Application by North West Community Council (NWCC) to review the Cushing Hill Commercial Comprehensive Development District (CCDD) policies to consider new policy related to commercial and/or residential development on the lands within the CCDD.
The Cushing Hill CCDD is located north east of the Royal Canadian Legion (1772 Bedford Highway) and is comprised of nine parcels of land including 1763, 1775, 1781 and 1789 Bedford Highway, and 122, 128, 134, 136 and 144 Oakmount Drive in Bedford.
NWCC has asked staff to look at the existing policy in the Bedford Municipal Planning Strategy for the Cushing Hill site and provide guidance on if the existing policy is appropriate or if policy changes need to be made. Current policy enables the negotiation of a development agreement (legal contract) for commercial or commercial / residential land uses. In addition to the above noted lands, consideration of policies for lands in the immediate neighbourhood may be considered.
The final staff report is proposing the following:
- Low density residential land uses be permitted on the northern end of the subject lands. Single unit, two unit/semi-detached and townhouse dwelling units are appropriate and compatible with adjacent single unit dwellings. The zone would be applied to all northern properties with frontage on Oakmount Drive, including 122, 128, 134 136, 144 and 146 Oakmount Drive. Zoning contain controls that manages relationships with existing single unit dwellings and maintains appropriate relationships with the Bedford Highway. The zone permits the low density options on single lots as well as on common lots. A common lot typically involves a condominium, however common lots also can be handled through a single owner (rental units). A common lot could have a shared driveway to access Oakmount Drive.
- Highway commercial land uses be permitted at the southern end of the subject lands, which would permit highway commercial land uses similar to the existing CHWY zone. The zone shall be applied to all southern properties including all lands with frontage just on the Bedford Highway, including PID#40116295, 1749, 1753, 1757, 1761, 1763, 1781 and 1789 Bedford Highway. This would enable a motel/hotel as well as other commercial land uses. The zone manages the height of buildings to a maximum of 60 feet above the Bedford Highway to ensure that they do not significantly affect homes on Oakmount Drive. Access to these lands is restricted by Nova Scotia Transportation and Infrastructure Renewal (NSTIR) and any access for these lands from the Bedford Highway may have to be jointly approved by NSTIR and the municipality.
View the staff report for details on both proposed zones.
This application is being considered under the municipal planning strategy amendment process.
A public open house was held May 28, 2012, at Basinview Drive Community School, Bedford. The open house was hosted by HRM Planning Applications and the North West Planning Advisory Committee (NWPAC). Planning staff were present to identify the full scope of the proposal and receive comments.
A detailed review of the existing policies is complete and new policies have been drafted which permit a mix of commercial and residential land uses. A Public Participation Meeting was held by North West Planning Advisory Committee on Monday, June 20, 2016, at 7:00 p.m. at Basinview Drive Community School, 273 Basinview Dr, Bedford, NS., to review the draft policies. Staff have completed a review of the public comments from the meeting and have completed a staff report with recommendations. The report was forwarded to North West Community Council on November 4, 2019. On November 12, 2019 Regional Council gave First Reading to the proposal and scheduled a public hearing.
A public hearing was held by Regional Council on Tuesday, December 10, 2019, at 6:00 p.m. at Halifax City Hall (Council Chamber), 3rd Floor, 1841 Argyle Street, Halifax, NS. Regional Council approved the proposed amendments as shown in the staff report.
View the staff report.
Approved amendments have been sent to the Provincial Director of Planning for review. If the amendments are approved by the Province, the amendments would become active.