The M District Future Growth Node

Project status

The second phase of public engagement began on April 19th, 2024. During this second phase of engagement, HRM Staff will be collecting feedback on the draft planning policy and updated application documents using the survey found at the bottom of this webpage. For an introduction to this project, and an overview of the planning process, please watch this introductory video published on April 24th 2023.

For an overview of the updates on this application since the first phase of engagement, please watch this video More information on the draft planning policy and applicant submission documents can be found below:

Updates as of April 19th, 2024

Draft Planning Policy:

HRM Staff have created a new draft planning policy for the M District Future Growth Node. If adopted, Council must evaluate any development agreement against this policy set. The planning policy therefore provides overall guidance on how development may occur within the M District Future Growth Node. The draft planning policy can be found under the Documents tab.

WM Fares Architects on Behalf of Rank Inc. (4239474 CANADA INC)

WM Fares Architects, on behalf of Rank Inc., has applied to develop lands representing the majority of the M District Future Growth Node with approximately 2,550 new residential units in buildings ranging between 7 – 40 storeys, 360 retirement living units, new commercial and retail space, and an above ground parking garage. The development is proposed to be built around the existing mall. Also included in the proposal is a new public park, and generous pedestrian walkways throughout the site. The proposed site plan for this development is shown in the image below.

New documents submitted since first phase of public engagement:

• Revised Site Plan
• Revised Written Submission
• Revised Growth Area Mobility Analysis* (Transportation Study) - Under Review by HRM Staff
• Revised 3D Context View
• Revised Phasing Plan
• Shadow Analysis
• Preliminary Wind Analysis
• Landscaping Guideline Document
• Height and Floor Area Ratio Map
• Proposed Transit Terminal Site Design and Parcel Boundary
• Proposed Subdivision Plan
• Areas of Potential Future Mall Expansion

These documents, along with earlier submitted documents, can be found under the Documents tab in the folder titled WM Fares Architects Submissions.

ZZAP on Behalf of Dartmouth Properties Limited

ZZAP, on behalf of Dartmouth Properties Limited, has applied to develop the remaining lands within the M District Future Growth Node with approximately 825 new residential units in buildings ranging between 26 - 31 storeys, new commercial space built, and an above ground parking garage. The development is proposed to take place around the existing commercial office building. The proposed site plan for this development is shown in the image below.

Documents received to date:

• Phasing Plan
• Written Submission
• Archaeological Resource Impact Assesment (Draft)
• Wastewater Analysis Report
• Revised Growth Area Mobility Analysis* (Transportation Study) - Under Review by HRM Staff

These documents can be found under the Documents tab in the folder titled ZZAP Submissions. Additional supporting documents will be uploaded once received.

*Please note that the Growth Area Mobility Analysis is a joint submission on behalf of both applicants.*

Background
On December 13, 2022 Regional Council initiated a process to consider amendments to the Regional Centre Secondary Municipal Planning Strategy and Land Use By-law to enable comprehensive development of the M District Future Growth Node located between Micmac Boulevard and Horizon Court.

Plan and By-law context
The M District was identified by Regional Council as a “Future Growth Node” for a mixture of residential, commercial, and public uses in support of population growth, employment opportunities, improved transit, and public parks. Policies F-3, F-4, F-5, and F-6 of the Regional Centre Secondary Municipal Planning Strategy provide direction for establishing a master neighbourhood plan for the M District.

The planning process will address items that are 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 and regulations will be drafted to guide the phasing, use and form of development.