Southdale-Mount Hope Special Planning Area Amendment Order
made under Section 16 of the
Housing in the Halifax Regional Municipality Act
S.N.S. 2021, c. 21
N.S. Reg. 238/2022 (effective October 18, 2022)
Whereas the Southdale-Mount Hope Special Planning Area Order, N.S. Reg. 63/2022, was
made on March 24, 2022, and designated the Southdale-Mount Hope Special Planning Area;
Whereas the Executive Panel on Housing in the Halifax Regional Municipality has
recommended amendments to the Regional Centre Secondary Municipal Planning Strategy;
And whereas I am satisfied that the recommended amendments are necessary to advance the
purpose of the Housing in the Halifax Regional Municipality Act;
Therefore, I order the following:
1. The Regional Centre Secondary Municipal Planning Strategy is amended by adding the
text bolded below into Section “2.9 Future Growth Node Designation”, immediately
after clause (n) of Policy F-11 and prior to 2.10 Institutional Employment Designation
2.9.1.5 Southdale Lands
The Southdale Lands are adjacent to Highway 111, Mount Hope Avenue
interchange, 101 Research Drive, and the terminus of Lynn Drive, in Dartmouth.
The majority of the area is undeveloped and consists of woodland and a large
wetland. This Future Growth Node was designated as a “Special Planning Area”
by the Province of Nova Scotia in 2022.
The Woodside Vision and Action Plan, approved in principle by Regional Council
in 2012, identified the need for residential development in a manner sensitive to the
wetland and forested areas. Informed by additional master planning and
community engagement completed under this Plan’s Future Growth Node policies,
the Southdale Lands are intended to develop as a compact, walkable residential
community that prioritizes pedestrians, supports access to transit, and protects the
wetland. The entire site can accommodate approximately 1,875 residential units as
well as employment, commercial and institutional uses to support the new,
complete community. Area[s] 1 and 2 are envisioned to accommodate
approximately 875 residential units in total, with Area 3 envisioned to
accommodate approximately 1,000 residential units.
Sensitivity to the importance of the wetland is a key policy objective. Future
development will maintain the existing wetland and vegetated watercourse buffer
around the wetland as protected open space and include stormwater management
measures to protect water quality and to infiltrate runoff. The development will
balance the need for a multi-use pathway, servicing and road network
requirements with these objectives.
The Southdale Lands will be connected to the surrounding area by new public
streets with sidewalks, a multi-use pathway and pedestrian pathways. Three areas
are identified in this Future Growth Node on Map 25:
• Area 1: this area abuts Highway 111, the wetland, the Woodside Industrial
Park, Lynn Drive, and Maple Ridge Estates. Predominantly low-rise
residential development is supported in this area, with some mid-rise,
mixed-use buildings supported on strategic sites. A mix of housing types
including “ground oriented” units and multi-unit dwellings is supported in
this area. Residential blocks will be connected by new streets, a multi-use
pathway, and other pathways and trails. The wetland and adjacent
watercourse buffer will be protected as open space. The area will also feature
a public park as a focal point, and a new public street and multi-use path
connection to Gaston Road is envisioned to support access to transit and the
surrounding community.
• Area 2: this area abuts Highway 111, Mount Hope Avenue, the Woodside
Industrial Park, and the wetland. Tall mid-rise, mixed-use development is
supported in this area. A vegetated buffer will be required next to the
wetland. The area will be connected to the rest of the development and
surrounding community by a public street, a trail, and Mount Hope Avenue.
Public transit is envisioned to connect this area to Area 1 and the Woodside
Ferry, and pedestrian and cyclist safety will be considered as a priority in the
design of Mount Hope street crossing. Land use and built form transitions
will mitigate potential conflicts with the adjacent highway interchange and
Woodside Industrial Park.
• Area 3: this area abuts the wetland, Fenwick Street, Dartmouth South
Academy public school, Research Drive and the Woodside Industrial Park.
Area 3 is divided into two sub-areas, Sub-area 3A and Sub-area 3B, to
recognize different development potential. Low-rise to tall-mid-rise
development is supported in this area that transitions to existing established
residential neighbourhoods, and Dartmouth South Academy School. The area
is intended to allow for residential uses while encouraging opportunities for
employment and mixed uses. The wetland and adjacent watercourse buffer
will be protected as open space and include trail connections to the
surrounding areas. The area will be connected to Area 2, the nearby
neighbourhood and school through active transportation connections, and by
a public street that connect[s] the Woodside Industrial Park to Fenwick
Street.
It is envisioned that Area 1 and Area 2 will proceed under one development
agreement, while Area 3 may proceed under a separate development agreement.
Policy F-12
When considering one or more Development Agreements for the Southdale Future
Growth Node, Council shall consider the following:
1. That the transportation network within the site prioritizes pedestrian safety
and comfort, walking, the easy use of mobility devices, cycling, and transit
use, by creating a street and pedestrian pathway network as generally shown
on Map 25;
2. Site and building design that supports a compact, mixed-use neighbourhood,
with built forms and land uses as generally shown on Map 25 and by:
(i) generally meeting the built form and land use regulations as set out in
the Land Use By-law,
(ii) building and open space design that complements parks and open
spaces and contributes to an active and vibrant public realm;
(iii) identifying strategic view terminus sites to enhance prominent sites;
(iv) providing pedestrian-oriented site and building design including a
walkable transportation network and buildings with prominent
pedestrian-oriented entrances; and
(v) permitting a mix of uses.
3. New parks and public spaces that enhance the public realm and provide
access to recreational opportunities and open space by:
(i) locating parks and open spaces as focal points for the community to
support the retention of natural space adjacent to the wetland, as
generally shown on Map 25; and
(ii) providing space for a mix of programmed and passive activities,
naturalized areas that support stormwater objectives, and connections
to existing active transportation networks and the wetland via paths
and trails.
4. That environmental protection and climate resiliency objectives are
supported by:
(i) protecting and preserving the on-site wetland and required
watercourse buffer as passive open space by applying a Protected Area
Zone and considering municipal ownership of the wetland and buffer
space;
(ii) creating a site-specific approach to the watercourse buffer which,
under certain conditions, exceeds the required watercourse buffer
width under the Land Use By-law while providing flexibility for
construction near challenging grades, reinstated slopes, trails and
stormwater management;
(iii) reinstating native vegetation in any areas of the watercourse buffer
removed during the construction of public roads, trails, utilities and
infrastructure;
(iv) developing water quality objectives for the design of on-site stormwater
management with the goal of maintaining wetland function;
(v) ensuring that any roads through the wetland allow for the throughflow
of water and maintain wetland functions as identified in the baseline
Wetland Ecosystem Services Protocol (WESP) assessment;
(vi) a landscaping plan that supports stormwater capture and filtration,
natural vegetation retention, and the tree canopy targets of the Urban
Forest Master Plan;
(vii) minimizing impermeable surfaces to support stormwater management
and to infiltrate runoff;
(viii) managing the effects of the urban heat island effect by reducing hard
surfaces, providing landscaping near buildings and in parking areas,
encouraging tree retention; and
(ix) providing educational signage or commemorative features on-site
containing information on wetlands, climate change, environmental
stewardship or the area’s history.
5. Supporting housing needs in the municipality by:
(i) requiring a mix of housing types including semi-detached, four-unit,
townhomes and mid-rise to tall mid-rise multi-unit dwellings;
(ii) allowing for reduced lot frontage, lot area, yards, setbacks and parking
requirements;
(iii) permitting variations to built form requirements in the land use by-law
for maximum building dimensions, streetwalls, ground floor
requirements and grade-related dwelling units to support compact,
ground-oriented development;
(iv) permitting a portion of the required incentive or bonus zoning public
benefit to be provided as on-site affordable housing or land
contributions; and
(v) collaborating with other levels of government and the private sector on
delivering specific housing outcomes.
6. That Area 1:
(i) consists primarily of low-rise residential uses with mid-rise mixed-use
development permitted on select sites that meet the maximum height
requirements of Canadian Forces Base Shearwater Airfield Zoning
Regulations;
(ii) includes variation in the design of low-density dwellings;
(iii) provides a landscaped buffer between Highway 111 and the
development;
(iv) provides built-form transitions to adjacent development in existing
neighbourhoods;
(v) manages surface parking and driveways to prioritize pedestrian
movement and safety; and
(vi) provides pedestrian access to the wetland for passive recreation.
7. That Area 2:
(i) consists of mid-rise to tall mid-rise buildings that meet the maximum
height requirements of Canadian Forces Base Shearwater Airfield
Zoning Regulations;
(ii) creates a gateway to the development by orienting buildings towards
the street and locating buildings close to the streetline;
(iii) includes a public road connection between Area 1 and Mount Hope
Avenue; and
(iv) mitigates potential land use conflicts with Highway 111 and nearby
industrial uses with through landscaped buffers and setbacks.
8. That Area 3:
(i) consists of low-rise buildings near Dartmouth South Academy and
nearby neighbourhoods and mid-rise to tall mid-rise buildings closer to
the Woodside Industrial Park
(ii) provides a culture and heritage assessment that identifies and evaluates
culture and heritage resources located on or adjacent to the lands;
(iii) provides neighbourhood-supportive uses to increase walkability,
provide goods and services to residents and offer employment
opportunities by permitting a mix of uses in all multi-unit buildings;
(iv) manages potential conflicts between the Woodside Industrial Park and
residential buildings through controls of building design, landscaped
buffers, and setbacks;
(v) requires height transitions to adjacent low-rise neighbourhoods;
(vi) consists of approximately 750 units in Sub-area 3A, and approximately
250 units in Sub-area 3B; and
(vii) phases development to ensure that a public road connection and public
parkland dedication, as shown on Map 25, are provided in early phases
of the development, allowing only limited subdivision and development
without the public road connection and parkland dedication.
2. Insert “Map 25: Future Growth Node Land Use Concept – Southdale Lands”
immediately following “Map 24: Site A and Site B – Spring Garden Road and Robie
Street Special Area”
This order is effective on and after the date of this order.
Dated and made October 18, 2022, at Halifax, Halifax Regional Municipality, Province of
Nova Scotia.
sgd. John Lohr
Honourable John Lohr
Minister of Municipal Affairs and Housing
The following regulations are not
yet in force and are not included in the current consolidation: