Category Archives: INITIATIVES

Activist initiatives such as encouraging letter-writing. New projects. Protesting.

Letter to Mayor Savage – Stop Development Agreements

Your worship,
I am writing again to request that HRM Council consider a moratorium on development applications and on any individual changes to the MPS, pending completion of the Centre Plan and also of the Bonusing Study. As stated in my letter of July 2015 it is inappropriate to proceed with any more of these individual projects since they cumulatively have the effect of predetermining the outcome of larger planning exercises, thus rendering citizen involvement futile.

In case that you are unaware of how normalized development through the DA process has become, (above) is an inventory of Development Agreements applications recently provided by HRM. For example in 2014 there were 50, all without respecting existing regulations and ignoring citizens’ concerns. All Development Agreements are, by definition, a departure from established rules of the MPS and LUB, which offer a sense of stability to existing residents. In my experience, citizen comments and concerns expressed about the various individual DA applications are ignored.

To this I should add that the changes that Council has requested the Provincial government to Continue reading →

Don't take the public blue sky for granted. Its time to protect the public's view of the sky and access to light and warmth of the sun. photo by-https://ih.constantcontact.com/fs108/1102470517241

Protect Public Blue Space Too!

Don’t take the view of public blue sky for granted. No, Halifax developers aren’t painting the town red, but they are trying to get rich by occupying public blue space next to green space. Presently there are proposals for 25-, 28-, 18-, 11-, 25-storey buildings around the Halifax Common.  As well, on Halifax Common land, an 18-storey building next to Camphill Cemetery on Carlton St. is already approved; a 30-storey building is proposed for Spring Garden Road at Carlton-Robie; and another in the works on the JustUs/Medical Arts block.

Halifax developers are misusing development agreements to by-pass the Regional Municipal Planning Strategy and build out-of-scale buildings.  When developers build highrises next to public green space, they privatize the public’s blue space/view selling and make higher profits, not just from extra floor space to sell or rent but because these condos, hotel rooms and apartments have a privatize luxury view.

Write the Mayor & Council (clerks@halifax.ca) & ask for regulations to protect the public’s “Blue Network” to ensure access to the view, the light and warmth of the sun and against the wind and shade effects from highrises. Continue reading →

Respect Public Values, Stop St Pat’s Process Until After Centre Plan

Fake public process offers towers lost in space with Styrofoam trees.

Fake public process offers 10-18 storey towers lost in space with Styrofoam trees configured as a donut. (Photo: Ted Pritchard, Chronicle Herald, 2016)

FHC’s Peggy Cameron speaks with Rick Howe’s about problems with the St Pat’s process and other development agreements in the city.  The Peninsular Advisory Committee (PAC) will re-convene on June 27th to further discuss St Pat’s fate. There’s still time to tell the Mayor and Council to stop precluding the Centre Plan and take action to protect existing neighbourhoods. Write to them at clerks@halifax.ca

FHC to Centre Plan- “Protect the Common”

FHC Centre Plan Submission May 2016 emphasizes the importance of public open space. As HRM’s population grows we need to protect and expand access to green land and blue sky, not just on the Halifax Common but throughout the city.

Below’s a summary of FHC requests for how the 1994 Halifax Common Plan be respected.*
Continue reading →

St Pat’s Report – Ignores Public In-put, Favours Big Development.

May 27, 2016
Dear Peninsular Advisory Committee Members:
RE: St Pat’s High School
I am writing to suggest that the process for determining what should be built on the former St Pat’s High School has not been conducted with enough rigor or within a proper framework to ensure its final recommendations are valid and to ask that any decision about this property be deferred until after the Centre Plan is completed.
The public comments from the meeting that Councilor Watts held on May 21, 2014 to initiate discussion about possible outcomes for the St Pat’s High School site as documented here:
https://www.halifax.ca/council/agendasc/documents/140722ca1118.pdf are completely ignored in the final plan. Because these comments do not seem to be in the final report as presented for review by the PAC please find a brief summary of what the fifty+ people at this meeting emphasized as important:

  • Retaining some public use of the space especially for an auditorium or performance space;
  • Keeping, improving and connecting public open green space;
  • Using the space to support community needs such as seniors housing, francophone community, or non-profits;
  • Redeveloping for commercial, residential and community to complement the existing neighbourhood and Quinpool Road district- no highrises, beauty, green space, public space, pedestrian friendly;
  • Reconfiguring roads and creating better options for pedestrians, cyclists and connectivity and deal with existing traffic problems.

As well “key design principles that include: urban openness that allows visual and physical access to traditionally private space, human scale, public open spaces, a variety of residential and commercial spaces, capturing the spirit of the existing neighbourhood, and creativity in design” as identified by the project consultant in July 2015 are largely ignored in the final outcome. Continue reading →

Write now! Help Amend City Charter to Stop Demolition

Write now to the Law Amendments Committee (c/o legc@novascotia.ca) to ask for amendments to Bill 177- An Act to Amend the HRM City Charter and the Municipal Government Act so the city can take control over issuing demolition permits, ensuring affordable housing, and protecting built environment, streetscapes and public space etc.

Bill 177 has been introduced, will pass second reading and then come before Law Amendments Committee. Individual citizens can speak before the Committee or submit a written request to the Committee asking for amendments to the HRM Charter to allow the city to take charge over these priorities. Here’s what FHC submitted on May 5th-feel free to use it as a model.
Law Amendments Submission Bill 177-1
Background Details are here: Continue reading →

95.7 Rick Howe – Do Mayor & Council Enable Demolitions?

There are approximately 45-50 buildings under threat of demolition or already under the wrecking ball.  What is the role of the Mayor and Council? What can they do?  Why haven’t they done it?  And why are demolition permits being handed out “left, right and centre”?

Danny Chedrawe has demolished 7 character buildings-his new 7-storey construct will block the view of Citadel Hill from the 5-storey "Halifax Livingroom" of the new Central Library. https://www.halifaxexaminer.ca/province-house/drinking-with-a-dead-man-morning-file-wednesday-may-4-2016/

Danny Chedrawe’s Westwood Ltd. has demolished 7 character buildings-his new 7-storey construct will block the view of Citadel Hill from the 5-storey “Halifax Living-room” of the new Central Library. photo-Halifax Examiner –see more here.

Steele Auto Expansion- Not a New Experience

Graphic illustrating the 22-25 buildings slated for demolition by Steele Honda - Tristan Cleveland

Graphic illustrating the 22-25 buildings slated for demolition by Steele Honda – Tristan Cleveland

News 95.7 Sheldon MacLeod interviews Peggy Cameron about demolition being a long-term threat to neighbourhoods that the city has allowed.

 

 

Halifax – Dartmouth neighbourhoods aren’t “out-of-date” or ready for demolition.

MEDIA RELEASE
FOR IMMEDIATE RELEASE – May 1, 2016
(Halifax) Between 45 & 50 buildings on the Halifax Peninsula are about to be demolished or are under threat. When you add it up, Halifax is under siege by some developers that want to build outside existing planning rules and get ahead of the Centre Plan. Recent news revealed Steele Auto’s plans to raze 17 properties NE of Robie and North Streets but there are many other neighbourhoods threatened by private developers. Good city development and planning is guided by more than developers’ and car dealers’ needs. The Mayor and Council need to take control by enforcing existing planning rules and taking control of demolition permitting.

Present plans and regulations already allow for the construction of an additional 34,965 dwelling units in the Regional Centre without any changes. There is no need to break rules or destroy the historic character and urban fabric of Halifax.

But plans are in the works for 3 high-rises between 18-30 storeys in the Spring Garden Road area between Robie and Carlton Streets by Dexel Construction and Killam Properties. These proposals are all located on Halifax Common Land Continue reading →

Dear Mayor-Take Control of Demolition Permits

Dear Mayor Savage and Council:

Re:  Take Immediate Action to obtain an amendment to HRM City Charter to control issuance of demolition permits.
I write to request that the HRM Municipal Council take immediate action to ask the provincial government for an amendment to the HRM Charter so as to obtain control over demolition permits.
The city needs to immediately develop policy around criteria and rules whereby the city would permit demolition of existing built properties. These criteria need to go beyond the very limited scope for safe demolition as governed under the Building Code Act. Some these may be incorporated into the Centre Plan. The issuance of demolition permits should be suspended until such time as these new policies and rules are in place.  There is no shortage of empty lots available for development without further demolition of existing properties.

For example criteria and rules should include but not be limited to:
1. preservation of rental housing to prevent the conversion of rental property to private condos and housing;
2. prevention of lot consolidation for conversion of rental housing to other uses that remove the rental properties;
3. prevention of lot consolation for expansion of a non-conforming use;
4. preservation of heritage properties- normally a city has value for built heritage and should be protecting these;
5. preservation of properties with historic value even if these don’t have heritage designation;
or
6.  preservation of small scale mixed use commercial properties.

Demolition should only be permitted if there is an approval for a new development. Such a project should conform to existing planning policies and regulations. Penalties should apply if the project does not go forward within a prescribed time frame.

Further regulations need to be developed through zoning to ensure that the transition from one use to another when permitted does not have a negative effect on abutting properties.

There are many situations in Halifax presently where demolition is affecting the availability of rental properties both residential and small-scale commercial and the quality of life, livability and general enjoyment of adjacent properties and experiences of pubic space.

For example you are already aware of the Cleveland House on Young Avenue, houses on Brenton Street, Clyde Street, South Park Street, Coburg Road, Vernon Street and 7 buildings on Doyle Street, Queen Street and Spring Garden Road.
More recently are the 17 properties on North Street, Robie Street, McCully Street, May Street and Fern Lane.  Up-coming will be applications for demolition by Dexel Construction for properties between Carleton Street and Robie Street along the south side of Spring Garden Road. Following will be Killam Properties application for the demolition of properties on the SE corner of Spring Garden Road and Carleton St.

As per previous correspondence I attach “Older, Smaller, Better-measuring how the character of building blocks influences urban vitality” a study using empirical evidence to demonstrate the unique and valuable economic role that older, smaller buildings have in the development of sustainable cities.

Please take action immediately. Cities need guidance beyond the criteria of developers and car dealers.

Yours truly,
Peggy Cameron

Are Dexel Developers Slick Marketers Using Brent Toderian & Bob Bjerke?

FHC’s belief that protecting the Halifax Common must be a top priority as the population in the urban core grows is supported by growing evidence of the social, health and environmental benefits of public open space. Sadly Dexel Construction’s private consultation for a 28+/- tower on Halifax Common land at

Developments at the Willow Tree and along South Park and Spring Garden Road are popular with develpers looking to sell luxurious views.

Developments at the Willow Tree, along South Park and Spring Garden Road are sought after by developers using individual development agreement applications and looking to sell luxurious views for maximum profit.   See details at: www.willowtreehalifax.wordpress.com/exceeding-limits

Spring Garden Rd, Carleton and Robie where the present height restriction is 35 feet/2.5 storeys, is just the latest threat by developers wanting to maximize profits by building their private towers next to or on public open space. At Dexel’s May 2016 presentation, Density Done Well, Vancouver’s former chief planner Brent Toderian a paid Dexel consultant and highrise advocate, left out significant information in his love-in for Dexel’s “game- Continue reading →

Whose Interest is the City Serving?

The Halifax Common and the Parker-Welsford Street neighbourhood continue to be threatened by the proposed 30-storey Armoyen and 25-storey Chedrawe developments. It is disappointing  to have city staff pushing through the development agreement process for projects that are non-conforming to the MPS, the LUB, the Quinpool Road and Area Plan and 1994 Halifax Common Plan (see: PAC Minutes-Jan 25, 2016 ).  The Willow Tree Group‘s serious and credible

Developers' push for profit and all day darkness on the Oval.

Staff & Developers’ push for private profits, neighbourhood be damned.

work to draw attention to contraventions including height, scale, density, the negative effects on the Halifax Common, existing houses and from traffic, wind and shadow seems ignored.  All for the private interests & profit of exceptionalist developers. The
2013 Stantec Report, the city’s
recent Density Bonusing Study and  Turner Drake’s quarterly reports offer lots of evidence on why  building outside of plan is a bad idea.
Whose interest is the city serving?

“Amendments to an MPS are generally not considered unless it can be shown that circumstances have changed since the document was adopted to the extent that the original land use policy is no longer appropriate. Site-specific MPS amendment requests, in particular, require significant justification to be considered.”