The site
The site from above
Power
Power and the grid
None energized or contracted yet
Dominion Energy Virginia grid servicePlanned, no contract on record
Tract's stated power capacity at full build; no signed service agreement found Company · May 2024
Proposed
Other sources, size not disclosed
- Battery storage (Tier 2) Permitted, not builtallowed by the county's conditional use permit; size not stated Local government · March 2024
- Initial substation and bridging power Equipment ordered (company)Tract says long-lead equipment is ordered and bridging power could come as early as 2026; no MW stated and no delivery confirmed Company · May 2024
Not used, not on record, or dropped
- On-site generation none permitted or proposed; no air permit found for the planned generator yards State agency · Oct. 2026
Getting on the grid
Who supplies what, what it costs, and what is still not public.
- May 8, 2024Equipment orderedTract says it and Dominion have ordered long-lead equipment for the initial substation. Company · May 2024
- Nov. 25, 2025Large-load rate class createdVirginia regulators create a rate class for customers of 25 MW or more, with 85% minimum payments on delivery demand, starting Jan. 1, 2027. Utility regulator · Nov. 2025
- Jan. 30, 2026Transmission upgrade approvedRegulators approve Dominion's rebuild of the Chickahominy to Elmont line, which serves large loads in the area (not specific to this campus). Utility regulator · Jan. 2026
- Not setService agreement: none foundNo signed electric service agreement for the park appears in any source checked. Company · Oct. 2026
- Under the new rate class, customers must sign 14-year contracts and owe an exit fee if they stop operating early. Dataset · Nov. 2025
- The nearest high-voltage line mapped is a 230 kV line about 1 km away; the nearest 500 kV line is about 8.6 km away. OpenStreetMap · Oct. 2026
Grid upgrades
No grid upgrade for this campus's load is on record. Related grid records in the area:
- Dominion baseline project B3692.2 (driver: Baseline Load Growth; TEAC 5/6/2025, listed as a scope change) installs ~27.7 miles of 230 kV transmission line from Elmont to Chickahominy on 5/2 H-frame structures and… Dataset · Dec. 2025
What is next door
Distances from mapped lines and plants. OpenStreetMap · Oct. 2026
Permits
Permits checklist
2 pending · 3 granted · 1 checked, nothing on file
Approvals a campus like this normally needs (including an air permit for backup generators), and what we found.
- ◷Wetlands and stream permit (Section 404), Phase I PendingU.S. Army Corps of Engineers · July 14, 2025: public notice issued; no decision located State agency · July 2025
- ◷Virginia Water Protection permit, Phase I PendingVirginia DEQ · Jan. 14, 2026: tentative decision to issue; no issuance found as of Oct. 2026 State agency · Jan. 2026
- ✓Rezoning to limited industrial GrantedHanover County Board of Supervisors · March 27, 2024: unanimous, with conditions limiting use to data processing Local government · March 2024
- ✓Conditional use: substations, lift station, battery storage GrantedHanover County Board of Supervisors · March 27, 2024: unanimous Local government · March 2024
- ✓Special exception for building height GrantedHanover County Board of Supervisors · March 27, 2024: unanimous Local government · March 2024
- –Checked, nothing on file: Air permit for generator yards
Risks
What could slow it down
- HighNo tenant, no power contractNo end user is signed, and no electric service agreement has been found, so none of the 2.4 GW is contracted. State agency · Oct. 2026
- HighCounty politics have turnedThe board denied a second Tract park 4 to 3 in May 2026; this campus is zoned by right, but organized opposition now contests the county's tax and ordinance framework. Dataset · Sept. 2026
- MediumWetlands permits unfinishedBoth the state and federal wetlands approvals for Phase I were still open in Oct. 2026. see Permits
- MediumUnsettled tax rateThe county set its data center equipment tax for 2026 only and sent the longer-term rate to a committee. Dataset · June 2026
Money
Money on record
$23.2M
Land purchase, recorded May 2024
South Wales Farm LLC to Valco Hanover County LLC, the campus operator entity (county deed records) County deed records · May 2024
$1.78B
tax revenue over 20 years
developer projection, not independently verified Dataset · March 2024
$0.45
county equipment tax per $100 of value
set for 2026 only; the future rate is unsettled Dataset · June 2026
$9.1M
Second land purchase, recorded May 2024
Blenheim Associates to Valco Hanover County LLC (county deed records) County deed records · May 2024
Land assembly
2 recorded land documents for the campus company in county records (May 2024); 2 list a price. Parcel counts come from the deed; acreage is not recorded.
- May 2024 South Wales Farm LLC to Valco Hanover County LLC · $23.2M · 3 parcels County deed records · May 2024
- May 2024 Blenheim Associates LP and Blenheim Associates to Valco Hanover County LLC · $9.1M · 2 parcels County deed records · May 2024
Timeline
What happened, and what is due
SitePaper trailConstructionPowerPermitsMoneyLegalUpcoming
- Sept. 2023Permits Tract files the rezoning application for about 1,200 acres along Hickory Hill Road News report · Nov. 2023
- Feb. 28, 2024Permits Board of Supervisors hears residents and defers its vote Dataset · Feb. 2024
- March 27, 2024Permits Board of Supervisors unanimously approves the rezoning, conditional use and height exception Local government · March 2024
- May 6, 2024Money Land purchase recorded at $23.2M: South Wales Farm LLC to Valco Hanover County LLC (3 parcels) County deed records · May 2024
- May 8, 2024Site Tract announces the 2.4 GW park and buys the land for about $32.7M (press) Company · May 2024
- July 14, 2025Permits Army Corps publishes notice of Tract's Phase I wetlands permit application State agency · July 2025
- Nov. 25, 2025Power Virginia regulators create the large-load rate class for customers of 25 MW or more Utility regulator · Nov. 2025
- Jan. 14, 2026Permits Virginia DEQ proposes to issue the Phase I water permit for three buildings and two substations State agency · Jan. 2026
- Jan. 30, 2026Power Regulators approve the Chickahominy to Elmont transmission rebuild Utility regulator · Jan. 2026
- May 27, 2026Legal Board denies 4 to 3 a separate Tract project on Mountain Road, which raises political risk across the county Local government · May 2026
- June 24, 2026Money Board sets the data center equipment tax for 2026 only and sends the longer-term rate to a committee Dataset · June 2026
- 2028Power Tract's target for energizing the site Dataset · Sept. 2026
Construction activity
Satellite captures by quarter
Since Feb. 2022: 66 satellite captures. The chart starts in the first quarter of 2023; 4 earlier records are not drawn.
Satellite
’23
’24
’25
’26
Dot size: records in the quarter, largest = 5. Two-digit years mark each first quarter.
The buildings
Specs
Up to 110 ft
approved building height (press); the request was for up to 140 ft
Who is involved
Owners, partners and builders
Owners and developers
- Tract Capital Management: developer and applicant for the wetlands permits
- VALCO Hanover County, LLC: Tract's project entity
- Fleet Data Centers: Tract's data center building arm
- Grant van Rooyen: Tract founder and CEO
Sellers
- Blenheim Associates, South Wales Farm and Tjitse Jozef De Wolff: landowners who sold in 2024
Decision-makers
- Hanover County Board of Supervisors: zoning and tax rate
- Virginia DEQ and the Army Corps: wetlands permits
- Virginia State Corporation Commission: utility rules
- Dominion Energy Virginia: the serving utility
Advisers
- Hirschler Fleischer: land-use counsel
- Timmons Group and Kimley-Horn: engineering
Still unknown
Open questions
- Any tenant or end user.
- A signed electric service agreement and delivery date.
- Whether the Phase I wetlands permits have been issued.
- IT capacity for any phase.
Where this comes from
267 records from 30 documents
Drawn from news reports, state agency records, public and commercial datasets, company statements, local government records, utility regulator dockets, securities filings and satellite captures, each kept with its date and source. The bar shows documents by type.
News report 10State agency 7Dataset 6Company 3Local government 2Utility regulator 2SEC filing 1Satellite 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 (28)
- Utility: Dominion Energy Virginia (Virginia Electric and Power Company)“APPLICATION OF VIRGINIA ELECTRIC AND POWER COMPANY CASE NO. PUR-2025-00077... Chickahominy-Elmont Line #557 Rebuild and New Future 230 kV Lines”Utility regulator · Jan. 2026 · grade A
- transmission CPCN (enabling, not campus-specific): final order granting CPCN“The Company further stated that the Rebuild Project is needed so that the Company can continue to provide reliable service for the significant load growth associated with new data center developments anticipated in the area”Utility regulator · Jan. 2026 · grade A
- Phases: Phase I (DEQ VWP 25-1440 / USACE NAO-2025-01448): 3 data center buildings, ~2.5-mile access (Loop) road, generator yards, 2 substations, administration and central logistics buildings, water treatment facility, s“The proposed activity is to construct three data center buildings and associated infrastructure, including an approximately 2.5-mile access road, generator yards, two substations, administration and central logistics buildings, a water treatment facility, and stormwater facilities”State agency · Jan. 2026 · grade A
- Phase 1 buildings: 3“construct three data center buildings and associated infrastructure, including an approximately 2.5-mile access road, generator yards, two substations”State agency · Jan. 2026 · grade A
- On-site power technology: Battery energy storage system (Tier 2), permitted by CUP2023-00014 alongside substations and a public wastewater lift station; no on-site generation permitted or proposed“to permit a public wastewater lift (pumping) station, substations, and a Tier 2 battery energy storage system”Local government · March 2024 · grade A
- Conditions of approval: M-1(c) proffered conditions (proffer statement dated Dec 22, 2023) incl. cash proffers and use restriction to data processing facilities; CUP2023-00014 (wastewater lift station, substations, Tier“Request a Special Exception in accordance with Section 26-336 of the Hanover County Zoning Ordinance to allow buildings taller than permitted”Local government · March 2024 · grade A
- IT capacity: not disclosed by Tract for any phase MW“At full build, Tract's Hanover Technology Park will support up to 2.4 GW of power capacity”Company · Oct. 2026 · grade B
- Electric service agreement signed: none found (no electric service agreement for the park disclosed in any source checked)“Tract and Dominion Energy have already ordered long lead equipment for the initial substation”Company · Oct. 2026 · grade B
- Stage: Entitled, land owned, Phase I (3 buildings) in federal/state wetlands permitting with site works underway - but zero tenants, zero sold/leased MW, zero executed power tranches. Of the 2,400 MW ceiling: entitled-as“The proposed activity is to construct three data center buildings and associated infrastructure”State agency · Oct. 2026 · grade B
- Nearest substation: none mapped on the map within 30 kmMeasured on OpenStreetMap map data.
- Nearest power line of 345 kV or more: 8.56 km - Elmont - Ladysmith 500 kV line (Virginia Electric and Power Company)Measured on OpenStreetMap map data.
- Nearest power line of 138 kV: 1.06 km - 230 kV line (no 138 kV line mapped within 30 km; nearest 115 kV line 1.04 km)Measured on OpenStreetMap map data.
- Nearest gas pipeline: 10.81 km - gas pipeline (nearest named: Columbia Gas Transmission at 23.68 km)Measured on OpenStreetMap map data.
- Rate class: Dominion GS-5 (prospective): customers demanding 25 MW or more, effective Jan 1, 2027; minimum payment of 85% of contracted distribution and transmission demand and 60% of generation demand (SCC final order,“the new GS-5 rate class will comprise customers demanding 25 megawatts or more. The new rate class will be effective beginning January 1, 2027... pay a minimum of 85% of contracted distribution and transmission demand, and 60% of generation demand”Utility regulator · Nov. 2025 · grade B
- large-load rate class (enabling, not campus-specific): final order creating GS-5 class“The State Corporation Commission has approved the creation of a new rate class for the biggest users of electricity, including data centers”Utility regulator · Nov. 2025 · grade B
- Name: Hanover Technology Park“At full build, Tract's Hanover Technology Park will support up to 2.4 GW of power capacity”Company · May 2024 · grade B
- Developer model: Powered-land developer: acquires, entitles and powers master-planned parks for other companies to build data centers on; does not itself operate data centers“Tract provides master-planned data center parks to facilitate speed and certainty in developing new data center capacity”Company · May 2024 · grade B
- Stated campus size: 2,400 MW“At full build, Tract's Hanover Technology Park will support up to 2.4 GW of power capacity with Tract targeting site energization in 2028”Company · May 2024 · grade B
- Interconnection status: No ESA or campus-specific interconnection filing disclosed. Tract states it and Dominion have ordered long-lead equipment for the initial substation; bridging power expected as early as 2026 (no d“Tract and Dominion Energy have already ordered long lead equipment for the initial substation and power for bridging purposes is expected as early as 2026”Company · May 2024 · grade B
- Power plan: grid“Tract and Dominion Energy have already ordered long lead equipment for the initial substation”Company · May 2024 · grade B
- Tract announced the 1,200-acre acquisition and the 2.4 GW Hanover Technology Park (GlobeNewswire / tract.com); Governor Youngkin and VEDP quoted in support“At full build, Tract's Hanover Technology Park will support up to 2.4 GW of power capacity with Tract targeting site energization in 2028”Company · May 2024 · grade B
- large load interconnection request: rezoning (A-1 agricultural to M-1 limited industrial) and conditional-use permits for substations and battery energy storage approved unanimously“The board also approved requests for a conditional-use permit needed for a public wastewater pumping station, substations and a battery energy storage system”News report · March 2024 · grade B
- Stated campus size: 2,400 MW“At full build, Tract's Hanover Technology Park will support up to 2.4 GW of power capacity, with Tract targeting site energization in 2028”News report · Oct. 2026 · grade C
- Aliases: Hickory Hill Technology Park; Hickory Hill site; Beaverdam Data Center Campus“The approved campus, designated Hickory Hill Technology Park, envisions 2.4 gigawatts of power capacity”Dataset · Sept. 2026 · grade C
- Grid operator: PJM“a grid whose operator, PJM, projects Virginia's peak energy consumption will double by 2040”Dataset · Sept. 2026 · grade C
- Dominion baseline project B3692.2 (driver: Baseline Load Growth; TEAC 5/6/2025, listed as a scope change) installs ~27.7 miles of 230 kV transmission line from Elmont to Chickahominy on 5/2 H-frame structures and strings“Switch to 5/2 H-frame structures and install ~27.7 miles of 230 kV transmission line (but not be terminated) from Elmont to Chickahominy.”Dataset · Dec. 2025 · grade C
- Stated campus size: 2,400 MW“At full build, Tract's Hanover Technology Park will support up to 2.4 GW of power capacity with Tract targeting site energization in 2028”Company · May 2024 · grade C
- Interconnection status: Docket-approved at county level (rezoning + substation CUPs, unanimous Mar 27, 2024); Dominion Energy is the serving utility - Tract and Dominion have ordered long-lead equipment for the initial s“Tract and Dominion Energy have already ordered long lead equipment for the initial substation and power for bridging purposes is expected as early as 2026.”News report · May 2024 · grade C
Money and contracts (24)
- Surface water impact: 3.11 acres wetlands; 2,783 linear feet stream channel (Phase I, VWP 25-1440)“The proposed activity would affect 3.11 acres of wetlands and 2,783 linear feet of stream channel”State agency · Jan. 2026 · grade A
- electric service agreement (campus-specific): existence No executed ESA or service agreement for the Hanover Technology Park found in any source checked; the GS-5 rows above are the prospective tariff framework only“Tract and Dominion Energy have already ordered long lead equipment for the initial substation”Company · Oct. 2026 · grade B
- electric service tariff GS-5 (prospective framework, SCC PUR-2025-00058): minimum bill terms Minimum payment of 85% of contracted distribution and transmission demand and 60% of generation demand % of contracted demand“certain large-scale customers will be required to pay a minimum of 85% of contracted distribution and transmission demand, and 60% of generation demand, among other requirements”Utility regulator · Nov. 2025 · grade B
- utility equipment order (no filed contract): scope Long-lead equipment ordered for the initial substation; bridging power expected as early as 2026; no MW, price or termination terms disclosed“Tract and Dominion Energy have already ordered long lead equipment for the initial substation and power for bridging purposes is expected as early as 2026”Company · May 2024 · grade B
- Land purchase (recorded deed): contract value 23205000 USD“Recorded: May 6, 2024 · Price: $23,205,000 · Grantor: SOUTH WALES FARM LLC · Grantee: VALCO HANOVER COUNTY LLC · Parcel number: 7881-90-1327 · Address: HICKORY HILL RD · City: ASHLAND”County deed records · May 2024 · grade B
- Land purchase (recorded deed): contract value 9149430 USD“Recorded: May 6, 2024 · Price: $9,149,430 · Grantor: BLENHEIM ASSOCIATES LP · Grantee: VALCO HANOVER COUNTY LLC · Parcel number: 7881-62-7381 · Address: JAMESTOWN RD · City: HANOVER”County deed records · May 2024 · grade B
- Tenant status: none signed (powered-land model: Tract entitles and powers, third parties build/occupy; affiliated Fleet Data Centers could build but has announced no Hanover project)“The company, which develops data center parks where companies can build their own data centers, this week announced the acquisition of 1,200 acres of land in Hanover County”News report · Oct. 2026 · grade C
- proffer statement (REZ2023-00035): termination / cancellation None stated: the proffer statement as summarized in the sources opened contains no termination, expiry or cancellation clause - proffers are zoning conditions“Hickory Hill proffer statement, December 22, 2023: $3.5M road improvements plus $100K for Washington Lacy Park”Dataset · Oct. 2026 · grade C
- Tract Capital launched Fleet Data Centers (Fleet DC) to build data centers on Tract land; Fleet's first confirmed project and financings are in Storey County, NV - Hanover has no announced builder yet“Tract's parent, Tract Capital, recently launched a dedicated data center developer, known as Fleet DC”News report · Oct. 2026 · grade C
- Incentives: No project-specific abatement or incentive agreement found. Campus is subject to Hanover County's generally applicable data center equipment tax rate of $0.45 per $100 of assessed value (created in the FY2024“Hanover adopts the data center rate annually on a calendar-year basis, the board adopted $0.45 for calendar year 2026 only, and it referred the question to its Finance Committee for a recommendation in the FY2028 budget process”Dataset · June 2026 · grade C
- electric service tariff GS-5 (prospective framework, SCC PUR-2025-00058): term / conditions 14-year contract term for customers taking initial service on or after Jan 1, 2027; applies at 25 MW+ demand and monthly load fa“The contract term is 14 years, applying to customers taking initial service on or after January 1, 2027”Dataset · Nov. 2025 · grade C
- electric service tariff GS-5 (prospective framework, SCC PUR-2025-00058): termination / exit A customer that ceases operations or defaults during the term owes an exit fee covering outstanding minimum charges for the rem“A customer that ceases operations or defaults during the term owes an exit fee covering outstanding minimum charges for the remaining duration. Customers must post collateral and give three years' notice before reducing contracted demand”Dataset · Nov. 2025 · grade C
- Land acquired: Tract acquired 1,200 acres in Hanover County, VA for the Hanover Technology Park (Hickory Hill site; reported price ~$33 million; planning documents suggest up to 46 buildings)“Tract, the trusted partner for planning responsible technology infrastructure, announced the acquisition of 1,200 acres in Hanover County, Va.”Company · May 2024 · grade C
- Land price: 32700000 USD“Tract spent $32.7 million to buy the land along Hickory Hill Road east of Interstate 95 from three sellers, according to Hanover court records”News report · May 2024 · grade C
- Tenants: none signed; no end-user tenant named for the park or for the 3 Phase I buildings“There has been inbound interest, but at this point, the land is not for sale as we are in the investment period to advance the infrastructure, roads and energy”News report · May 2024 · grade C
- Stated capital cost: USD 50-100 million planned Tract spend to install water/sewer utilities, roads and other site-ready work (Tract spokesman); $75-100 million in earlier company-representative statements“Freeman said Tract anticipates it will spend $50 million to $100 million to install water and sewer utilities, roads and conduct other work needed to make the property site-ready”News report · May 2024 · grade C
- land purchase: scope / price 32700000 USD“Tract spent $32.7 million to buy the land along Hickory Hill Road east of Interstate 95 from three sellers, according to Hanover court records”News report · May 2024 · grade C
- proffer statement (REZ2023-00035): environmental condition Noise studies at the site-approval stage for each data center and post-construction; resource protection areas to be created“Tract agreed to conduct noise studies during the site approval stage for each data center as well as post-construction. The company also will create resource protection areas”News report · May 2024 · grade C
- Workforce estimate: 800 or more permanent employees at full build (developer projection via VPM News, Mar 28, 2024; not independently verified) jobs“The developer projects 800 or more permanent employees and $1.78 billion in tax revenue over 20 years. Neither the job projection nor the tax projection has been independently verified by any county or state institution”Dataset · March 2024 · grade C
- Tax projection: USD 1.78 billion in tax revenue over 20 years (developer projection; not independently verified)“The developer projects 800 or more permanent employees and $1.78 billion in tax revenue over 20 years”Dataset · March 2024 · grade C
- proffer statement (REZ2023-00035): cash proffer - roads 3500000 USD“The proffers include $3.5 million for improvements to Hickory Hill Road and $100,000 for Washington Lacy Park, totaling $3.6 million in cash”Dataset · Dec. 2023 · grade C
- proffer statement (REZ2023-00035): cash proffer - parks 100000 USD“The proffers include $3.5 million for improvements to Hickory Hill Road and $100,000 for Washington Lacy Park”Dataset · Dec. 2023 · grade C
- proffer statement (REZ2023-00035): use restriction Development limited to data processing facilities and permitted accessory uses“Among the proffered conditions of the project is guarantee the center would only allow data processing facilities and permitted accessory uses”News report · Nov. 2023 · grade C
- Tract filed the Hanover Technology Park rezoning application (early September 2023) for ~1,200 acres east of I-95 along Hickory Hill Road; site was under contract at filing“Denver-based company Tract in early September filed a rezoning application for 1,200 acres to establish a data center park outside Ashland and east of I-95”News report · Nov. 2023 · grade C
Permits and government (29)
- Owner companies: Tract Capital Management LP (permit applicant of record for Phase I); campus landowner entity not separately named in sources opened“Applicant name and registration number: Tract Capital Management LP; 11465282”State agency · Jan. 2026 · grade A
- Construction stage: Phase I site works underway / in permitting: wetlands permits in process for 3 buildings + Loop Road (USACE notice Jul 2025; DEQ VWP notice Jan 2026); no vertical data-center construction confirmed; c“The proposed activity is to construct three data center buildings and associated infrastructure, including an approximately 2.5-mile access road”State agency · Jan. 2026 · grade A
- Virginia Water Protection permit: public notice; tentative decision to issue“The proposed activity would affect 3.11 acres of wetlands and 2,783 linear feet of stream channel... DEQ's tentative decision is to issue the permit”State agency · Jan. 2026 · grade A
- Virginia Water Protection permit for Hanover Technology Park: draft permit noticed - tentative decision to issue“DEQ's tentative decision is to issue the permit”State agency · Jan. 2026 · grade A
- VA DEQ VWP 25-1440 public notice: Phase I fixed at 3 data center buildings, 2 substations, generator yards, water treatment facility; tentative decision to issue“The proposed activity is to construct three data center buildings and associated infrastructure”State agency · Jan. 2026 · grade A
- Permit notice area acres: 330 acres“The project is sited on four parcels totaling approximately 330 acres (GPINs 7881-44-0826, 7881-62-7381, 7880-79-9259, and 7891-01-7827) located on the south side of Hickory Hill Road in Hanover County, VA”State agency · July 2025 · grade A
- Parcel IDs: 7881-90-1327; 7890-29-5185; 7891-01-7827; 7881-62-7381; 7881-44-0826 (rezoning GPINs); Phase I campus parcel 7880-79-9259“on GPINs 7881-90-1327, 7890-29-5185, 7891-01-7827, 7881-62-7381, and 7881-44-0826”Local government · March 2024 · grade A
- Rezoning date: March 27, 2024“REZ2023-00035, Blenheim Associates, L.P. et al. Request to rezone from A-1, Agricultural District, to M-1(c), Limited Industrial District with conditions... The proposed zoning amendment would allow for development of a data center technology park”Local government · March 2024 · grade A
- rezoning: approved (unanimous)“Request to rezone from A-1, Agricultural District, to M-1(c), Limited Industrial District with conditions... The proposed zoning amendment would allow for development of a data center technology park”Local government · March 2024 · grade A
- conditional use permit: approved (unanimous)“to permit a public wastewater lift (pumping) station, substations, and a Tier 2 battery energy storage system”Local government · March 2024 · grade A
- special exception: approved (unanimous)“Request a Special Exception in accordance with Section 26-336 of the Hanover County Zoning Ordinance to allow buildings taller than permitted”Local government · March 2024 · grade A
- Hanover County Board of Supervisors: REZ2023-00035 (A-1 to M-1(c), 1,211.65 acres, data center technology park); CUP2023-00014 (wastewater lift station, substations, Tier 2 BESS); SE2023-00023 (building height)“The proposed zoning amendment would allow for development of a data center technology park”Local government · March 2024 · grade A
- air permit (backup generators): none found“including an approximately 2.5-mile access road, generator yards, two substations”State agency · Oct. 2026 · grade B
- Board of Supervisors denied Tract's SEPARATE Mountain Road Technology Park 4-3 (REZ2025-00023 / CUP2025-00016 / SE2025-00023). Does not touch this campus's entitlement, but it repriced Hanover political risk for Tract an“REZ2025-00023: Marchetti Properties III, et al. (South Anna District) - Denied (4-3); CUP2025-00016: VALCO Hanover County Four, L.L.C., et al. - Denied (4-3)”Local government · May 2026 · grade B
- wetlands/stream permit (Section 404): public notice issued (application received)“The applicant requests authorization to permanently impact 2.59 acres of wetlands and 2,689 linear feet of stream... in order to construct a site access road and data center campus”State agency · July 2025 · grade B
- Public notice for Hanover Technology Park (applicant Tract Capital Management, L: Section 404 public notice published“NAO-2025-01448 Hanover Technology Park Hanover, Virginia”State agency · July 2025 · grade B
- USACE Norfolk District public notice NAO-2025-01448: Tract Capital Management LP seeks a Section 404 permit for the Phase I access road and data center campus (~330 acres) - first dated evidence of a defined construction“Tract Capital Management seeks to construct a site access road and data center campus with associated appurtenances”State agency · July 2025 · grade B
- Developer: Tract“Tract, the trusted partner for planning responsible technology infrastructure, today announced the acquisition of 1,200 acres in Hanover County, VA”Company · May 2024 · grade B
- Zoning: M-1(c) Limited Industrial with conditions (from A-1 Agricultural); data center use is by-right in M-1 under the county use category 'Data processing center, ISPs, search portals and related services' (in the ordi“Hanover's zoning ordinance contains no definition of a data center. The use is admitted under a category headed Data processing center, ISPs, search portals and related services”Dataset · Sept. 2026 · grade C
- State local authority: Zoning/entitlement authority: Hanover County Board of Supervisors (county). Utility regulation: Virginia SCC (state). Wetlands/streams: VA DEQ (state) and USACE Norfolk District (federal). No state“a state statute requiring disclosures the county had never been able to demand - from July 1, 2026”Dataset · Sept. 2026 · grade C
- Opposition: 2023-24: resident testimony at the Feb 28, 2024 hearing caused the Board to defer its vote to Mar 27; no organized opposition group existed at approval. Organized county opposition formed later (Friends of Ha“an organised opposition that did not exist in March 2024”Dataset · Sept. 2026 · grade C
- Va. Code 15.2-2209.5 takes effect: electricity-usage and sound-profile disclosures required before NEW data center rezoning approvals. This campus (approved 2024, by-right in M-1) is not subject to it - a structural adva“the applicant had supplied neither the electricity-usage information from the energy provider nor the sound profile that 15.2-2209.5 requires before a board approves a rezoning”Dataset · Sept. 2026 · grade C
- County staff projected 12-18 months to produce Hanover's first data center ordinance; none existed when this campus was approved and none is in force - this campus builds under site-plan review only“by August staff were projecting twelve to eighteen months to produce one”Dataset · Sept. 2026 · grade C
- Board adopted the $0.45/$100 data center equipment tax rate for CY2026 only and referred the rate question to the Finance Committee for FY2028 - the tax rate for this campus's future tenants remains unsettled“the board adopted $0.45 for calendar year 2026 only, and it referred the question to its Finance Committee for a recommendation in the FY2028 budget process”Dataset · June 2026 · grade C
- Hanover County Board of Supervisors: Data center equipment tax rate for calendar year 2026 (rate governs this campus's eventual tenants)“the board adopted $0.45 for calendar year 2026 only, and it referred the question to its Finance Committee for a recommendation in the FY2028 budget process”Dataset · June 2026 · grade C
- Hanover County Board of Supervisors: REZ2023-00035 / CUP2023-00014 / SE2023-00023 - public hearing“The Board initially deferred its vote from February 28 to March 27 after hearing from residents”Dataset · Feb. 2024 · grade C
- Hanover County Planning Commission: REZ2023-00035 / CUP2023-00014 / SE2023-00023 - recommendation to the Board of Supervisors“The Planning Commission had unanimously recommended approval in January 2024”Dataset · Jan. 2024 · grade C
- Hanover County Planning Commission: REZ2023-00035 / CUP2023-00014 / SE2023-00023 (Blenheim Associates, L.P. et al.) - first consideration; application filed early Sep 2023“The Hanover Planning Commission is slated this week to consider a proposed 1,200-acre data center park just outside Ashland”News report · Nov. 2023 · grade C
- Announced: Sept. 14, 2023“Denver-based company Tract filed a zoning request last week to create a shovel-ready development site for a future data center park on about 1,200 acres along Hickory Hill Road east of Interstate 95 in Hanover County.”News report · Sept. 2023 · grade C
Legal (1)
- Lawsuits: none found naming this campus or its Hanover entitlement (searched CourtListener/web; the Tract litigation in the record is sponsor-level and out of state, e.g. NV Energy v. Tract in Nevada)“Tract's site in Nevada is also embroiled in legal action, as Switch is attempting to block the firm's development near its campus in Nevada”News report · Oct. 2026 · grade C
Site and other (13)
- Applicant: Tract Capital Management, LP (registration no. 11465282)“Applicant name and registration number: Tract Capital Management LP; 11465282”State agency · Jan. 2026 · grade A
- Site location: South of Hickory Hill Road between Poplar Springs Drive and Old Ridge Road, Hanover County, VA“The project is located south of Hickory Hill Road between the intersections with Poplar Springs Drive and Old Ridge Road in Hanover County, Virginia”State agency · Jan. 2026 · grade A
- Acres: 1211.65 acres“consisting of approximately 1,211.65 acres, and located on the south line of Hickory Hill Road (State Route 646) at its intersection with Old Ridge Road (State Route 738)”Local government · March 2024 · grade A
- Address: South line of Hickory Hill Road (State Route 646) at Old Ridge Road (State Route 738), Beaverdam District, Hanover County, VA (near Ashland)“located on the south line of Hickory Hill Road (State Route 646) at its intersection with Old Ridge Road (State Route 738)”Local government · March 2024 · grade A
- Acres: 330 acres“The project is sited on four parcels totaling approximately 330 acres... The proposed Loop Road traverses all four parcels while the data center campus is located entirely on GPIN 7880-79-9259”State agency · July 2025 · grade B
- Original target date: 2028 (site energization target)“with Tract targeting site energization in 2028”Company · May 2024 · grade B
- Site acres: 1200 acres“announced the acquisition of 1,200 acres of land in Hanover County for a new campus”News report · Oct. 2026 · grade C
- Dominion Energy Virginia reports approximately 70 GW of large-load delivery points in its interconnection queue (about 25 GW assigned projected connection dates through end-2031; a further 45 GW under study) under the qu“The utility, which serves most of Virginia, said it has approximately 70GW of large-load delivery points (DP) within its interconnection queue”News report · Oct. 2026 · grade C
- Current target date: 2028 (site energization target, unchanged in sources through Oct 2026)“Hickory Hill (Tract). Approved 2024, under construction near Ashland, targeting 2028 energization”Dataset · Sept. 2026 · grade C
- Petition against all data center proposals in Hanover County passed 900 signatures; 'Stop Hanover Data Centers' Facebook group reported at more than 7,000 followers (both in the Mountain Road fight; the same coalition co“A petition against all data center proposals in Hanover County has gathered more than 900 signatures at the time of writing”News report · May 2026 · grade C
- Land control date: May 2024“The sellers in the transfer of the six-parcel project site, which took place in several transactions in late April and early May, were Blenheim Associates, South Wales Farm LLC and Tjitse Jozef De Wolff”News report · May 2024 · grade C
- Buildings: approximately 30 (conceptual plan, multiple campuses); ranges in secondary sources run 30-38 (Richmond Times-Dispatch) and 30-46 / up to 9M sq ft (Baxtel) - no county filing confirms a count“construction would take the form of multiple campuses with a total of 30 buildings”News report · April 2024 · grade C
- Water use stated: up to approximately 700,000 gallons per day (Hickory Hill water demand as reported by VPM News, Mar 28, 2024) GPD“VPM News, March 28, 2024: Hickory Hill water demand up to ~700,000 GPD”Dataset · March 2024 · grade C
Imagery and records: Aerial imagery: local aerial photography via Esri World Imagery Wayback. County deeds: ATTOM.