PLANAPP 2023-01496 - PID 40192528 Musquodoboit Harbour

Request

Application by KWR Approvals on behalf of the property owner (Harbour Garden Village Inc.) for a development agreement to allow the subdivision of a new lot that will contain a 48-unit shared housing with special care facility (The Birches Nursing Home) on PID 40192528 in Musquodoboit Harbour. This site is designated a Provincial Special Planning Area.

Proposal

This proposal is to construct a 48-unit shared housing with special care facility for The Birches Nursing Home. The major aspects of the proposal are as follows:

• Allow the subdivision of a new lot (7 acres);
• A 48-unit shared housing with special care facility (one building); and
• Allow for access from Highway 7 and Little River Drive on two new public streets within a future phase of the overall development.

The Development Plans (provided below) outline the development proposal in detail, and include information related to subdivision, stormwater management and grading, traffic, servicing, conceptual road design, environmental assessment, and proposed building design.

The development of this entire property of land is likely to be considered in phases. The overall vision for the property is for a mixed use development called “Harbour Garden Village”, containing a variety of residential housing forms and small-scale commercial businesses. However, at this time, the proposal is narrow in scope and only pertains to allowing the subdivision of a new lot, on which to construct a new facility for The Birches Nursing Home. 

Process

The subject property is identified as a Rural District Growth Centre under the Regional Municipal Planning Strategy. Development of the subject property is guided by the Eastern Shore (West) Secondary Municipal Planning Strategy.

The subject property was designated a “Special Planning Area” (SPA) by the Executive Panel on Housing of the Province of Nova Scotia to address housing challenges in the capital region. To help accelerate an increase in the supply of housing, as outlined in the Housing in the Halifax Regional Municipality Act, the designation allows the Minister to make decisions on planning matters in these areas.

Municipal staff will be preparing the planning documents for review by the Executive Panel on Housing. Given that the Minister of Municipal Affairs and Housing has the authority to approve planning matters in the designated SPA, based on a recommendation of the Executive Panel on Housing, a formal public hearing process at Council will not be held for this application.  

Updates on the planning process will be provided on this website along with opportunities for the public to review and comment on the proposed planning documents. Specific public engagement opportunities will be identified at a later date and any public feedback received will help inform municipal staff recommendations and be shared with the Executive Panel on Housing.
 

Status

This application is under review by HRM staff and review agencies. A public information meeting was held on January 17th, 2024, at the Eastern Shore Community Centre. The HRM staff presentation can be viewed here. Public feedback will be formally collected until February 2nd, 2024. If you would like to provide feedback, please contact the planner, Claire Tusz, at tuszc@halifax.ca or 902.430.0645. 

Documents Submitted for Evaluation

The applicant has submitted plans and studies required by HRM staff to properly evaluate the application. The documents are also available for review at the Planning Applications office in Downtown Dartmouth. 

Cover Letter
Concept Road Plan
Elevations 
Floor Plans
Landscape Plan
Phase 1 Hydrogeological Study
Phase 1 Environmental Assessment Report
Phase 2 Geotechnical Investigation
Site Plan
Stormwater Management Plan (full site)
Stormwater Management Plan (new lot)
Subdivision Plan
Survey Plan
Topographic Survey
Traffic Impact Study
Wastewater Assessment
Wetland Determination