Case 21460 - Residential Development Opportunity Site C, south of Ingram Drive and west of Highway 102, Fall River

Request

Application by KWR Approvals Inc., on behalf of Perry Lake Developments, for a site-specific amendment to the River-Lakes Secondary Planning Strategy (SPS) under the Municipal Planning Strategy (MPS) for Planning Districts 14 and 17 (Shubenacadie Lakes), to enable a residential development at the south end of Ingram Drive and west of Highway 102, Fall River, known as Opportunity Site C (PID 40844375, 40551277, 00472910, 00472902 and 40551558).

Proposal

The applicant proposes to develop three multiple-unit buildings (each three stories in height) each containing 40 dwelling units on a 30-acre (12.8 ha) property, known as Opportunity Site C, located at the end of Ingram Drive, in Fall River Village. The proposed development consists of:
•    Minimum of 60% of the site is retained as open space;
•    Controls on lighting;
•    Provision for a future connector trail to the MacDonald Sports Park; and,
•    Traffic Study verifying the suitability of the development in local traffic conditions and
•    Phosphorus Net Loading Assessment all phosphorus can be retained on-site in a post-development environment.
MPS Policy Amendment 
Required change to the River-Lakes Secondary Plan (SPS) under the MPS for Planning Districts 14 and 17. The applicant is requesting the following policy changes to enable the proposed development:
•    Eliminate the requirement for direct vehicular access to the Cobequid Road

APPLICATION HISTORY 
2016 - Case 20672 (previous application)
•    Development agreement application for three multiple-unit residential buildings (total of 116 residential units), a commercial building, and a self-storage facility was submitted. 
•    Planning policy requires a road connection from Ingram Drive to Cobequid Road. 
•    Canadian National Rail would not grant permission for a road to cross the rail line. 
•    The road connection over the rail line to Cobequid Road was intended for commercial uses. 
•    This application was discontinued. 
2018 – Case 21460 (current process)
•    February 27th     Regional Council initiated a new planning process. An application was submitted to remove the road requirement from MPS policy and allow additional residential density instead of commercial uses at Site C.
•    The application initially was for townhouses units and two 60 unit apartment buildings
•    June 13, 2018 A public information meeting will be held as part of the planning application. View the meeting notes.
2020
•    KWR Approvals Inc. was retained as a consultant for Perry Lake Developments 
•    posted revised drawings of the development proposal in April
•    continued to work through issues
2022
•    KWR Approvals Inc. submitted revised drawings in February 
•    Municipal staff are preparing for the second round of community engagement 

Process

This application is being considered under the Municipal Planning Strategy Amendment and Development Agreement process.

Status

At a public hearing on Tuesday, November 8, 2022 Halifax Regional Council refused to approve a request to amend the District 14 & 17 MPS to remove the requirement for a road connection over the CN rail line to Cobequid Road.

On October 3, 2022 North West Community Council defeated the Notice of Motion to the Development Agreement for Opportunity Site C which would allow three (3) Multiple Unit Dwellings each containing 40 dwelling units for a total of 120 units off of Ingram Drive. This decision has been appealed to the NS Utility and Review Board. The outcome of this process is still pending.

Documents Submitted for Evaluation

The applicant has submitted plans and studies required by municipal staff to properly evaluate the application. The documents submitted may be revised upon a complete review of the proposal and consultation with the community. Revisions will be uploaded to this website as they are received. The relevant documents are linked below but these documents may alternatively be provided either by email or regular mail by making this request to the planner listed below.

Map of the area showing the road connection

Most Recent Submission – Feb 25, 2022

Proposal Description
Area Context Concept Plan
Concept Plan
Landscaping Master Plan
Typical Elevation
Traffic Impact Study
View from Neighbourhoods
View from Surrounding Streets
Proposed Stormwater Management Plan
Phosphorous Net Loading Plan
Erosion and Sed. Control Plan

Frequently Asked Questions 
FAQ

Revised Submission – April 22, 2020
Concept Plan
Landscaping Plan
Elevations
Traffic Impact Study
Servicing Plans
Stormwater Management Plan
Erosion and Sedimentation Control Plan
Phosphorus Net Loading Plan
Phosphorus Net Loading Study

Any information posted prior to 2020 has been removed to provide room for more recent information.