| Phase 5 Requests - Future Growth |
Phase 5 Recommended Approach |
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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.
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- 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.
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Montague Golf Course lands, Lake Loon | C325
Request from Fathom Studio, on behalf of the property owner, to include these lands within the Urban Service Area Boundary to enable a development agreement for a 6-storey apartment building for seniors. |
- 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.
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Lands off Dyke Road, Cow Bay | C328
Request from Fathom Studio, on behalf of Silver Sands Realty Ltd. to include these lands within the Water Service Area boundary and rezone to R-1 to enable residential subdivision. |
- 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.
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Lands near Fraser Lake, 2832 St. Margaret’s Bay Road, Timberlea | C337
Request by Clayton Development Ltd. to extend the Urban Service Area Boundary to enable residential development with municipal water and wastewater services.
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- 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.
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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.
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- 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.
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Lands at Maple Grove Drive and Cobequid Road, Lower Sackville | C809 Request from Stanley Gordon, Vera Gillis, Lynn Woolliscroft Gillis, Andrew Jennings-Lindsay to extend the Urban Service Area boundary and permit mixed use development on the lands.
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Atholea Drive, Cole Harbour | C565
Request by Fathom Studio to include the lands within the Urban Service area for low to medium density residential development.
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- 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.
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Lands at Highway 102 and Highway 102 Aerotech Connector, Fletchers Lake (C786)
Request by Clayton Developments Limited, on behalf of Aerotech Developments GP Limited, 4538217 Nova Scotia Limited, and Municipal Enterprises Limited, to extend the Urban Service Area boundary to enable residential and commercial development with municipal water and wastewater services.
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- 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.
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Lands at Montague Road and Highway 107, Montague Gold Mines | C806
Request by KRW Approvals, on behalf of the property owner, to extend the Urban Service Area boundary and include the lands in the Suburban Plan, and rezone to R-1.
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- 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.
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Lands at Glasgow Road and Highway 7, East Preston | C807
Request by KWR Approvals, on behalf of the property owners, to extend the Urban Service Area boundary and include the lands in the Suburban Plan.
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- 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.
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