Power, Water, and Permits: The New Pillars of Data Center Site Selection

The New Site Selection Equation 

For years, the conventional wisdom in data center site selection focused on the “big three”: power, connectivity, and real estate cost. If a site had access to cheap electricity, fiber routes, and affordable land, it was considered a prime candidate. 

But by 2025, the equation has changed. AI, high-density workloads, and ESG commitments have elevated new considerations to the top of every operator’s checklist. Power remains critical, but now water access and permitting complexity are just as influential in determining whether a site is viable. 

The result is a new reality: data center developers, colocation providers, and hyperscalers must evaluate land not only as a parcel of dirt but as part of a broader infrastructure ecosystem. The three pillars—power, water, and permits—define whether a project can break ground, attract tenants, and operate sustainably in the years ahead. 

Power: The First and Hardest Pillar 

Multi-Megawatt Commitments 

In the era of AI and HPC, power is the single most constrained resource. A single AI training cluster can demand 50–100 MW on its own, while wholesale campuses regularly request 200 MW or more from utilities. Securing multi-decade power commitments is no longer optional; it is the prerequisite for every major project. 

Grid Bottlenecks 

Markets like Northern Virginia, Dublin, and Singapore illustrate the risk of relying on overburdened grids. Utilities in these regions have imposed moratoriums on new connections, forcing developers to look elsewhere. In 2025, the smartest site selection strategies prioritize markets with uncongested grids and expandable utility capacity. 

Renewable Integration 

Enterprises face growing ESG pressure to demonstrate that their data centers run on 100% renewable energy. Developers that secure sites near wind, solar, or hydro generation have a decisive advantage, offering tenants green capacity that aligns with compliance and investor mandates. 

 Water: The Forgotten Constraint 

Cooling’s Thirst 

Traditional data centers consume millions of gallons of water annually for cooling towers and evaporative systems. In water-stressed regions like Arizona, California, and parts of Europe, this has become a flashpoint for community opposition. Site selection must now consider water availability and sustainability as a core factor. 

Alternatives to Water-Intensive Cooling 

Forward-thinking developers are addressing the issue with: 

• Closed-loop liquid cooling systems that minimize consumption. 
• Immersion cooling, eliminating evaporative towers altogether. 
• Air-cooled chillers paired with waste heat reuse in temperate climates. 

Sites near rivers or reservoirs once seemed ideal, but in 2025, operators are just as likely to tout sites that reduce or eliminate water dependency altogether. 

ESG and Regulatory Scrutiny 

Water stewardship is now an ESG reporting requirement for many enterprises. Developers selecting sites in water-stressed regions must demonstrate transparent water use strategies, or risk losing tenants to greener alternatives. 

Permits: The Gatekeeper of Timelines 

Lengthy Approvals 

Even with power and water, no project can proceed without permits. Local governments increasingly scrutinize data center developments, slowing timelines through zoning reviews, environmental impact studies, and community hearings. 

In some markets, securing permits can take two to three years, eroding the speed advantage operators once enjoyed. In Northern Virginia, for example, community resistance has turned permitting into a political battleground. 

Community Sentiment 

Local opposition has become a decisive factor. Residents worry about noise, visual impacts, water use, and carbon emissions. Developers that fail to engage communities early risk project cancellations or costly delays. 

Strategic Permitting Approaches 

Operators now view permitting as a competitive differentiator. Best practices include: 

• Early engagement with community stakeholders. 
• Transparent ESG reporting to reassure regulators and residents. 
• Partnerships with local utilities to align infrastructure planning. 

Permitting is no longer a box to check—it is a pillar that must be actively managed from day one. 

How the Pillars Interact 

Power Without Water 

A site with abundant grid capacity but no water plan may struggle to attract high-density tenants requiring liquid cooling. 

Water Without Power 

Sites near rivers or hydro resources may lack sufficient grid infrastructure to support AI-scale deployments. 

Permits as the Gatekeeper 

Even if a site has both power and water, slow or hostile permitting environments can derail projects entirely. 

In 2025, the best sites balance all three pillars, ensuring grid availability, water sustainability, and streamlined permitting. 

Emerging U.S. and Global Examples 

Phoenix, Arizona 

Phoenix offers abundant land and strong power availability but faces water constraints. Developers here are experimenting with closed-loop cooling and immersion systems to reduce water dependence, making cooling innovation as important as power contracts. 

Northern Virginia 

Still the largest data center hub, Ashburn is now limited by both power moratoriums and permitting battles. Developers are looking to Prince William, Fauquier, and Culpeper counties, but community resistance remains a critical barrier. 

Oregon’s Columbia River Corridor 

This region combines renewable hydropower, affordable land, and relatively simple permitting processes. As a result, it has become a model for sustainable site selection, though fiber diversity is still expanding. 

Scandinavia 

Sweden and Norway illustrate how renewable power and water abundance can make regions attractive. However, stringent permitting and ESG reporting requirements add complexity. 

What Enterprises Must Consider 

Aligning with ESG Mandates 

Enterprises cannot afford reputational risks tied to water overuse or carbon-intensive power. Site selection strategies must align with corporate ESG commitments to satisfy investors and regulators. 

Planning for Scalability 

Workloads grow faster than expected, particularly with AI. Enterprises must select sites that not only meet today’s needs but also provide room and resources for multi-phase expansion. 

Understanding Local Politics 

Community sentiment can derail even the best-engineered sites. Enterprises must evaluate not just technical factors but also the regulatory and political climate before committing to a region. 

Strategic Role of Power, Water, and Permits in 2025 and Beyond 

The days of selecting sites based solely on cheap land and basic connectivity are over. In 2025, the decisive factors are power, water, and permits. Together, these pillars determine whether a data center can break ground, scale workloads, and satisfy tenant demands. 

Operators and enterprises that master this equation will secure the best sites, build faster than competitors, and deliver infrastructure that is not just powerful but sustainable and socially viable. Those that ignore it will face delays, opposition, and stranded investments. 

The new reality is clear: power, water, and permits are no longer details—they are the foundation of digital infrastructure strategy.