Schedule J Requests - Beaver Bank & Hammonds Plains

Schedule J - Beaver Bank & Hammonds Plains Growth Control Area - Recommended Approach | Confirmed by Regional Council on December 12, 2023.

These are requests to allow development on lands within the Beaver Bank/Hammonds Plains Growth Control Area (Schedule J), which restricts residential subdivision activity within portions of the Beaver Bank and Hammonds Plains communities until transportation infrastructure capacity is increased.

To provide feedback on Site Specific Requests, please email regionalplan@halifax.ca and reference the case number.

Table based on the December 12, 2023 Regional Plan Review – What We Heard Report (Attachment B).

Phase 5 Requests - Future Growth	Phase 5 Recommended Approach
Hammonds Plains Growth Control Area
Lands West of Sandy Lake and Marsh Lake, Hammonds Plains/ Lucasville \| C017 Request from Sunrose Land Use Consulting, on behalf of United Gulf, to consider secondary planning to consider secondary planning for these lands in conjunction with adjacent Sandy Lakes lands.	Amendments to Regional Plan policy for the Hammonds Plains Growth Control Area are not recommended until further study of future community development and infrastructure planning in this area can be completed. Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Hammonds Plains Growth Control Area will be studied at that time, and will: Study population growth and settlement patterns to estimate which lands may be appropriate for new serviced development; Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area; Consider and prioritize the need for increased community connections and emergency egress; Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan; Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan. Consider what public engagement will be required.
Lands North of Hammonds Plains Road and south of Taylor Lake, Hammonds Plains \| C109 Request from Brighter Community Planning & Design to remove these lands from Schedule J to enable residential subdivision.
Former Pin-Hi Golf Course, Hammonds Plains Road/ Lucasville Road \| C317 Request from Stonehouse Golf Group to extend the Water Service Area to allow for serviced development in this area. A portion of the properties are within the Water Service Area.
Lands North of Hammonds Plains Road and south of Taylor Lake, Hammonds Plains \| C517 Request from Paul Dec, Upland, on behalf Request from Paul Dec, Upland, on behalf of Alumtech Holdings Inc, to be included in the service boundary to allow for a mid-rise housing complex designed and constructed explicitly for senior citizens.
Voyageur Lakes, Hammonds Plains \| C522 Request from Tom Swanson, on behalf of United Gulf Developments to include the lands within the water services boundary.
Lands between Rochester Drive and McCabe Lake Drive, Hammonds Plains \| C719-B Request from Zzap Consulting on behalf of Marchand Developments to remove lands from Schedule J to establish a direct road link between Rochester Drive and McCabe Lake Drive, and rezone the parcels to R1-A to allow residential development.
Lands between Westwood Boulevard and Pockwock Road, Upper Hammonds Plains \| C719-A Request from Zzap Consulting on behalf of Marchand Developments to lands from Schedule J to facilitate a road connection between Westwood Boulevard and Pockwock Road, and rezone the parcels to R1-A to allow residential development.	Amendments to Regional Plan policy for the Hammonds Plains Growth Control Area are not recommended until further study of future community development and infrastructure planning in this area can be completed. Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Hammonds Plains Growth Control Area will be studied at that time, and will: Study population growth and settlement patterns to estimate which lands may be appropriate for new serviced development; Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area; Consider and prioritize the need for increased community connections and emergency egress; Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan; Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan. Consider what public engagement will be required. In addition, before changes to planning policy is considered for the Upper Hammonds Plains area, further work must be undertaken with Upper Hammonds Plains community to understand their community growth objectives and how this proposal relates.
Beaver Bank Growth Control Area
Lands north of Monarch Drive and east of Beaver Bank Road, Beaver Bank \| C103 Request from Ramar Developments Ltd. for properties to be included within the Urban Service Area.	Amendments to Regional Plan policy for the Beaver Bank Growth Control Area are not recommended until further study of future community development, infrastructure and servicing opportunities in the Beaver Bank and Kinsac area is completed. Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Beaver Bank Growth Control Area will be studied at that time, and will: Study population growth and settlement patterns to estimate which lands may be appropriate for new serviced development; Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area; Consider and prioritize the need for increased community connections and emergency egress; Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan; Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan. Consider what public engagement will be required.
Lands near Barrett Lake, Beaver Bank \| C299 Request from Marchand Homes to include the subject lands within the Urban Settlement designation and Urban Service Area boundary to enable subdivision with central servicing.
Lands South of Monarch Drive, Beaver Bank \| C300 Request from Marchand Homes to include these properties within the Urban Settlement designation and Urban Service Area boundary to enable subdivision with central servicing.
Lands near Kinsac Lake, Kinsac \| C117 Request from Marchand Homes to to include these properties within the Urban Settlement designation and Urban Service Area boundary to enable subdivision with central servicing.
342 Beaver Bank Road, Beaver Bank \| C785 Request from Ally Developments to remove the property from Schedule J and be included in the serviceable boundary for future development.

Phase 5 Requests - Future Growth	Phase 5 Recommended Approach
Hammonds Plains Growth Control Area
Lands West of Sandy Lake and Marsh Lake, Hammonds Plains/ Lucasville \| C017 Request from Sunrose Land Use Consulting, on behalf of United Gulf, to consider secondary planning to consider secondary planning for these lands in conjunction with adjacent Sandy Lakes lands.	Amendments to Regional Plan policy for the Hammonds Plains Growth Control Area are not recommended until further study of future community development and infrastructure planning in this area can be completed. Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Hammonds Plains Growth Control Area will be studied at that time, and will: Study population growth and settlement patterns to estimate which lands may be appropriate for new serviced development; Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area; Consider and prioritize the need for increased community connections and emergency egress; Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan; Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan. Consider what public engagement will be required.
Lands North of Hammonds Plains Road and south of Taylor Lake, Hammonds Plains \| C109 Request from Brighter Community Planning & Design to remove these lands from Schedule J to enable residential subdivision.
Former Pin-Hi Golf Course, Hammonds Plains Road/ Lucasville Road \| C317 Request from Stonehouse Golf Group to extend the Water Service Area to allow for serviced development in this area. A portion of the properties are within the Water Service Area.
Lands North of Hammonds Plains Road and south of Taylor Lake, Hammonds Plains \| C517 Request from Paul Dec, Upland, on behalf Request from Paul Dec, Upland, on behalf of Alumtech Holdings Inc, to be included in the service boundary to allow for a mid-rise housing complex designed and constructed explicitly for senior citizens.
Voyageur Lakes, Hammonds Plains \| C522 Request from Tom Swanson, on behalf of United Gulf Developments to include the lands within the water services boundary.
Lands between Rochester Drive and McCabe Lake Drive, Hammonds Plains \| C719-B Request from Zzap Consulting on behalf of Marchand Developments to remove lands from Schedule J to establish a direct road link between Rochester Drive and McCabe Lake Drive, and rezone the parcels to R1-A to allow residential development.
Lands between Westwood Boulevard and Pockwock Road, Upper Hammonds Plains \| C719-A Request from Zzap Consulting on behalf of Marchand Developments to lands from Schedule J to facilitate a road connection between Westwood Boulevard and Pockwock Road, and rezone the parcels to R1-A to allow residential development.	Amendments to Regional Plan policy for the Hammonds Plains Growth Control Area are not recommended until further study of future community development and infrastructure planning in this area can be completed. Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Hammonds Plains Growth Control Area will be studied at that time, and will: Study population growth and settlement patterns to estimate which lands may be appropriate for new serviced development; Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area; Consider and prioritize the need for increased community connections and emergency egress; Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan; Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan. Consider what public engagement will be required. In addition, before changes to planning policy is considered for the Upper Hammonds Plains area, further work must be undertaken with Upper Hammonds Plains community to understand their community growth objectives and how this proposal relates.
Beaver Bank Growth Control Area
Lands north of Monarch Drive and east of Beaver Bank Road, Beaver Bank \| C103 Request from Ramar Developments Ltd. for properties to be included within the Urban Service Area.	Amendments to Regional Plan policy for the Beaver Bank Growth Control Area are not recommended until further study of future community development, infrastructure and servicing opportunities in the Beaver Bank and Kinsac area is completed. Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Beaver Bank Growth Control Area will be studied at that time, and will: Study population growth and settlement patterns to estimate which lands may be appropriate for new serviced development; Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in this area; Consider and prioritize the need for increased community connections and emergency egress; Consider environmental implications, such as watershed impacts, constraints such as floodplains and explore opportunities for landscape connectivity, consistent with the objectives of the Halifax Green Network Plan; Consider mobility implications and opportunities for transit-oriented development, consistent with the objectives of the Integrated Mobility Plan. Consider what public engagement will be required.
Lands near Barrett Lake, Beaver Bank \| C299 Request from Marchand Homes to include the subject lands within the Urban Settlement designation and Urban Service Area boundary to enable subdivision with central servicing.
Lands South of Monarch Drive, Beaver Bank \| C300 Request from Marchand Homes to include these properties within the Urban Settlement designation and Urban Service Area boundary to enable subdivision with central servicing.
Lands near Kinsac Lake, Kinsac \| C117 Request from Marchand Homes to to include these properties within the Urban Settlement designation and Urban Service Area boundary to enable subdivision with central servicing.
342 Beaver Bank Road, Beaver Bank \| C785 Request from Ally Developments to remove the property from Schedule J and be included in the serviceable boundary for future development.