PLANAPP 2024-01098 – 1389 ROBIE ST, HALIFAX

Request

Request
Application by Zzap Consulting on behalf of the property owner (3088962 Nova Scotia Limited), requesting to enter into a heritage development agreement on lands at 1389 Robie Street, Halifax (PIDs 00135541, 00473009, 00472993, 00135533, 00135525, 00135517, 00135509, 00135491, 00135483, 00135467, 00135459, 00135442) to permit a mixed-use development consisting of the following:

• Construction of two 34-storey (plus penthouse) towers with linked podiums;
• Construction of one 10-storey tall mid-rise;
• The relocation of two unregistered heritage buildings at 1377 Robie St (Mary Belcher Residence) and 5963 College St (MacCoy Residence), as well as the relocation of a registered heritage building at 5969 College St (Gold Cure Institute) to the corner of College and Carlton Streets;
• The rehabilitation and adaptive re-use of the aforementioned Mary Belcher, MacCoy, and Gold Cure buildings and the registered heritage property at 1456 Carlton St (Crosskill Residence), to create an accessible heritage apartment complex; and
• The rehabilitation of three additional registered heritage buildings at 1460, 1466, and 1468 Carlton St (Neal, Keith, and Tupper Residences, respectively).

Background
This development agreement is being sought in accordance with Policies IM-42 and CHR-7 of the Regional Centre Secondary Municipal Planning Strategy (SMPS). Policy IM-42 permits development in the Spring Garden Road – Robie Street (SGRRS) Special Area to be considered through Heritage Development Agreement as set out in Policy CHR-7. Policy CHR-7 permits Council to consider a development agreement on any lot containing a registered heritage building to encourage the conservation and adaptive re-use of registered heritage buildings.

This is a new heritage development agreement application sought in accordance with Policies IM-42 and CHR-7, and it is intended to replace the existing Development Agreement (Case 20761) approved by Council pursuant to Regional Centre SMPS Policies IM-42, IM-45, and IM-46.

Heritage Significance - Carlton Street Victorian Streetscape
Carlton Victorian Streetscape is valued as an excellent example of a Victorian era residential street. Originally Carlton Street was part of the South Commons in Halifax. Prior to 1818 this area was divided into four large lots that were purchased by merchants Richard Tremaine and John Staynor. The lots were again subdivided and houses began to be built in 1860 and continued until 1906. During this period construction materials and labour was inexpensive. Those who had money built lavish houses, such as those on Carlton Street, employing many workers.

Following the end of World War I the cost of building supplies increased and there was a shortage of labour, both of which slowed the construction of elaborate and large homes. In addition, Victorian homes, such as these on Carlton Street, became too costly to maintain and were often converted to rooming houses or hotels. Some were demolished and replaced by smaller, less adorned dwellings. Today Carlton Victorian Streetscape is a rare example of an intact Victorian era street, consisting of seventeen large and lavish homes.

Architecturally, Carlton Victorian Streetscape is valued for its sense of unity in scale, materials, and detail. These homes incorporate and blend elements of the Greek Revival, Modified Gothic, and Second Empire styles. The houses and townhouses range between two and three storeys, which allows for the human element and sense of community to flourish. All of the houses are of wood frame construction. There is a variety in the pitch and type of roof lines, placement of the doorways, and window styles that complement each other’s unique characteristics. In addition, the buildings offer a vast array of dormers, windows, and bays, decoration, porches, and verandas. Each house commands its own attention while complementing its abutting, opposite, or adjacent structure.

Heritage Significance - 5969 College Street

Built in 1894, the building at 5969 College Street is primarily valued as a highly ornate Queen Anne Revival style structure including a prominent eight-sided tower with a bell-shaped roof. This architectural style was used in Nova Scotia for many residences lending an appeal of grandeur to the house regardless of its true size. The building is also valued for its association with Father L. W. Murphy’s Gold Cure Institute. Father Murphy was a priest and research scientist interested in the temperance movement. His institution, active from 1894 to 1897, attempted to treat drug addiction and alcoholism using a double chloride of gold to increase the digestive system and appetite causing a person to become more cheerful. Over 700 people were said to have been treated at this location before it closed due to financial problems.

Proposal

heritage properties and unregistered buildings with separate new construction of two high-rise towers and a tall-mid-rise building. The project is divided into three phases, summarized as follows:

• Phase I consists of an accessible historic apartment complex at the corner of College and Carlton Streets which adapts and interconnects four historic buildings (two registered, two unregistered): the Mary Belcher Residence, Gold Cure Institute, MacCoy Residence, and Crosskill Residence. The first three of these buildings will be relocated on-site, as approved in the two previous SubAlt applications, and all four buildings are proposed to be placed upon a new (shared) foundation, rehabilitated, and interconnected by glass corridors on the second and third storeys.
• Phase II consists of the rehabilitation of the Neal, Keith, and Tupper Residences and each being given their own new foundations (not shared), with a separate 10-storey, residential building constructed behind them.
• Phase III consists of the construction of two new, 34-storey, mixed-use towers with podiums linked by a shared lobby, also separate from all the aforementioned historic buildings.

Development Agreement Scope

If approved, the development agreement would allow the property owner to carry out the above-noted development proposal. The development agreement would also require the property owner to rehabilitate the registered heritage buildings (Gold Cure Institute; Crosskill, Neal, Keith, and Tupper Residences) and the unregistered buildings (Mary Belcher and MacCoy Residences), in accordance with the multiple associated Substantial Alterations applications and the Standards and Guidelines for the conservation of historic places in Canada (2^nd Ed.). The Development Agreement will also require the property owner to follow specific building control parameters for the development, which will include such controls as height, mass, architectural design, lot coverage, and others

Process

Heritage Development agreements are discretionary applications, meaning that they require the approval of Community Council to proceed. Details of the proposal have been published to the municipal website, and a sign has been posted on-site.

Public feedback was solicited via fact-sheet mailout, and residents within an 80-metre radius of the site were notified by mail of the opportunity to provide feedback. The formal public engagement period has concluded, but feedback may be provided to HRM staff by anyone at any time via the contact details provided below.

Pending approval of the associated application for Substantial Alterations to a registered heritage property (HRTG-2025-01649), HRM staff will negotiate a draft development agreement with the applicant and prepare a staff report and recommendation for review by the Heritage Advisory Committee and for decision by Halifax and West Community Council. Prior to Community Council’s decision, a Public Hearing shall be held, and this hearing will be advertised through mail-out notifications sent to residents within an 80-metre radius of the site.

Status

This application is currently paused pending the approval of the associated Substantial Alteration application (HRTG-2025-01649). If Regional Council approves the Substantial Alteration application, staff will resume this Heritage Development Agreement application and prepare a draft development agreement and staff report for consideration by the Heritage Advisory Committee and for decision by Halifax and West Community Council. Prior to Community Council’s decision, a Public Hearing shall be held, and this hearing will be advertised through mail-out notifications sent to residents within an 80-metre radius of the site.

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 HRM Planning and Development office in Downtown Halifax (5251 Duke St, 3^rd Floor).

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