Case 23307 - Bedford West Sub-Areas 1 & 12 - Special Planning Area

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Thank you to all residents for attending the Public Open House on Wednesday, August 16th. Please watch the introductory video that explains the proposed planning policies, planning process, and project's next steps.


Project Status

December 19, 2023

NOTICE OF APPROVAL
EXECUTIVE PANEL ON HOUSING
IN THE HALIFAX REGIONAL MUNICIPALITY

TAKE NOTICE THAT The Executive Panel on Housing in the Halifax Regional Municipality did, on November 2, 2023, recommend approval the following:

A number of proposals were submitted to develop lands within Bedford West Sub-Areas 1 and 12, which include:

1) Application by Clayton Developments for a mixed-use subdivision with new parks and public streets, consisting of 1,800 – 2,000 residential units of different types, and approximately 15,000 sq.m. of commercial and institutional uses.

2) Application by ZZap Consultants to enable a religious institutional use with accessory community facilities (meeting space, kitchen, and offices within the main building.

3) Other submissions: 11 submissions for single-lot developments on properties along Larry Uteck Boulevard. and Hammonds Plains Road. The proposals are for mix use buildings, consisting of residential, commercial, and institutional uses, that vary in height between high-rise and mid-rise buildings.

On Tuesday, November 21, 2023, the amendments to the Municipal Planning Strategy for Bedford, and the Bedford Land Use By-law were reviewed and approved by the Minister of Municipal Affairs and Housing. On Monday, November 27, 2023, the Minister also reviewed and approved two development agreements, one between MICCO Bedford Holdings Limited and the Halifax Regional Municipality, and another between West Bedford Holdings Limited and the Halifax Regional Municipality to enable residential development to proceed within Bedford West Sub-Areas 1 and 12. The approval of all planning documents and development agreements is as per Bill No. 63 - Housing in the Halifax Regional Municipality Act - and the required notice was placed in the newspaper circulating in the Municipality on December 19, 2023. The two development agreements are in effect once it is filed at the Nova Scotia Registry of Deeds.


Community Engagement

The Municipality has been engaging with landowners in Sub-Areas 1 & 12 since the area was designated by the Province as a Special Planning Area. We have received a number of proposals that required reviews by municipal internal agencies that are needed to advance the process.

As we proceed through the planning process, we invite you to a Public Open House to meet with municipal staff and discuss the proposed policies and regulations that will guide future development of the Bedford West Sub-Areas 1 and 12 Special Planning Area.

For more information about the background and proposed policies, please watch the introductory video that explains the proposed planning policies, planning process, and project's next steps.

Staff will be collecting public feedback through 1-on-1 conversations during public drop-in sessions. A formal presentation will not be provided. All sessions will provide the same information. Please attend one session at the time of your choice. Registration is not required.


Background and Project Outline

Planning for Bedford West began in 2002, through a master planning study. In 2006, Regional Council approved the Bedford West Secondary Plan to guide development. The goal of the Secondary Plan is to enable quality residential and commercial development supported by cost-effective municipal services. Bedford West is located within an infrastructure charge area established under the Regional Subdivision By-law. Sewer capacity and infrastructure charges are tied to the expected population at full build-out.

On June 29, 2021, Regional Council initiated a process to amend the Bedford Municipal Planning Strategy (Bedford Plan), Bedford West Secondary Municipal Planning Strategy (Bedford West Secondary Plan), and associated planning documents to develop a master neighbourhood plan for Bedford West Sub-Areas 1 and 12 through a comprehensive master planning process. This process is required to effectively guide the development of mixed-use communities with supporting public infrastructure.

In March 2022, Bedford West was designated a “Special Planning Area” by the Minister of Municipal Affairs and Housing on the recommendation to address housing challenges. The Special Planning Area allows the Minister of Municipal Affairs and Housing to make decisions on planning matters in this area as outlined in the Housing in the Halifax Regional Municipality Act.


Proposals

As part of this planning process, two proposals were submitted for lands within sub areas 1 & 12, and are currently under internal review:

1) Clayton Developments – A mixed-use subdivision with new parks and public streets, consisting of 1,800 – 2,000 residential units of different types, and approximately 15,000 sq.m. of commercial and institutional uses.

2) ZZap Consultants – A religious institutional use with accessory community facilities (meeting space, kitchen, and offices within the main building.

3) Other submissions: 11 submissions for single-lot developments on properties along Larry Uteck Boulevard. and Hammonds Plains Road. The proposals are for mix use buildings, consisting of residential, commercial, and institutional uses, that vary in height between high-rise and mid-rise buildings.


Planning Process & Approach

The planning process will address what is needed for a new complete community through a neighbourhood plan for the entire area. This will include new roads, parks, pathways, housing mix, and any other amenities. Policies will be drafted for the municipal plan to establish development agreement policies for the large subdivisions and land use zoning regulations for the single-lot properties.

1) Land Use By-Law Amendments for Stand Alone Properties

For single-lot properties that are not proposing new infrastructure, it is proposed that development be facilitated through an as-of-right process by establishing new zones and built form regulations.

2) Development Agreement for Master Planned Properties

For large lots or proposals that include multiple properties, development agreement policies and processes are proposed. This will allow for control over the infrastructure layout including trails, sidewalks, streets, and nature corridors, and will enable residents to provide feedback on the overall design of the subdivision.


Regional Plan and By-law context

Regional Plan: Bedford West is an Urban District Growth Centre under the Regional Municipal Planning Strategy (Regional Plan). Growth Centres are those areas identified for significant development. The site is also in the Urban Settlement designation, where the municipality allows for serviced development. The Regional Plan's housing objectives include:

  • developing at least 75 per cent of new housing in the Regional Centre and in urban communities;
  • focusing new growth where services are already available;
  • protecting neighbourhood stability; and
  • designing communities to support neighbourhood revitalization.

Plan & Land Use By-law: The Bedford West Secondary Plan is contained within the Bedford Plan, the Halifax Plan, and the Beaver Bank, Hammonds Plains and Upper Sackville Plan. Sub areas 12 & 1 are located within the boundaries of the Bedford Plan.

Bedford West is divided into 12 sub areas. The Bedford West Secondary Plan contains a master stormwater plan for the entire development; all sub areas must adhere to the stormwater plan. Policy BW-42 of the Bedford West Secondary Plan identifies that a master planning exercise is needed to enable the development of sub area 12 when services are available. This planning must include public engagement and background studies, to create a concept plan for new development


Thank you to all residents for attending the Public Open House on Wednesday, August 16th. Please watch the introductory video that explains the proposed planning policies, planning process, and project's next steps.


Project Status

December 19, 2023

NOTICE OF APPROVAL
EXECUTIVE PANEL ON HOUSING
IN THE HALIFAX REGIONAL MUNICIPALITY

TAKE NOTICE THAT The Executive Panel on Housing in the Halifax Regional Municipality did, on November 2, 2023, recommend approval the following:

A number of proposals were submitted to develop lands within Bedford West Sub-Areas 1 and 12, which include:

1) Application by Clayton Developments for a mixed-use subdivision with new parks and public streets, consisting of 1,800 – 2,000 residential units of different types, and approximately 15,000 sq.m. of commercial and institutional uses.

2) Application by ZZap Consultants to enable a religious institutional use with accessory community facilities (meeting space, kitchen, and offices within the main building.

3) Other submissions: 11 submissions for single-lot developments on properties along Larry Uteck Boulevard. and Hammonds Plains Road. The proposals are for mix use buildings, consisting of residential, commercial, and institutional uses, that vary in height between high-rise and mid-rise buildings.

On Tuesday, November 21, 2023, the amendments to the Municipal Planning Strategy for Bedford, and the Bedford Land Use By-law were reviewed and approved by the Minister of Municipal Affairs and Housing. On Monday, November 27, 2023, the Minister also reviewed and approved two development agreements, one between MICCO Bedford Holdings Limited and the Halifax Regional Municipality, and another between West Bedford Holdings Limited and the Halifax Regional Municipality to enable residential development to proceed within Bedford West Sub-Areas 1 and 12. The approval of all planning documents and development agreements is as per Bill No. 63 - Housing in the Halifax Regional Municipality Act - and the required notice was placed in the newspaper circulating in the Municipality on December 19, 2023. The two development agreements are in effect once it is filed at the Nova Scotia Registry of Deeds.


Community Engagement

The Municipality has been engaging with landowners in Sub-Areas 1 & 12 since the area was designated by the Province as a Special Planning Area. We have received a number of proposals that required reviews by municipal internal agencies that are needed to advance the process.

As we proceed through the planning process, we invite you to a Public Open House to meet with municipal staff and discuss the proposed policies and regulations that will guide future development of the Bedford West Sub-Areas 1 and 12 Special Planning Area.

For more information about the background and proposed policies, please watch the introductory video that explains the proposed planning policies, planning process, and project's next steps.

Staff will be collecting public feedback through 1-on-1 conversations during public drop-in sessions. A formal presentation will not be provided. All sessions will provide the same information. Please attend one session at the time of your choice. Registration is not required.


Background and Project Outline

Planning for Bedford West began in 2002, through a master planning study. In 2006, Regional Council approved the Bedford West Secondary Plan to guide development. The goal of the Secondary Plan is to enable quality residential and commercial development supported by cost-effective municipal services. Bedford West is located within an infrastructure charge area established under the Regional Subdivision By-law. Sewer capacity and infrastructure charges are tied to the expected population at full build-out.

On June 29, 2021, Regional Council initiated a process to amend the Bedford Municipal Planning Strategy (Bedford Plan), Bedford West Secondary Municipal Planning Strategy (Bedford West Secondary Plan), and associated planning documents to develop a master neighbourhood plan for Bedford West Sub-Areas 1 and 12 through a comprehensive master planning process. This process is required to effectively guide the development of mixed-use communities with supporting public infrastructure.

In March 2022, Bedford West was designated a “Special Planning Area” by the Minister of Municipal Affairs and Housing on the recommendation to address housing challenges. The Special Planning Area allows the Minister of Municipal Affairs and Housing to make decisions on planning matters in this area as outlined in the Housing in the Halifax Regional Municipality Act.


Proposals

As part of this planning process, two proposals were submitted for lands within sub areas 1 & 12, and are currently under internal review:

1) Clayton Developments – A mixed-use subdivision with new parks and public streets, consisting of 1,800 – 2,000 residential units of different types, and approximately 15,000 sq.m. of commercial and institutional uses.

2) ZZap Consultants – A religious institutional use with accessory community facilities (meeting space, kitchen, and offices within the main building.

3) Other submissions: 11 submissions for single-lot developments on properties along Larry Uteck Boulevard. and Hammonds Plains Road. The proposals are for mix use buildings, consisting of residential, commercial, and institutional uses, that vary in height between high-rise and mid-rise buildings.


Planning Process & Approach

The planning process will address what is needed for a new complete community through a neighbourhood plan for the entire area. This will include new roads, parks, pathways, housing mix, and any other amenities. Policies will be drafted for the municipal plan to establish development agreement policies for the large subdivisions and land use zoning regulations for the single-lot properties.

1) Land Use By-Law Amendments for Stand Alone Properties

For single-lot properties that are not proposing new infrastructure, it is proposed that development be facilitated through an as-of-right process by establishing new zones and built form regulations.

2) Development Agreement for Master Planned Properties

For large lots or proposals that include multiple properties, development agreement policies and processes are proposed. This will allow for control over the infrastructure layout including trails, sidewalks, streets, and nature corridors, and will enable residents to provide feedback on the overall design of the subdivision.


Regional Plan and By-law context

Regional Plan: Bedford West is an Urban District Growth Centre under the Regional Municipal Planning Strategy (Regional Plan). Growth Centres are those areas identified for significant development. The site is also in the Urban Settlement designation, where the municipality allows for serviced development. The Regional Plan's housing objectives include:

  • developing at least 75 per cent of new housing in the Regional Centre and in urban communities;
  • focusing new growth where services are already available;
  • protecting neighbourhood stability; and
  • designing communities to support neighbourhood revitalization.

Plan & Land Use By-law: The Bedford West Secondary Plan is contained within the Bedford Plan, the Halifax Plan, and the Beaver Bank, Hammonds Plains and Upper Sackville Plan. Sub areas 12 & 1 are located within the boundaries of the Bedford Plan.

Bedford West is divided into 12 sub areas. The Bedford West Secondary Plan contains a master stormwater plan for the entire development; all sub areas must adhere to the stormwater plan. Policy BW-42 of the Bedford West Secondary Plan identifies that a master planning exercise is needed to enable the development of sub area 12 when services are available. This planning must include public engagement and background studies, to create a concept plan for new development