Feb. 2026 · grade B
  • Regulatory status: BLOCKED - DNREC CZA Status Decision CZA-448SD (Feb 3, 2026) classified Project Washington as a heavy industrial use, prohibited in the Coastal Zone; Starwood Digital Ventures appealed to the Coastal Zo
    “DNREC Secretary Gregory Patterson's Summary of Determination for Starwood Digital Ventures' Project Washington (CZA-448SD)”
    Local government · Feb. 2026 · grade B
  • historic resource review: background report issued; hearing held
    “at the former site of the G.Z. Tybout Farm 'Bellevue' (N05088)”
    Local government · Dec. 2025 · grade B
  • New Castle County Historic Review Board: App 2025-0712-H - Project Washington historic resource review (former G.Z. Tybout Farm 'Bellevue', CRS N-05088)
    “The subject site is in the vicinity of the G.Z. Tybout Farm 'Bellevue' (N05088) which is a historic resource eligible for Historic (H) Overlay Zoning”
    Local government · Dec. 2025 · grade B
  • Delaware PSC pauses interconnection of all new large loads in Delmarva Power territory (oral vote; Order 10829 signed Oct 15, 2025) - the campus's only power path is frozen until a large-load tariff exists
    “to pause the interconnection of any new large load facilities in Delmarva Power & Light ('Delmarva') territory until a large load tariff is established”
    Utility regulator · Oct. 2025 · grade B
  • Delaware Public Service Commission: DPA/Staff petition to open a large-load tariff docket and pause new large-load interconnections in Delmarva territory
    “Governor Matt Meyer and Public Advocate Jameson Tweedie have asked the Public Service Commission to place rules and regulations requiring any data center larger than 25 megawatts to pay its fair share to connect”
    Utility regulator · Oct. 2025 · grade B
  • county ordinance: second data-center ordinance adopted - developers of large energy-use facilities must prove adequate electricity and transmission before building; not retroactive
    “The latest legislation requires developers of data centers and other large energy facilities to prove that they can secure enough electricity and transmission lines before the project is built”
    News report · Oct. 2026 · grade C
  • New Castle County Council: Second data-center ordinance - developers must prove adequate electricity/transmission before building
    “The New Castle County Council voted overwhelmingly on Tuesday to approve its second data center-related ordinance”
    News report · Oct. 2026 · grade C
  • court appeal: appeal of CZICB decision filed, then voluntarily withdrawn by Starwood - prohibition final
    “Starwood then appealed again to the Delaware Superior Court. But in early July, the company voluntarily withdrew the appeal with no public acknowledgment”
    News report · Aug. 2026 · grade C
  • Per Spotlight Delaware (Aug 28, 2026): the CZICB upheld the Secretary's decision: appeal upheld DNREC; further court appeal withdrawn - prohibition final
    “Starwood then appealed again to the Delaware Superior Court. But in early July, the company voluntarily withdrew the appeal with no public acknowledgment”
    News report · Aug. 2026 · grade C
  • Coastal Zone appeal: decision - DNREC prohibition upheld unanimously
    “The Coastal Zone Industrial Control Board voted unanimously to uphold a decision from the state that prohibited a major data center project near Delaware City”
    News report · March 2026 · grade C
  • county ordinance: data-center standards adopted 12-0 (1 absent); signed by County Executive Marcus Henry
    “The ordinance, which does not apply to the Project Washington proposal because that project was already in the pipeline, was signed by County Executive Marcus Henry”
    News report · March 2026 · grade C
  • New Castle County Council: Ordinance 25-101 Substitute No. 3 - county data-center regulations
    “The ordinance requires data centers to have a closed-loop water cooling system to limit its water use and creates a 1,000-foot buffer between data centers and residential areas”
    News report · March 2026 · grade C
  • State Preliminary Land Use Service (PLUS): Project Washington presented to the state PLUS board
    “On March 4, the project was presented to the state's Preliminary Land Use Service board”
    News report · March 2026 · grade C
  • New Castle County Board of Adjustment: Project Washington variance/special-use hearing
    “The project had another hearing scheduled for March 5 with the county's Board of Adjustment. But the developers asked the county to postpone, and the county granted the continuance”
    News report · March 2026 · grade C
  • Coastal Zone appeal: appeal filed by Starwood Digital Ventures
    “Starwood Digital Ventures has filed an appeal against the recent decision by the Delaware Department of Natural Resources and Environmental Control”
    News report · Feb. 2026 · grade C
  • DNREC comment period opens; nearly 400 comments by Jan 12, 2026, including Sierra Club Delaware and League of Women Voters analyses; Sen. Stephanie Hansen (sponsor of the BYOG effort) praises the decision as buying time
    “For this reason, I was very pleased to learn that DNREC had issued its Coastal Zone Status Decision denying the permit application for Project Washington on Tuesday”
    News report · Feb. 2026 · grade C
  • New Castle County Council: Prolonged public comment on Project Washington; residents, unions and watchdogs pressed for a moratorium or stronger rules
    “Residents, labor representatives and industry watchers packed a New Castle County Council meeting on Dec. 9, 2025, to press for a pause or strict rules”
    News report · Dec. 2025 · grade C
Legal (7)
  • Lawsuits: Coastal Zone Industrial Control Board Appeal No. Jan. 2026 (DNREC prohibition upheld unanimously, Mar 26, 2026); Delaware Superior Court appeal of the CZICB decision (filed spring 2026, voluntarily withdrawn earl
    “the Coastal Zone Industrial Control Board (the 'Board') will hold a public hearing on Appeal No. 2026-01 filed by Starwood Digital Ventures”
    State agency · March 2026 · grade A
  • Emissions worst case NOx: 616 tons/year
    “under worst-case conditions of operating 500 hours per year, 616 tons of nitrogen oxides”
    State agency · Feb. 2026 · grade A
  • Stage: cancelled - prohibited under Delaware's Coastal Zone Act; entitlement denied at the state level; all appeals exhausted or withdrawn as of Jul 2026
    “determined that the proposed Project Washington is prohibited from development in Delaware's Coastal Zone”
    State agency · Feb. 2026 · grade A
  • DNREC prohibits the campus as a heavy industrial use under the Coastal Zone Act - the first CZA prohibition of a data center; the trigger was the 516 belly tanks forming a >5-acre tank farm, not the data-center use itsel
    “Any new tank farm greater than 5 acres in size not associated with a manufacturing use is prohibited as a new heavy industry use”
    State agency · Feb. 2026 · grade A
  • Developer: Starwood Digital Ventures
    “Company Name: Starwood Digital Ventures Address: 1255 23rd Street NW, Suite 250 Washington, DC 20037”
    State agency · Oct. 2025 · grade A
  • Starwood voluntarily withdraws its Delaware Superior Court appeal, two days after the General Assembly passes the new data-center bills; the prohibition is final and no redesigned application has been filed as of Oct 18,
    “Since there are no other challenges to Patterson's ruling, the proposed data center project is not allowed to move forward under its current design”
    News report · Aug. 2026 · grade C
  • Coastal Zone Industrial Control Board votes unanimously to uphold the prohibition (Appeal No. Jan. 2026)
    “The Coastal Zone Industrial Control Board voted unanimously to uphold a decision from the state that prohibited a major data center project near Delaware City”
    News report · March 2026 · grade C
Site and other (24)
  • Cooling: closed-loop system listed as one of several alternatives still under consideration
    “The closed loop cooling system mentioned on page 14 is listed as one of an unknown number of alternatives being considered”
    State agency · Feb. 2026 · grade A
  • Diesel storage gallons: 2590320 gallons
    “each generator will be accompanied by a 5,020-gallon diesel fuel tank, for a total of 2,590,320 gallons”
    State agency · Feb. 2026 · grade A
  • Construction stage: none - no construction ever occurred
    “determined that the proposed Project Washington is prohibited from development in Delaware's Coastal Zone”
    State agency · Feb. 2026 · grade A
  • Current target date: none - project prohibited under its current design; no COD
    “the proposed use is not allowed in the Coastal Zone”
    State agency · Feb. 2026 · grade A
  • Diesel storage capacity: 2500000 gallons
    “a proposal to operate more than 500 backup generators at a single location with more than 2.5 million gallons of stored diesel fuel appears to be entirely unprecedented”
    State agency · Feb. 2026 · grade A
  • Site acres: 579 acres
    “The application proposes a data center campus including approximately 579 acres, with approximately 17 acres devoted to generator yards holding 516 stationary generators”
    State agency · Feb. 2026 · grade A
  • Aliases: Starwood Delaware City data center; Project CZA-448SD (DNREC); parcels 4AN-1 / 4AN-2; North Campus / South Campus (county apps 2025-0346 / 2025-0347)
    “Tax parcel 10-049.00-073 (also known as 4AN-1) ... tax parcel 12-002.00-025 (also known as 4AN-2)”
    State agency · Oct. 2025 · grade A
  • Address: 0 River Road and 825 Governor Lea Road, New Castle, DE (unincorporated New Castle County, Tybouts Corner, north of Delaware City)
    “The addresses of the two parcels are 0 River Road (4AN1) and 825 Governor Lea Road (4AN-2)”
    State agency · Oct. 2025 · grade A
  • County code: 10003
    “two contiguous New Castle County, Delaware tax parcels (10-049.00-073 on Hamburg Road and River Road and 12-002.00-025 on Governor Lea Road and South Dupont Highway)”
    State agency · Oct. 2025 · grade A
  • Parcel IDs: 10-049.00-073 (4AN-1); 12-002.00-025 (4AN-2)
    “0 River Road and 825 Governor Lea Road New Castle, DE Tax Parcels 10-049.00-073 and 12-002.00-025”
    State agency · Oct. 2025 · grade A
  • Acres: 579 acres
    “Combined, the parcels constitute approximately 579 acres of land”
    State agency · Oct. 2025 · grade A
  • Buildings: 11
    “The Developers intend to construct a data center campus to include 11 two-story buildings (data centers) accessible from Hamburg Road and Governor Lea Road”
    State agency · Oct. 2025 · grade A
  • Phases: 2
    “The project is intended to be constructed in two phases. Six data centers are expected to be constructed in Phase 1 ... another five data centers expected to be constructed in Phase 2”
    State agency · Oct. 2025 · grade A
  • Water use stated: 9933840 gallons/year
    “total water use for the system once Phases 1 and 2 are completed is estimated to be 9,933,840 gallons per year”
    State agency · Oct. 2025 · grade A
  • Original target date: 2028
    “Phase 1 is expected to begin operations in 2028”
    State agency · Oct. 2025 · grade A
  • Workforce estimate: 226
    “The Applicant expects to employ about 226 people with additional employees coming on-site as the data centers become operational, representing tenant companies”
    State agency · Oct. 2025 · grade A
  • Owner companies: New Castle Campus Development LLC (landowner)
    “I, [authorized name], hereby certify that New Castle Campus Development, LLC is the owner of the ...”
    Local government · Sept. 2025 · grade A
  • Name: Project Washington
    “Starwood Digital Ventures is proposing to develop two contiguous New Castle County Tax Parcels into a data center campus”
    State agency · July 2025 · grade A
  • County code: 10003
    “FCC Census Block API at 39.5883,-75.6327: County FIPS 10003, New Castle County, Delaware”
    Dataset · Oct. 2026 · grade B
  • Workforce estimate: 3500
    “3,500 Average Annual Construction Jobs”
    Company · Oct. 2025 · grade B
  • Starwood says it is 'continuing its work with state and local regulators, labor, and the entire community to find a pathway forward' - no pathway, redesign or new filing has been specified
    “is continuing its work with state and local regulators, labor, and the entire community to find a pathway forward”
    News report · Aug. 2026 · grade C
  • Conditions of approval: none - no approval was ever issued by any body. County Ordinance 25-101 standards (closed-loop cooling, 1,000-ft residential buffer or 500 ft with noise compliance, decommissioning funds) expressl
    “The ordinance requires data centers to have a closed-loop water cooling system to limit its water use and creates a 1,000-foot buffer between data centers and residential areas”
    News report · March 2026 · grade C
  • Announced: July 10, 2025
    “Developer Starwood Digital Ventures is considering land near the Delaware City Refinery for an enormous, multi-million square-foot data center campus”
    News report · July 2025 · grade C
  • Land control date: June 2025
    “The land targeted for the data center is owned by New Castle Campus Development LLC, an entity that was established weeks earlier and has ties to PBF Energy”
    News report · July 2025 · grade C

Imagery and records: Satellite imagery: Maxar via Esri World Imagery Wayback. County deeds: ATTOM.