PLANAPP 2023-00368 (Formerly 24508): 70-80 First Lake Drive, Lower Sackville



Application by Upland Studio requesting substantive amendments to an existing development agreement for lands at 70-80 First Lake Drive, Lower Sackville, to allow for 3 new buildings ranging from 6 to 22 storeys in height, housing a total of 800 residential units and additional commercial space.


In 2011, North West Community Council approved a development agreement to permit the establishment of new commercial uses in excess of the maximum permitted size in the community commercial zone on the subject property, pursuant to Policies CC-3 and IM-13 of Sackville Municipal Planning Strategy. The agreement was amended in 2016 to allow for liquor sales on site. 

The existing development agreement sets requirements related to the permitted land uses, sitting and architectural requirements of the building, landscaping, parking, circulation, and access. It currently permits a maximum building height of 10.7m (35feet) and 25% maximum lot coverage. 

The applicant wishes to re-develop the property by adding three (3) multiple unit dwellings which would be connected by a network of pedestrian walkways and plazas. Policy CC-6 of the Municipal Planning Strategy for Sackville enabled multiple unit dwellings to be considered by Council through a development agreement process. 

The proposed development includes the following:

  • Sobeys grocery remains on-site unchanged
  • Tim Horton’s restaurant will be relocated to the eastern end of the site
  • One (1) residential multiple unit building, and two (2) mixed-use buildings to be added to the property - containing a total of 800 housing units and additional commercial space on the ground floor
  • The proposed three (3) buildings height range from 6 to 22 storeys
  • The proposed commercial space is 2,509 sq m2 in area, excluding the existing Sobeys building
  • 462 additional parking stalls below and above ground are proposed to serve the new developments
  • A network of pedestrian walkways and plazas through the site.

The development plans provided below outline the development proposal in detail, and include information related to driveway access, parking locations, pedestrian and vehicular circulation, building massing and elevations, landscaping and other design details.


The application will be considered under the Substantive Amendments to a Development Agreement process. 


Currently this application is at the review stage of the process where the request is reviewed by internal municipal staff and external review agencies.

Documents Submitted for Evaluation

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

Contact Information

For further information, please contact:

Dean MacDougall

Planner III

Development Services

Telephone: 902.240.7085

Mailing Address

HRM Planning Applications

PO Box: 1749,


Nova Scotia,

B3J 3A5

Attention: Dean MacDougall (Please identify the Case #24508 and address)