Sandy Lake Special Planning Area
So we learn from a NS Gov News Release “Minister Designates New Special Planning Area; Two Major Studies Complete – NS Growth & Development, 16 May 2025. Some excerpts from that document follow (brown text, bolding inserted).
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More homes will be built faster in designated planning areas in Bedford and Halifax.
Community studies are complete for two areas identified by Halifax Regional Municipality (HRM) for growth – the Sandy Lake special planning area in Bedford and the Highway 102 west corridor lands in Halifax.
…The studies included environmental factors, land-use suitability, infrastructure and transportation requirements, density targets, feasibility costs and servicing to support potential future developments. Recommendations focused on the areas most suited for development and suggested secondary planning work in both study areas. They include:
– developing a master infrastructure plan outlining transportation, water and wastewater requirements
– outlining actions and mitigation measures to protect the environment and enjoyment of parklands.
The municipality will now undertake secondary planning for the two areas…secondary planning is a multi-step process that involves technical reviews and public engagement.
Studies and updates on the special planning areas will be available at: https://www.halifax.ca/about-halifax/regional-community-planning/regional-plan/special-planning-areas
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The Community Studies for Sandy Lake, listed under HRM’s Future Service Communities webpage include the following:
Sandy Lake Land Suitability Analysis.pdf (24.4 MB) (pdf)- Sandy Lake Servicing Study.pdf (25.2 MB) (pdf)
- Sandy Lake Summary Report.pdf (6.15 MB) (pdf)
- Sandy Lake Transportation Study.pdf (3.8 MB) (pdf)
- Sandy Lake Watershed and Stormwater Management Study.pdf (89.1 MB) (pdf)
More context, info. and comments are given in a CBC article: N.S. designates new special planning area near Blue Mountain-Birch Cove Lakes by Taryn Grant, Haley Ryan · May 16, 2025. From the article (bolding inserted):
| The Nova Scotia government is trying to spur more new housing in the Halifax area by adding another piece of land to the list of areas fast-tracked for development, and calling on the city to start work on development plans for two areas.
…LeBlanc also asked Halifax Regional Municipality to start secondary planning work for the Highway 102 area and the Sandy Lake special planning area. Secondary planning looks at infrastructure needs that include water, sewer and transportation. A spokesperson for the municipality said it will be a “multi-year effort.” “What we’ll see here is, over five, 10, 15 years, a controlled growth of housing in these two areas to help fill the gaps in our housing needs,” LeBlanc told reporters. …But Claudia Chender, leader of the Nova Scotia NDP, said there actually is land in the urban core that is waiting for development that the province should focus on…”To address the housing crisis, we need to build housing that’s accessible and affordable in places that people can move to and from easily. And this is none of those things,” Chender said Friday about the Sandy Lake and Highway 102 areas …Development at Sandy Lake has been protested by several groups and individuals, including the Canadian Association of Physicians for the Environment. Members of the group have referred to the Sandy Lake area as Halifax’s lungs and said it should be protected. …Dr. Laurette Geldenhuys – a pathologist and member of CAPE – said she’s disappointed to see things moving forward at Sandy Lake. “Sandy Lake is an exceptionally biodiverse area with an exceptionally pristine lake, and it’s also a wildlife corridor between several wilderness areas,” she said in an interview. “Of course, as a physician, I’m also deeply aware of the severe negative health effects of not having housing or having inadequate housing, but this does not seem to be the best solution for it,” said Geldenhuys, noting that housing in these areas will likely “be more of benefit to people who are affluent.” Reports from Stantec Consulting outline current plans for major developments proposed in both areas. In the Sandy Lake study area, Clayton Developments wants to build a new neighborhood on Hammonds Plains Road with a mix of housing types ranging from single-detached homes to high-rise apartment structures of four to 20 storeys. It would result in about 7,630 units and a population of 18,300 people, or slightly less if a school was built on the land. …LeBlanc said environmental concerns were looked at in studies that were recently completed for the special planning areas and mitigation efforts “will be looked at.” “Nova Scotians take great pride in our environment and our government … would not do anything to jeopardize our environment,” LeBlanc said. |
Some info. and comments to help Mr. LeBlanc and our government on that score to follow.
– david p