Two recent articles in Halifax Magazine about the Halifax Common are nicely informative with beautiful photos.“For the Common Good“ by Katie Ingram describes FHC’s efforts to have the City honour its 1994 promise to keep the Common’s public open space and recapture its lost open space. This is contrasted with HRM staff’s efforts to help developers such as George Armoyen’s APL with his 20-25 storey building at the Willow Tree and HRM’s council’s support for Derek Martin’s Atlantic Sports & Entertainment’s private 6-7,000 seat pop-up-stadium on the Wanderers’ Grounds. (HRM’s information about shadows is untrue)
“A Tale of Two Commons“ by Heather White compares the Halifax Common with the Boston Common but discovers a history of very different governance, protection, uses and give-aways. Enjoy the read(s)! And thank you to Katie, Heather and Halifax Magazine.
CBC’s Bob Murphy interviews Common Roots Urban Farm’s Jayme Melrose about its impending move from the former QEHS site on the Halifax Common. FHC’s Peggy Cameron follows (at 09:40) to describe the search for a new location as a chance for the city to expand its parks and live up to its past commitments. More green space is essential for the Farm, for our health, and for our growing population.
The draft Centre Plan proposes adding 33,000 new residents in the next 15 years without any new public parks. Three examples using government-owned land to expand Common green space and relocate the Urban Farm are:
St Pat’s on Quinpool- next to St Vincent’s seniors complex is an excellent sunny central location for the Farm. And plan to continue with green network extending to the North West Arm.
The Cogwell Interchange near the Centennial Pool (and a new outdoor pool nearby) as plan to extend a green network to the Halifax Harbour
The Park Within a Park at the former School for the Blind, now the VG Parking lot on the South Common; a commitment for 200 trees and 200 parking places, a scented garden, a small playground and a landscaped block of Tower Road promised in 1986. See more here https://www.halifaxcommon.ca/common-roots-urban-farm-needs-a-home-think-big/
In return for the School for the Blind land being given to the VG, citizens were promised a fully landscaped Park within a Park (200 trees & 200 parking places), a scented garden and a landscaped path along the block of Tower Road. Maybe the VG Parking lot can be a new urban farm?
Common Roots Urban Farm will need a new home after this growing season. Plan to attend the public engagement session – Wed, April 11, 7-9 pm, at Citadel High’s Atrium to explore ideas for its future.
Its time to think bigger! That’s how we got the Urban Farm in the first place. Back in 2007 HRM and Capital Health brokered a land swap for the Queen Elizabeth High site even though it was to return to the Halifax Common. The backroom deal was done before any public consultation. FHC challenged the sale of the Common and managed to convince some smart folks at Capital Health that a good interim use would be a farm/garden. Then FHC introduced them to gardening doula Jayme Melrose and slowly after a genuine public engagement process and a lot of hard work the Common Roots Urban Farm grew.
We need more Common not less.Despite growing evidence that public open space is vital for health and well-being HRM’s draft Centre Plan proposes adding 33,000 new residents in the next 15 years without any new public green space or parks, just higher buildings & more shade, especially on and near the Common. And the Health Authority which sits on 50-60 acres of Halifax Common isn’t clear it places any value on open space (unless you count parking lots).
While other cities around the world are creating new parks HRM can only imagine how to sell, give or trade its public lands, surplus schools and even streets on the Peninsula for development.
We are losing ground. The Halifax Common’s open space is already about 20% of the original 235-acre grant. Recently, without any public process, HRM rushed to support a private-for-profit-pop-up-stadium for a professional soccer team on the newly refurbished Wanderer’s Grounds, even though the field is fully booked with amateur players. And days before the consultation for the Halifax Common Master Plan was announced, HRM silently watched Capital Health purchase the CBC TV Building instead of ensuring its return to the Common. There easily another dozen other examples of HRM approved losses.
We can increase public green space by using city-owned land to extend the Halifax Common and expand its green network. Here are 3 ideas for three directions.
West- Selling the former St Pat’s High School site is short-sighted. On Quinpool, next to St Vincent’s seniors’ home it would be a perfect new location for the Farm. Planning for the future it could be the start of a green route all the way to the North West Arm.
East- Create a green park on the Cogswell Interchange that goes from the Halifax Common to the Halifax Harbour. Place the Farm on the Centennial Pool parking lot with a new outdoor pool nearby.
South- Have the city and province honour their 1986 commitment that the former School for the Blind site would a landscaped Park within a Park and public pathway. (see image)
HRM is too careless with our Common. Short term profit is no match for the long-term pay-back of expanding our city’s green space and improving our health, habitat and especially our ability to weather climate change.
So far HRM has not included either the Health Authority, Dalhousie or private lands on the Common in the public consultation process for the Common’s Masterplan. Again this ignores the 1994 Halifax Common Plan. It also pretends that HRM cannot assume its normal government role to regulate planning throughout the entire Common. Being hands-off does not protect the Common but it certainly serves the purposes of developers be they private or institutional.
Its time to cultivate a green attitude. Faced with a dwindling Halifax Common its pretty clear that if we want a Common we better be prepared to defend the Common. Giving away the Common is a bad HRM habit. Every bit counts. So speak up and ask for more not less!
Please listen to the interview and then let CBC know what you think:
1-888-686-6246 or mainhfx@cbc.ca
HRM Councillor Shawn Cleary has crafted a deal for a new public hearing for a 25-storey proposal for George Armoyen at Robie and Quinpool instead of the 20-storey proposal presented to the public on January 16. Its more bad dealing- 25-storeys may get 10 affordable housing units for 15-years but the Centre Plan would have required 36 affordable housing units for 15-years.
And the public interest and opposition continue to be ignored. A recent opinion poll conducted for the Willow Tree Group by Corporate Research Associates found 52% support 16-storeys or less (26% support 16-storeys; 22% support the current building height of 10-storeys). And only 15% want 20-storeys and 10% want 25-storeys.
Existing regulations to protect the 2 & 3-storey neighbourhood’s affordable housing and Halifax Common by limiting the size, height, mass, density etc. are being ignored. The developer has misused HRM’s bogus on-line survey but HRM staff has not corrected this. Recent public submissions totaled 1038 against and 333 for, but the Clerk’s office counted 851 cards signed by opponents as 1. The common public participate but who is looking out for the common good?
Disruption to Halifax’s built environment proposed under the Centre Plan is of a scale equal to or greater than that of Cogswell and Africville together. Please attend the open houses (see schedule below) to inform yourself about the Centre Plan and provide feedback.
The Centre Plan is ignoring the on-going Halifax Common Master Plan Consultations
The draft Centre Plan threatens public enjoyment of the Halifax Common. The colours indicate increases to permitted height. This will lead to short or long-term demolitions of existing building and replacement with taller ones on and next to the Halifax Common.
and 1994 Halifax Common Plan. Despite substantial evidence that high-rises are not the way to add density and that they kill liveability HRM continues to plan for high-rises at “Centres” next to (Robie & Quinpool ) or on (Southwest Spring Garden Road) the Halifax Common. And the plan increases heights for most of the perimeter of the Common for “Corridors” (traffic sewers) along Robie, Chebucto to Cunard, and along South Street.
Although urban green space plays a huge role in mitigating the effect of climate change and nature improves mental and physical well-being HRM is not creating any new public green space for the peninsula just more shade and wind that will degrade what we have. Without knowing what the Plan will permit Capital Health or Dalhousie to do on the Halifax Common the Centre Plan is already drafting for continued incursions and enclosure of the Common. Especially troubling is the plan incentivizes short term or eventual demolition of hundreds of buildings and will result in on-going clashes with near-by properties.
A sensible solution to densifying the Centre Plan Area, would be to intensify land use development in areas where the character of the city would be the least affected. Examples include the 16 acre Cogswell Exchange, the large parcels of land designated as Future Growth Nodes (shopping malls and Shannon Park) or under-utilized commercial lots, vacant lots and automotive dealerships.
Instead the Centre Plan will disrupt many older, established neighbourhoods by increasing height limits along corridors (4-6 storeys), higher residential areas (4-6 storeys) and targeted growth areas (20-storeys). There is no consideration for the social, cultural, environmental, economic advantage of protecting Halifax’s built environment. Nor for protecting present or future opportunities for small-scale local businesses, women-owned businesses, affordability and diversity.
For details please see the interactive map. Note, typical story height is 3.9 meters for offices, 3.1 meters for hotels or residences and 3.5 meters for mixed- use.
Open house meetings March 19-April 5: Mon, March 19, 6:30 – 8:30 pm: St. Joseph A. McKay Elementary School
Thurs March 22, 6-8 pm, NSCC Ivany (Waterfront) Campus
Mon, March 26, 1-3 pm and 6 – 8 pm Dalhousie SUB
Wed, March 28, 1-3 pm and 6 – 8 pm Mic Mac Aquatic Club
Tues April 3 6 – 8pm Halifax Forum
Thurs April 5 1 – 3 and 6 – 8 pm Dartmouth North Community Centre
Listen to Sheldon’s MacLeod’s interview with FHC about misuse of HRM’s invalid survey to push for 25-storeys.
On a matter of conduct FHC calls for a new HRM report on the APL proposal before another public hearing to correct inaccuracies, biases, omissions & false statements – For now the process is meaningless.
At January 16th’s public hearing on APL’s proposed 20-storey highrise, Quinpool Road Mainstreet District Assn. used HRM’s invalid on-line survey to claim that the public support 25 storeys and decided to push for 5 more storeys. That same invalid survey was used in HRM’s staff 2017 report report to council about proposed Willow Tree highrises as the top reason to recommend Armoyen’s proposed Willow Tree project even though HRM withdrew the 2014 survey because of acknowledged biases and misinformation. “The online survey generally indicated support for increased heights for both properties.” Who can you trust?
For more details see FHC’s March 4th Media Release: FOIPOP Recipient Uses Invalid HRM On-line Survey to Promote Height at Willow Tree Site Continue reading →
FHC wonders why Quinpool Road Mainstreet District Association enthusiastically endorsed APL’s proposed 25-storey building at Robie & Quinpool at the public hearing meant to consider 20-storeys.
January 16’s public hearing for a 20-storey proposal became one on 25-storeys after a few affordable housing units were promised. HRM has no authority under its Charter to enforce affordable housing requirements and has no definition of affordability.
Residents oppose this block-buster project and have engaged with the Centre Plan and Halifax Common Master Plan processes in hopes of developing a vision for the district that respects existing neighbourhoods & the Halifax Common. The Business Association has sent a strong message that working with the city planners and residents is not their priority. Listen to this Sheldon MacLeod interview to learn more.
FHC’s executive has written to the Quinpool Rd. Mainstreet District Association to express dismay at their enthusiastic endorsement of APL’s proposed 25-storey project at Robie and Quinpool at the January 16th public hearing. The Association is aware since the first public meeting that members of the public, largely residents of the neighbourhoods, were unanimously opposed to the project. At that time, the Association’s letter of support was the only one. The public’s opposition has only grown.
Source: draft Centre Plan (March 2017), 107; with heights added by the Willow Tree Group. APL’s project could not be built under the draft Centre Plan.
Demolition/construction at the new convention centre didn’t work out that well for local downtown businesses. FHC wonders if the Association is really representing their membership; why it supports a density dump of high-rises instead of in-fill or mid-rise developments that could add ~ 3,000 residents and support more pedestrian activity; and, why it doesn’t respect the existing neighbourhoods and Halifax Common?
Please let any of your favourite Quinpool business owners know that you are concerned if they aren’t respecting their neighbourhoods and recognizing the Halifax Common as an asset that should be protected. Loyalty to businesses on Quinpool Road is a two-way street – many residents will note the Association’s support of APL as a betrayal. Why isn’t the Association working with residents to make a better plan for Quinpool?
A man bikes in the rain on the Halifax Common. The Armoury which will begin a restoration valued at $17 million is in the background. (Chronicle Herald photo)
Chronicle Herald
by Howard Epstein
Jan 15, 2018
Harbour East Council(Councillors Streatch, Hendsbee, Karsten, Nicoll and Austin) recently rejected a 15-storey proposal for Graham’s Corner beside Lake Banook, and has put off a follow-up proposal at nine storeys.
All of the reasons offered apply to the full HRM council’s consideration this week of the APL proposal for the Willow Tree intersection beside the Halifax Common. And then some.
In the Banook case, neighbourhood incompatibility played a large role. So, too, for the Willow Tree neighbourhood. Parker, Welsford, Williams, and Compton streets, as well as Robie Street itself, constitute a vibrant residential nook, full of family homes that will be seriously negatively affected if rules are changed to allow a 20-storey building.
The Banook case illustrated exactly why the existing zoning restrictions were put in place. So, too, for the Willow Tree neighbourhood.
At the time, Alderman Nick Meagher, who served on council for 33 years until his retirement in 1995, had the foresight to have height, mass, and density regulations adopted that allow for some intensification of use, but cap it at 10 storeys.
This allowed for protection of the small-scale, densely packed, and stable neighbourhoods and local businesses that have traditionally characterized the overall area.
The Banook case took into account negative impacts on the lake itself as a public amenity. So, too, for the Common and the Willow Tree proposal. They are both important destinations that provide a pleasant visual experience because of the sense of open space and sky.
The Common has a greater diversity of passive and active recreational users and pedestrians. It is used year-round.
The area of The Common that remains as public open space is significantly smaller than Lake Banook and so negative impacts are greater.
The Banook nine-storey proposal would cast shadow in the morning but not in summer when the sun is high. The APL 20-storey proposal is on the western edge of the Common and at least twice the height – it will cast a significant shadow. It will especially shadow the Oval, during afternoon winter skating.
The Banook proposal is for less mass and density than the APL proposal. The Willow Tree proposal would violate at least seven bylaws that are designed to protect public open space and neighbourhoods. Overall, it is too much of an impact.
There are many reasons not to change the planning rules to allow the APL proposal to go forward.
It is not only a question of consistency with the Lake Banook case approach. The draft Centre Plan would not allow the project. It is not a sensible environmental basis for development to allow demolition of a building if that can be avoided.
Density to fill foreseeable needs can be achieved at heights of three to six storeys. Six storeys is all that HRM staff see as appropriate immediately next door, which raises another point of inconsistency of approach.
The 1994 Halifax Common Master Plan is in the process of being revised: adjacent lots should not be on the agenda while that process is at work.
We ask council to leave intact the Municipal Planning Strategy policies for the Willow Tree site, and await the Centre Plan and Common Master Plan processes.
Howard Epstein writes on behalf of Friends of the Halifax Common. He is a retired HRM councillor, MLA and lawyer. He taught land-use planning law at Dalhousie University for many years and is author of Land-Use Planning, a law textbook.
Save the date– George Armoyan’s APL proposal for 20- 25- or 29- storeys at Quinpool, Robie & Parker next the the Halifax Common has a Public Hearing on Tuesday January 16th, 6pm at City Hall.
Please attend – this tower is bad news for the Halifax Common and bad news for the neighbourhoods. It will cause shadows on the Oval for the entire afternoon skating season (see image) and year-round gusty winds at Robie-Quinpool-Parker and across the Common. It will loom over adjacent properties and the public open space at the Common and Parker St Park.
Twenty storeys isn’t allowed under present rules or under new draft Centre Plan rules but APL wants the Mayor and Council to break at least 7 rules that safeguard the public interest and protect the Halifax Common. Examples are…
Height: 2 – 4 times what’s allowed
Setbacks: not far enough from other properties or streets
On-site parking: less than required
Density: 4.7 times what’s allowed
Context: not compatible with neighbourhoods or Westwood’s 6-storey Robie St proposal.
Land-scaped open space: not enough
Traffic: too much
Don’t let HRM ignore the rules and the input of hundreds of common citizens who have told them to wait for the Centre Plan and finish the promised Master Plan for the Halifax Common. Respect the process.Respect the Plans.
This building harms the area and isn’t necessary. Densification doesn’t mean destroying neighbourhoods or public open space. And demolition isn’t sustainable; it takes 10-80 years for a new building that is 30% more efficient to overcome through efficient operation, the negative climate change impacts relating to construction. Renovation would use half as many materials and create twice as many jobs. Mid-rise (5-storey) development along Quinpool could create 2,500-2,800 new residential units that would easily blend with the main street.
Come and speak directly to the Mayor and Council before they decide. Ask them to make a decision to benefit the Common good not a private developer. If you can’t attend the public hearing please contact your Councillor AND write clerks@halifax.ca
Help spread the word with social media. Ask others for Help!
After 11 years of FHC work the Halifax Common Master Plan process has begun -23 years after city hall’s commitment. The first public meeting confirms that the place to start must be the informed and balanced 1994 Halifax Common Plan. We must plan for the entire Halifax Common. We can’t leave anything to private discussions between the city and “stakeholders”. We must ensure that the entire Halifax Common is protected including the perimeter. And we must get back some of what the City lost. A curiously timed example is the sale of CBC-TV’s building to Capital Health days before HRM awarded the Master Plan RFP. As with the former QEHS, Grace Maternity and School for the Blind this site was always to be returned to the Halifax Common.
Please listen to Rick Howe’s Dec 13th interview with me to learn why we commoners must focus on getting the best-possible-big-picture-plan and not let HRM’s pet projects such as an aquatic centre keep us from getting there.
As always we’ll need your help in 2018. First up will be a public hearing on the proposed 20-storey APL building (Robie & Quinpool) at City Hall, 6pm, Tuesday January 16th. Many thank for your support during 2017. Best wishes for the holiday season and the New Year. Happy Solstice. Welcome the return of light.
Peggy Cameron, Co-chair, Friends of Halifax Common
Last week at Council , District 9’s Shawn Cleary suddenly tried to pass a motion to have a public hearing for “up to 25-storeys” for APL’s Willow Tree tower, not the 20-storeys that HRM Council voted for in March. That’s because APL claims 20-storeys won’t make money. Luckily Cleary’s motion didn’t get a 2/3 majority. Media reports vary on what’s next… APL will work with staff to push for height, sue HRM or renovate the existing building. Eight out of nine Councillors defended the March 2017 vote (including Cleary’s) for a public hearing on 20-storeys. Even at that Council and staff are ignoring citizens’ concerns that 20-storeys brings too much density, mass, wind, shadow, traffic and parking and will harm the neighbourhood, local businesses and green space such as the Halifax Common.
describes FHC’s efforts to have the City honour its 1994 promise to keep the Common’s public open space and recapture its lost open space. This is contrasted with HRM staff’s efforts to help developers such as George Armoyen’s APL with his 20-25 storey building at the Willow Tree and HRM’s council’s support for Derek Martin’s Atlantic Sports & Entertainment’s private 6-7,000 seat pop-up-stadium on the Wanderers’ Grounds. (HRM’s information about shadows is untrue)
“A Tale of Two Commons“ by Heather White compares the Halifax Common with the Boston Common but discovers a history of very different governance, protection, uses and give-aways. Enjoy the read(s)! And thank you to Katie, Heather and Halifax Magazine.
