Site-Specific Requests

For additional information regarding C863, please click here.

Lands on Purcell’s Cove Road | C025

• Redesignate the lands to Rural Commuter and apply zoning that will permit large lot subdivision.
• Under the Regional Subdivision Bylaw, Purcell’s Cove Road (Route 253) is a “Schedule K” road; lots in the Rural Commuter designation on Schedule K roads must have a minimum of 61 metres of public road frontage.
• The existing lot has approximately 355 metres of frontage; therefore, it is anticipated that the proposed amendments will permit subdivision for a maximum of 5 lots.
• A watercourse buffer (proposed to be 30 metres under the Draft Regional Plan) will apply from Williams Lake.

Purcell’s Cove Backlands, Purcell’s Cove | Case 22257

HRM initiated request to review all lands in the Urban Reserve Designation in the Purcell’s Cove area, as a result of HRM’s acquisition of Shaw Wilderness Park.

• Acknowledge that an urban form of serviced development is no longer envisioned in this location;
• Re-designate and rezone the Shaw Wilderness Park lands to Open Space and Natural Resources Designation and the Regional Park Zone to reflect its current use;
• Re-designate and rezone other publicly-owned lands and private conservation lands to the Open Space and Natural Resource Designation and the Protected Area Zone;
• Re-designate privately owned Urban Reserve lands to Rural Commuter within a specified and limited distance of Purcell’s Cove Road, apply the Open Space and Natural Resource Designation to the remainder of the properties, and apply a new Purcell’s Cove Backlands Designation and Zone within the Halifax Mainland Secondary Municipal Planning Strategy and Land Use By-law to the lands.

Clifton Heights | C070-A

Request from Armco Capital Inc. to extend Urban Service Area Boundary to allow for serviced development on the full extent of these lands, related to an active subdivision application.

• Planning for development in this Urban Reserve area will be considered after the completion of study and planning for future serviced communities in the Urban Settlement designation.
• This is in keeping with the existing Regional Plan policy which envisioned these lands will be considered for serviced development after 2031.
• In Phase 5, staff will undertake a Strategic Growth and Infrastructure Priority Plan. Should this area be confirmed as a location for future growth, staff will recommend to Regional Council whether background study to support future master planning in this area should commence.
• Background studies would include ecological and cultural considerations, as well as baseline transportation and water and wastewater infrastructure studies.

• To view the Holding Zone requests map, please click here.

Near Kidston Lake | C071

Request from KWR Approvals Inc., on behalf of North American Real Estate, to consider a 4,800 unit serviced development on the subject lands.

Lands Southwest of Herring Cove | C074

Request from Stephen Adams, on behalf of the property owners, to include the subject lands in the Urban Service Area boundary to allow for serviced development on the full extent of these lands.

Herring Cove / Spryfield | C333

Request from Stephen Adams, on behalf of several property owners to rezone properties to R-2.

Smiths Road, Bedford | C089

Request from Chris Marchand, Ramar Construction, to include the subject lands in the Urban Service Area and redesignate them to permit the creation of five new lots.

• Amendments to enable serviced development in this area is not recommended until the conclusions of the Future Serviced Communities study is completed.
• Regional Planning staff will monitor the progress of the Future Serviced Communities study and recommend an approach to these lands once that has been completed. It is anticipated that this will occur in Phase 5, at which time staff will:
  • Consider redesignating these lands to Urban Settlement, consistent with the designation in the Bedford West and Sandy Lake area;
  • Consider whether it is appropriate to extend the Urban Service Area boundary to align with the Urban Settlement designation. This will require consultation with Halifax Water.

• Amendments to the Urban Settlement designation and Urban Service Area boundary in this area are not recommended until further study of community growth and infrastructure in this area can be completed. Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Lake Loon area will be studied at that time, and will:
  • Study population growth and settlement patterns to determine whether these lands may be appropriate for serviced development in the longer term;
  • Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area;
  • Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan;
  • Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan;
  • Consider what public engagement will be required.

• Amendments to Regional Plan and SMPS policy to enable additional subdivision in the Cow Bay area are not recommended until further study of future community growth and infrastructure planning in this area can be completed.
• Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Eastern Passage/Cow Bay area will be studied at that time, and will:
  • Study population growth and settlement patterns to determine whether these lands may be appropriate for serviced development in the longer term;
  • Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area;
  • Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with Green Network Plan objectives;
  • Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan;
  • Consider what public engagement will be required.

• This area was identified as a priority area for growth under the Timberlea/ Lakeside/ Beechville MPS; however, it is not considered a growth area under the Regional Plan, and the Halifax Green Network Plan has identified important environmental values on the lands.
• Amendments to the Regional Plan and SMPS policy to enable serviced development in this area of Timberlea is not recommended until further study of future community growth, environmental constraints and infrastructure planning in this area can be completed.
• Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Timberlea area will be studied at that time, and will:
  • Study population growth and settlement patterns to determine whether these lands may be appropriate for serviced development in the longer term;
  • Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area;
  • Consider environmental implications, such as watershed impacts, constraints such as floodplains and wildlife corridors, and explore opportunities for landscape connectivity, consistent with Green Network Plan objectives;
  • Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan;
  • Consider what public engagement will be required.

Temple Terrace near Glendale Avenue, Lower Sackville | C539

Request from Fathom Studio, on behalf of StoneRidge Fellowship Baptist Church, to include the northern section of the lands within the urban service area, re-designate the lands to the urban settlement designation, and rezone the property to allow for a medium density residential development.

• Amendments to the Regional Plan and SMPS policy to enable serviced development in this area is not recommended until further study of future community growth, environmental constraints and infrastructure planning in this area can be completed.
• Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Timberlea area will be studied at that time, and will:
  • Study population growth and settlement patterns to determine whether these lands may be appropriate for serviced development in the longer term;
  • Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area;
  • Consider environmental implications, such as watershed impacts, constraints such as floodplains and wildlife corridors, and explore opportunities for landscape connectivity, consistent with Green Network Plan objectives;
  • Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan;
  • Consider what public engagement will be required.

Lands at Maple Grove Drive and Cobequid Road, Lower Sackville | C809

• Amendments to enable serviced development in this area are not recommended until the conclusions of the Future Serviced Communities study for the Morris Lake Expansion Lands is completed.
• Regional Planning staff will monitor the progress of the Future Serviced Communities study and recommend an approach to these lands once that has been completed.
• It is anticipated that this will occur in Phase 5, at which time staff will consider whether amending the Urban Service Area, Regional Plan designation and SMPS policy and land use by-law to allow for serviced development is appropriate.

• Amendments to the Regional Plan and SMPS policy to enable serviced development in this area are not recommended until further study of future community growth, environmental constraints and infrastructure planning in this area can be completed.
• Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Lower Sackville Area will be studied at that time, and will:
  • Study population growth and settlement patterns to determine whether these lands may be appropriate for serviced development in the longer term;
  • Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area;
  • Consider environmental implications, such as watershed impacts, constraints such as floodplains and wildlife corridors, and explore opportunities for landscape connectivity, consistent with Green Network Plan objectives;
  • Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan.

• Amendments to the Urban Settlement designation and Urban Service Area boundary in this area are not recommended until further study of community growth and infrastructure in this area can be completed.
• Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Timberlea area will be studied at that time, and will:
  • Study population growth and settlement patterns to determine whether these lands may be appropriate for serviced development in the longer term;
  • Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area;
  • Consider environmental implications, such as watershed impacts, constraints such as floodplains and wildlife corridors, and explore opportunities for landscape connectivity, consistent with Green Network Plan objectives;
  • Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan;
  • Consider what public engagement will be required.

• ANS Community Action Planning and Phase 5 – Future Growth
• Before amendments can be made to include these lands within the Urban Service Area boundary, further work must be undertaken with the applicant and the East Preston community to understand their community growth objectives and how they may relate to infrastructure and service provision.
• African Nova Scotian Community Action Planning staff will work with the applicants on their planning objectives. There may be opportunities to consider adjustments to zoning or other development issues in the short term, while work is ongoing to address broader infrastructure and servicing issues.
• During Phase 5 of the Regional Plan Review, staff will undertake a Strategic Growth and Infrastructure Priority Plan, which will consider opportunities for serviced development to better support ANS Communities.

Lands near Lindforest Court, Middle Sackville | C070-B

Request from Armco Capital Inc. to include the subject lands in the Urban Service Area boundary to allow for serviced development in this area.

• Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Middle Sackville Area will be studied at that time, and will:
  • Consider which lands in the Middle Sackville area may be appropriate for serviced development in the short term, and which should be considered in the longer term horizon;
  • Study the current and future potential development pattern in the Middle Sackville area (considering existing development, ongoing as-of-right subdivision applications, ongoing enabled planning applications, and requests received through the Regional Plan Review process) to understand the area’s infrastructure planning needs;
  • Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in the area;
  • Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan;
  • Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan;
  • Consider past and ongoing public engagement in the area, including the Middle – Upper Sackville & Lucasville Community Visioning program, and consider what, if any additional public engagement is required.

    
    

Lands at the corner of Rosemary Drive and Marigold Drive, Middle Sackville | C070-C

Request from Armco Capital Inc. to include the subject lands in the Urban Service Area boundary to allow for serviced development on this parcel.

Lands near Little Lake, Middle Sackville | C070-D

Request from Armco Capital Inc. to extend the Urban Service Area boundary northward to the CN Rail Line to allow for serviced development on the full extent of these lands.

• Amendments to Regional Plan policy for the Hammonds Plains Growth Control Area are not recommended until further study of future community development and infrastructure planning in this area can be completed.
• Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Hammonds Plains Growth Control Area will be studied at that time, and will:
  • Study population growth and settlement patterns to estimate which lands may be appropriate for new serviced development;
  • Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area;
  • Consider and prioritize the need for increased community connections and emergency egress;
  • Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan;
  • Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan.
  • Consider what public engagement will be required.

Request from Zzap Consulting on behalf of Marchand Developments to remove lands from Schedule J to establish a direct road link between Rochester Drive and McCabe Lake Drive, and rezone the parcels to R1-A to allow residential development.

Request from Zzap Consulting on behalf of Marchand Developments to lands from Schedule J to facilitate a road connection between Westwood Boulevard and Pockwock Road, and rezone the parcels to R1-A to allow residential development.

• Amendments to Regional Plan policy for the Hammonds Plains Growth Control Area are not recommended until further study of future community development and infrastructure planning in this area can be completed.
• Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Hammonds Plains Growth Control Area will be studied at that time, and will:
  • Study population growth and settlement patterns to estimate which lands may be appropriate for new serviced development;
  • Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area;
  • Consider and prioritize the need for increased community connections and emergency egress;
  • Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan;
  • Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan.
  • Consider what public engagement will be required.
• In addition, before changes to planning policy is considered for the Upper Hammonds Plains area, further work must be undertaken with Upper Hammonds Plains community to understand their community growth objectives and how this proposal relates.

• Amendments to Regional Plan policy for the Beaver Bank Growth Control Area are not recommended until further study of future community development, infrastructure and servicing opportunities in the Beaver Bank and Kinsac area is completed.
• Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Beaver Bank Growth Control Area will be studied at that time, and will:
  • Study population growth and settlement patterns to estimate which lands may be appropriate for new serviced development;
  • Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area;
  • Consider and prioritize the need for increased community connections and emergency egress;
  • Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan;
  • Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan.
  • Consider what public engagement will be required.

• The Draft Regional Plan includes policy that would permit a special area to be established through the Regional Centre Plan and land use bylaw to allow limited recreational uses and commercial uses within a riparian buffer where the riparian buffer has been infilled or altered prior to 2006, developed in an environmentally sensitive manner and provide opportunities for natural green space and public access and enjoyment.
• A development agreement for such a use would need to consider whether it is appropriate to allow for commercial and recreational main uses in accessory structures within the riparian buffer on lands that have been previously infilled and consider impacts on water quality, wildlife, and the protection of property from the natural hazards of flooding.

• Staff have advised the applicant that there are as-of-right and rezoning opportunities and that those should be pursued in the short term.
• The Draft Regional Plan includes policy that would enable adaptive reuse of existing buildings for residential purposes. This would allow a future development agreement for the existing building.

• Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5.
• Future development potential in the Wellington area will be studied at that time.

• Redesignate these lands from Rural Commuter to Urban Settlement and apply the Business/ Industrial sub-designation to the lands.
• In preparation for extending the Urban Service Area boundary and applying appropriate policy and zoning at the secondary plan and land use by-law level, initiate study on this area, including a watershed study, land suitability analysis (that considers environmental constraints and heritage and cultural assets and constraints) and a baseline infrastructure study (for mobility, water and wastewater services).
• Planning & Development will work with Infrastructure Planning and Corporate Real Estate to determine an appropriate scope for this study.

• Phase 4 and Advance Outside the Regional Plan
• The Draft Regional Plan applies the Urban Settlement Designation and Business Industrial Sub-designation to the lands.
• Appropriate zoning will be considered through Case 22009.