Energy costs and the grid
HighPPL feasibility report cites up to 1,500 MW transmission load, over half the peak load of Duquesne Light's entire territory.
Data Center Dynamics
All Pennsylvania projects
Contested
Gouldsboro Data Center Campus
Clifton Township and Covington Township, Lackawanna County
A data center campus first pitched at up to 35 buildings, 1,500 megawatts and about 1,000 acres along Interstate 380 in Clifton and Covington townships, Lackawanna County, near Gouldsboro, for an end user that still hasn't been named.
ContestedMega scaleGreenfield GasGreenfieldNEPA
At a glance
The project by the numbers
StatusApplication Filed
Capacity1500 MW
Building area9,400,000 sq ft
Site1000 acres
Capex$ 14.25 B
First announced2025-04-17
Target onlineTBD
Gigawatt-scale campus faces new rules in Clifton and a conditional use review in Covington
The number that mattersData Center Dynamics reported the original plan at 1.5 gigawatts, up to 35 buildings and an estimated $14.25 billion or more, including an on-site gas power plant.
- Developer
- 1778 Rich Pike LLC of Doylestown, working with Quantm Group LLC, which filed the Covington conditional use application through attorney Anthony Maras. Gouldsboro Land LLC, which shares 1778 Rich Pike's address, bought 315 acres in Covington and 141 acres in Clifton between December 2025 and June 2026. Langan Engineering prepared the site plans, and Matthew McHugh of Klehr Harrison Harvey Branzburg represents the developer in the Clifton zoning fight. 1778 Rich Pike told Data Center Dynamics it isn't affiliated with NE Edge.
- Tenant
- Not named. The developer's lawyers say they signed a nondisclosure agreement with the company that would run the campus, and Clifton's solicitor told a judge that this end user's needs shrank the project. In February 2026 the developer's lawyer said the operator plans to truck in water for cooling.
- Current stage
- Two reviews are open. In Covington, a conditional use application filed in August 2026 is being checked for completeness while the township looks for a hearing officer, and the township's October 6 agenda listed an extension for the application. In Clifton, a county judge voided the township's 2025 data center ordinance on August 19, 2026, the developer's July 2026 validity challenge and curative amendment are pending, and supervisors are holding hearings on a new ordinance, No. 2-2026.
- Decision body
- Covington Township Board of Supervisors (conditional use hearing, run by a hearing officer) and Clifton Township Board of Supervisors (zoning ordinance and the developer's curative amendment). Appeals go to the Lackawanna County Court of Common Pleas, where Judge Mark Powell has handled the Clifton cases.
- Top issues
- Residents mostly rely on private wells and worry about groundwater, while the developer now says water for cooling would be trucked in. Other concerns are the size of the electrical load and the early talk of an on-site gas plant and small nuclear reactors, building height and constant noise next to homes, the loss of forest and wildlife near the Lehigh River headwaters, and how little has been disclosed about the end user.
- Key opponents
- North Pocono area residents, including neighbors granted party status in the Clifton zoning hearings; the Pocono Heritage Land Trust, which holds a conservation easement on more than 700 adjoining acres and went to court through PennFuture; North Pocono CARE; the Concerned Clifton Citizens Facebook page; a Change.org petition, 'Stop Data Center Construction in Lackawanna County,' with more than 2,300 signatures; and Covington supervisors, who objected in 2025 to a Clifton settlement that would have put power plants, wells and wastewater treatment on the Covington side.
- Key supporters
- The developer and landowners with sale agreements. The developer has claimed more than $101 million in combined economic impact for the two townships. A CBRE executive testified for the developer about site selection near PPL's 230-kilovolt line. Clifton supervisors approved a settlement in January 2026 that their solicitor said cut the project's impact below what a court might allow, but a judge denied it.
How we got here
April 17, 2025: 1778 Rich Pike files a validity challenge in Clifton. May 22, 2025: Clifton adopts a data center ordinance. June 20, 2025: developer and landowner JCO LLC sue Clifton over how the ordinance was adopted. July 24, 2025: Covington votes 3-2 to add a data center district and rezone seven parcels. Sept. 29, 2025: Clifton supervisors reject a settlement 2-1. Nov. 19, 2025: Clifton's zoning board upholds its ordinance; the developer appeals Nov. 26. Jan. 2, 2026: Clifton approves a revised settlement; a judge signs it Jan. 5 and then denies it in late January. Aug. 19, 2026: Judge Mark Powell voids Clifton's 2025 ordinance. August 2026: Quantm Group files a conditional use application in Covington. Fall 2026: Clifton holds hearings on a new ordinance.
What is at stake
Impacts raised and open questions
Water
HighMost Clifton and Covington residents rely on private wells, and a neighboring landowning family told WVIA that Round Swamp went dry in 2014 when a bottled water company drew down a well nearby. The developer's lawyer said in February 2026 that the end user would truck in water for cooling.
WVIA NewsVisual and light
HighEarly plans would have needed zoning changes for buildings up to 120 feet tall and water towers and other structures up to 200 feet, on forested land along Route 380.
FOX56 (WOLF)Air quality
HighGlobal Energy Monitor lists a 1,500 megawatt gas-fired power station tied to the project, owned by 1778 Rich Pike LLC, as in pre-construction.
Global Energy Monitor wikiWater
MediumClifton's revised Ordinance No. 2-2026 (October 14, 2026 draft) would treat any data center plan to draw more than 25,000 gallons a day from local ground or surface water as a separately regulated large-scale water extraction use, and it requires a water feasibility study with any conditional use application.
Clifton TownshipNoise and vibration
MediumAt an October 2025 zoning hearing, the developer's own design expert said he had never worked with a noise ordinance as strict as Clifton's and likely couldn't design a data center to meet it.
WVIA NewsVisual and light
MediumClifton's 2025 ordinance capped buildings at 35 feet. The January 2026 settlement, later denied by the court, would have allowed 65-foot buildings plus up to 15 feet of rooftop equipment, with buildings at least 400 feet from occupied homes.
WVIA NewsProperty values
MediumThe Pocono Heritage Land Trust, which holds a conservation easement on more than 700 adjoining acres, warned the campus would bring light and noise pollution, raise electric bills and hurt property values.
WVIA NewsCommunity response
Who is organizing against it
No Data Center Clifton/Covington TWPs (nodatacenter.net)
Tactics: Detailed document-based analysis of the Gouldsboro filings, township-meeting turnout, opposition to substantive-validity challenge and SALDO applications
Tracks the 1,000-acre, up-to-35-building Gouldsboro campus straddling Clifton and Covington (Lackawanna County). It publicized the PPL feasibility report, which cites up to 1,500 MW.
Pocono Heritage Land Trust
Leaders: Louise Troutman, executive director
Tactics: Public comment; petitioned to intervene in Lackawanna County Court through PennFuture
Holds a conservation easement on more than 700 acres next to the site.
North Pocono CARE
Leaders: Richard Troscianecki, president
Tactics: Public comment and press on water, habitat and Lehigh River watershed concerns
Concerned Clifton Citizens
Tactics: Online organizing
Named by Data Center Dynamics as mobilizing opposition.
Stop Data Center Construction in Lackawanna County (Change.org petition)
Tactics: Petition
Signature count as shown on October 22, 2026.
Timeline
How it has unfolded
- 2025-04-17Developer files a substantive validity challenge with Clifton's Zoning Hearing Board, arguing the township's zoning excludes data centers and seeking site-specific relief. WVIA News
- 2025-05-22Clifton adopts a data center ordinance allowing the use by conditional use in its Industrial district. WVIA News
- 2025-06-20Developer and a landowner file a procedural validity challenge in Lackawanna County Court, alleging Sunshine Act and other procedural violations. WVIA News
- 2025-07-15Trade press reports the plan at 1.5 gigawatts, 35 buildings and $14.25 billion or more, with an on-site gas plant. Data Center Dynamics
- 2025-07-24Covington votes 3-2 to add data centers to its zoning and rezone seven parcels from Rural Residential to a Data Center, Energy and Technology district. WVIA News
- 2025-07-29Zoning board opens hearings on the developer's challenge before a packed Gouldsboro fire hall. WVIA News
- 2025-09-29Supervisors reject a proposed settlement with the developer in a 2-1 vote. WVIA News
- 2025-11-19After four hearings, the zoning board unanimously finds Clifton's ordinance is not exclusionary of data centers. WVIA News
- 2025-11-26Developer appeals the zoning board decision to the Lackawanna County Court of Common Pleas. WVIA News
- 2026-01-02Supervisors unanimously approve a settlement allowing 65-foot buildings plus rooftop equipment on three Clifton properties. WVIA News
- 2026-01-27Judge Mark Powell hears arguments over petitions to strike or join the settlement he signed Jan. 5, filed by the zoning board, Covington, and PennFuture for the Pocono Heritage Land Trust. WVIA News
- 2026-01-30Judge Powell reverses course and denies the settlement because the zoning board never joined it (reported by WVIA on Feb. 4). WVIA News
- 2026-07-17Developer files a new substantive validity challenge and a curative amendment with Clifton supervisors. WVIA News
- 2026-08-19Judge Powell rules Clifton's 2025 data center ordinance void. WVIA News
- 2026-08-20Clifton holds its first public hearing on an updated data center ordinance; residents ask for wider woodland buffers. WVIA News
- 2026-08-24Covington posts notice that Quantm Group filed a conditional use application for a Data Center and Energy Technology Campus. Covington Township
- 2026-09-16Quantm Group presents its conditional use application; the planning commission holds off on a recommendation to review further. Covington Township
- 2026-10-07The Planning Commission's work session agenda lists Quantm Group's conditional use application. Covington Township
- 2026-10-14The township posts notice that the Planning Commission's November 4, 2026 work session is now a monthly meeting, at 7 p.m. at the municipal office, 20 Moffat Drive. Covington Township
- 2026-10-15Supervisors resume the continued hearing on Ordinance No. 2-2026, covering data centers, power plants and large water withdrawals. Clifton Township
Legal record
Filings and legal actions
-
2025-04-17
Substantive validity challenge
Challenge claims Clifton's zoning ordinance is unconstitutional for failing to provide for data-center uses; seeks site-specific relief (the Gouldsboro campus).
1778 Rich Pike LLC v. Clifton Township · Zoning Hearing Board upheld the ordinance Nov. 19, 2025; developer appealed Nov. 26, 2025; the court later voided the 2025 ordinance on Aug. 19, 2026 -
2025-06-20
Procedural validity challenge
Claimed Clifton adopted its May 2025 data center ordinance in violation of the Sunshine Act and other procedures.
1778 Rich Pike LLC and JCO LLC v. Clifton Township · Decided: Judge Mark Powell ruled Clifton's 2025 data center ordinance void on Aug. 19, 2026 -
2025-11-26
Land use appeal and settlement stipulation
Appeal of the Nov. 19, 2025 zoning board decision. The Jan. 2, 2026 settlement with Clifton supervisors was struck because the zoning board was not a party to it.
1778 Rich Pike LLC v. Clifton Township Zoning Hearing Board; petitions by the zoning board, Covington Township and PennFuture for the Pocono Heritage Land Trust · Settlement signed Jan. 5, 2026, then denied in late January 2026 -
2026-07-17
Substantive validity challenge and curative amendment
New challenge to Clifton's data center zoning with a proposed curative amendment, filed by attorney Matthew McHugh.
1778 Rich Pike LLC v. Clifton Township · Pending -
2026-08-24
Conditional use application
Application for a Data Center and Energy Technology Campus in Covington's data center district.
Quantm Group LLC (attorney Anthony Maras) · Under completeness review; hearing officer not yet hired; extension on Oct. 6, 2026 agenda
News
Coverage of this project
- 2026-08-21 WVIA NewsLackawanna County judge voids Clifton Twp.'s data center zoning, as residents provide feedback for updated legislationOrdinance voided
- 2026-02-04 WVIA NewsDATA CENTERS: Residents fear negative impacts on water resources as data centers are proposed across Northeast Pa.Water; settlement denied
- 2026-01-28 WVIA NewsLackawanna County judge holds hearing on Clifton Twp. data center settlement challengesCourt challenges
- 2026-01-03 WVIA NewsClifton Twp. Supervisors settle with data center developer, residents promise litigationSettlement terms
- 2025-12-16 WVIA NewsData center developer files appeal against Clifton Twp. Zoning Board in Lackawanna County CourtCourt appeal
- 2025-11-20 WVIA NewsClifton Twp. Zoning Board backs data center ordinance after four hearings starting in JulyChallenge rejected
- 2025-11-18 WVIA NewsClifton Twp. Zoning Board will decide outcome of challenge to data center zoning ordinanceDecision preview
- 2025-10-01 WVIA NewsLawyers, residents and experts in Clifton Twp. discuss the right 'cocktail' for data centersHeight and noise testimony
- 2025-09-30 WVIA NewsSettlement with data center developer over zoning rejected in Lackawanna County townshipSettlement rejected 2-1
- 2025-09-29 FOX56Clifton Township votes not move forward with settlement for data center zoning challengeSettlement rejected
- 2025-09-10 WVIA NewsClifton Twp.'s zoning ordinance debated during hearing about data center developmentZoning hearing
- 2025-08-22 WVIA NewsClifton Twp. and data center developer still without agreement; residents continue oppositionSettlement talks
- 2025-07-30 WVIA NewsClifton Twp. zoning hearing about data centers moved to September, if needed at allFirst Clifton hearing
- 2025-07-25 WVIA NewsCovington Twp. supervisors hear residents' concerns, vote to add data centers to its zoningCovington 3-2 zoning vote
- 2025-07-25 FOX56Covington Twp. residents concerned over data center, supervisors approve zoning ordinanceCovington vote
- 2025-07-15 Data Center Dynamics1.5GW data center campus proposed in Pennsylvania1,000 acres / 35 buildings / NE Edge denial
- 2025-07-08 FOX56Controversial data center proposal in Lackawanna County sparks environmental concernsFirst plans and water worries
Sources
- Data center developer files appeal against Clifton Twp. Zoning Board in Lackawanna County Court
- Clifton Twp. zoning hearing about data centers moved to September, if needed at all
- 1.5GW data center campus proposed in Pennsylvania (Gouldsboro)
- Covington Twp. supervisors hear residents' concerns, vote to add data centers to its zoning
- Settlement with data center developer over zoning rejected in Lackawanna County township
- Clifton Twp. Zoning Board backs data center ordinance after four hearings starting in July
- Clifton Twp. Supervisors settle with data center developer, residents promise litigation
- Lackawanna County judge holds hearing on Clifton Twp. data center settlement challenges
- DATA CENTERS: Residents fear negative impacts on water resources as data centers are proposed across Northeast Pa.
- Lackawanna County judge voids Clifton Twp.'s data center zoning, as residents provide feedback for updated legislation
- Conditional Use Application Received (Quantm Group, LLC)
- Board of Supervisors work session minutes, September 29, 2026
- Planning Commission Work Session agenda, October 7, 2026
- Planning Commission Meeting Change
- Board of Supervisors agenda, October 15, 2026 (continued hearing on Ordinance No. 2-2026)
- Ordinance No. 2-2026, Data Center, Power Generation, Water and Noise Amendment (revised draft dated Oct. 14, 2026)
- Lawyers, residents and experts in Clifton Twp. discuss the right 'cocktail' for data centers
- Controversial data center proposal in Lackawanna County sparks environmental concerns
- Gouldsboro Data Center power station
- Board of Supervisors monthly meeting minutes, September 1, 2026
Know your rights
In Pennsylvania, the local zoning ordinance sets the route. A conditional use is decided by the elected governing body (supervisors, commissioners or council). A special exception or variance, and an appeal of a zoning officer’s decision, go to the Zoning Hearing Board. Each is a public hearing on a record: affected neighbors can ask for party status, cross-examine witnesses, and appeal. Municipalities can also adopt data center ordinances with enforceable standards.
Know your rights →Take action
Organized community opposition is the single most effective check on these projects in Pennsylvania. Show up to hearings, submit comment when it is taken, support legal and expert-witness costs, and press your municipality for a real ordinance. Pennsylvania municipalities cannot simply freeze applications, but a curative amendment under the Planning Code gives them a defined window to fix a defective ordinance.
How communities push back →