Urban Service Boundary Requests - Middle Sackville

Urban Service Area Boundary Requests - Middle Sackville, Recommended Approach | Confirmed by Regional Council on December 12, 2023.

These are requests to amend the Urban Service Area boundary and/or the Water Service Area boundary in the Middle Sackville area to enable development of properties with municipally provided water and/or wastewater services.

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
Lands near Lindforest Court, Middle Sackville \| C070-B Request from Armco Capital Inc. to include the subject lands in the Urban Service Area boundary to allow for serviced development in this area.	Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Middle Sackville Area will be studied at that time, and will: Consider which lands in the Middle Sackville area may be appropriate for serviced development in the short term, and which should be considered in the longer term horizon; Study the current and future potential development pattern in the Middle Sackville area (considering existing development, ongoing as-of-right subdivision applications, ongoing enabled planning applications, and requests received through the Regional Plan Review process) to understand the area’s infrastructure planning needs; Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in the area; 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 past and ongoing public engagement in the area, including the Middle – Upper Sackville & Lucasville Community Visioning program, and consider what, if any additional public engagement is required.
Lands at the corner of Rosemary Drive and Marigold Drive, Middle Sackville \| C070-C Request from Armco Capital Inc. to include the subject lands in the Urban Service Area boundary to allow for serviced development on this parcel.
Lands near Little Lake, Middle Sackville \| C070-D Request from Armco Capital Inc. to extend the Urban Service Area boundary northward to the CN Rail Line to allow for serviced development on the full extent of these lands.
Lands North of Highway 101, East of Springfield Estates mobile home park, Middle Sackville \| C102 Request from Ramar Developments Ltd., for the property to be included within the Urban Service Area boundary to enable serviced development.
Lands Southeast of Springfield Lake, with frontage on Sackville Drive, Middle Sackville \| C310 Request from Brycon Construction for the property to be included within the Urban Service Area boundary to enable serviced development of these lands.
Lands North of Webber Lake, West of Lucasville Road \| C311 Request by Marchand Developments Ltd to re-designate the subject lands to the Urban Settlement and include them in the Urban Service Area to enable development of a multi-unit residential building on municipal services.
Lands North of Springfield Lake, Middle Sackville \| C312 Request by Marchand Developments Ltd to re-designate the subject lands to the Urban Settlement and include them in the Urban Service Area to allow for serviced development in this area.
Lands with frontage on Orchard Drive and Bambrick Road, Middle Sackville \| C314 Request from Sunrose Land Use Consulting, on behalf of Shoreham Development Limited, to include the subject lands in the Urban Service Area to allow for serviced development in this area.
Lands near Highway 101 and Margeson Drive, Middle Sackville \| C319 / Case 21639 Request from Armco Communities to consider extending both municipal water and wastewater service to these lands.
Lands in the Berry Hills Subdivision, Middle Sackville \| C320 Request from Armco Communities to consider extending the Urban Service Area boundary to these lands to allow for serviced residential development in this area.
Springfield Estates, Middle Sackville \| C329 Request from Westphal Court Ltd., operating as Springfield Estate Manufactured Housing Community to extend the Urban Service Area or the Water Service Area boundary to these lands to enable connection for municipal water services.
Lands to the West of Orchard Drive/Sackville Drive, Middle Sackville \| C573 Request by Reno's & Restoration Group Inc. to extend the Urban Service Area to those lands to accommodate serviced residential development in this area.
Various Lands East of Springfield Lake, Middle Sackville \| C808 Request by Sightline Planning + Approvals (formerly KWR Approvals Inc.), on behalf of Fenerty Developments, to include the lands within the Urban Settlement Designation and the Urban Service Area boundary to allow for serviced development in this area.

Phase 5 Requests - Future Growth	Phase 5 Recommended Approach
Lands near Lindforest Court, Middle Sackville \| C070-B Request from Armco Capital Inc. to include the subject lands in the Urban Service Area boundary to allow for serviced development in this area.	Staff will undertake a Strategic Growth and Infrastructure Priority Plan as part of Phase 5. Future development potential in the Middle Sackville Area will be studied at that time, and will: Consider which lands in the Middle Sackville area may be appropriate for serviced development in the short term, and which should be considered in the longer term horizon; Study the current and future potential development pattern in the Middle Sackville area (considering existing development, ongoing as-of-right subdivision applications, ongoing enabled planning applications, and requests received through the Regional Plan Review process) to understand the area’s infrastructure planning needs; Consult with Halifax Water and HRM Infrastructure Planning to understand long-term plans for servicing and any constraints and opportunities in the area; 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 past and ongoing public engagement in the area, including the Middle – Upper Sackville & Lucasville Community Visioning program, and consider what, if any additional public engagement is required.
Lands at the corner of Rosemary Drive and Marigold Drive, Middle Sackville \| C070-C Request from Armco Capital Inc. to include the subject lands in the Urban Service Area boundary to allow for serviced development on this parcel.
Lands near Little Lake, Middle Sackville \| C070-D Request from Armco Capital Inc. to extend the Urban Service Area boundary northward to the CN Rail Line to allow for serviced development on the full extent of these lands.
Lands North of Highway 101, East of Springfield Estates mobile home park, Middle Sackville \| C102 Request from Ramar Developments Ltd., for the property to be included within the Urban Service Area boundary to enable serviced development.
Lands Southeast of Springfield Lake, with frontage on Sackville Drive, Middle Sackville \| C310 Request from Brycon Construction for the property to be included within the Urban Service Area boundary to enable serviced development of these lands.
Lands North of Webber Lake, West of Lucasville Road \| C311 Request by Marchand Developments Ltd to re-designate the subject lands to the Urban Settlement and include them in the Urban Service Area to enable development of a multi-unit residential building on municipal services.
Lands North of Springfield Lake, Middle Sackville \| C312 Request by Marchand Developments Ltd to re-designate the subject lands to the Urban Settlement and include them in the Urban Service Area to allow for serviced development in this area.
Lands with frontage on Orchard Drive and Bambrick Road, Middle Sackville \| C314 Request from Sunrose Land Use Consulting, on behalf of Shoreham Development Limited, to include the subject lands in the Urban Service Area to allow for serviced development in this area.
Lands near Highway 101 and Margeson Drive, Middle Sackville \| C319 / Case 21639 Request from Armco Communities to consider extending both municipal water and wastewater service to these lands.
Lands in the Berry Hills Subdivision, Middle Sackville \| C320 Request from Armco Communities to consider extending the Urban Service Area boundary to these lands to allow for serviced residential development in this area.
Springfield Estates, Middle Sackville \| C329 Request from Westphal Court Ltd., operating as Springfield Estate Manufactured Housing Community to extend the Urban Service Area or the Water Service Area boundary to these lands to enable connection for municipal water services.
Lands to the West of Orchard Drive/Sackville Drive, Middle Sackville \| C573 Request by Reno's & Restoration Group Inc. to extend the Urban Service Area to those lands to accommodate serviced residential development in this area.
Various Lands East of Springfield Lake, Middle Sackville \| C808 Request by Sightline Planning + Approvals (formerly KWR Approvals Inc.), on behalf of Fenerty Developments, to include the lands within the Urban Settlement Designation and the Urban Service Area boundary to allow for serviced development in this area.