Case 20401 - Bedford West, Bedford

Request

This process originally started as an application by on behalf of a variety of property owners to initiate a process to amend the Bedford and Halifax Municipal Planning Strategy [MPS] and the Bedford West Secondary Planning Strategy to enable development of Bedford West Sub Area 10, Kearney Lake Road, Bedford and Halifax.

Background

In 2006, Regional Council approved the Bedford West Secondary Planning Strategy [Bedford West SPS] which provided guidance for the development of a new community on the west side of the Bicentennial Highway [Highway 102] in the vicinity of the Hammonds Plains and Larry Uteck Boulevard. The goal of the strategy is to enable quality residential and commercial development which is cost-effective for the municipality to service. The Bedford West area will house a significant portion of HRM’s urban growth over a twenty-five-year period. The Bedford West SPS includes objectives and policies pertaining to environmental protection, municipal services and land use.

The Bedford West SPS area is divided into 12 Sub Areas [see map below]. Development agreements [legal contracts] have been previously approved for Sub Areas 2,3,4,5, 7, 8, 9.

When approved in 2006, the Bedford West SPS did not include detailed policies to enable development in Sub Area 10, 11 or 12 [Map 3]. The exclusion of these sub-areas was intentional as these lands were not part of the core holdings of the majority land holder in the Bedford West area and outside the area where detailed study had been completed. The SPS identifies that a future planning process is to consider the need for amendments to the SPS to enable development of Sub Area 10. Lands in Sub Area 10 currently have multiple zones regulating their development including Residential Reserve [RR] and Institutional [SI] zones under the Bedford Land Use By-law [LUB] and Urban Settlement [US] zone under the Halifax Mainland LUB. The RR and US Zones allow for single unit dwellings on large lots [5 acres minimum] with large road frontages [360 feet minimum]. The SI zone permits institutional uses such as schools and churches.

Proposal

Following installation of municipal piped services in 2014, Clayton Developments, representing most of the landowners within the serviceable area of Sub Area 10, requested updates to the BWSPS to enable development that includes residential (Multiple Unit Dwelling), institutional, and commercial (neighbourhood commercial) land uses.

Clayton Developments requested the following be considered as part of the planning process:

• A simplified method to calculate permitted densities;
• Reconsideration of a mixed residential development (typical Bedford West Sub Area) to enable primarily multiple unit dwellings;
• Increasing the allowable population to match the capacity of sewer infrastructure; and
• The ability for multiple development agreements for portions of the sub area rather than a single development agreement for the entire sub area.

Process

This process will follow the Municipal Planning Strategy Amendment and Land Use By-law Amendment Process. While the original request was made by several land owners in the area, the Municipality is responsible for the creation of land use policies under the Municipal Planning Strategies and Secondary Planning Strategies.

Due to Sub Area 10 having lands within both the Bedford Plan are and the Halifax Plan Area this application is subject to the review of both the North West Community Council and the Halifax and West Community Council.

Status

Regional Council approved this proposal at a public hearing held on Tuesday, December 14, 2021.

Regional Council initiated the process at its meeting on October 2, 2016, following consideration of an initiation report presented by staff.

A staff report, dated October 25, 2021, was tabled with the Halifax and West Community Council North West Community Council and Regional Council.

Documents Submitted for Evaluation

The applicant has submitted plans and studies required by municipal staff to properly evaluate the application. The relevant documents are linked below. These documents may also be  provided  by email or regular mail by making this request to the planner listed below. 

Application Letter 
Application Letter -Update
Topo Map of Site
Concept Plan
Servicing Review

Related Documents
Generalized Future Land Use Map
Zoning Map
Sub Areas of Bedford West Map (Map 3)