[Halifax] 636 Bedford Highway | 25 m | 8 fl | Approved
 

Public Information Meeting - Case 18993
Wed, January 22, 2014, 7pm – 9pm
3 Dakin Drive, Halifax, NS, Canada (St. Peter's Anglican Church Hall) (map)

Case 18993 - Application by Bluenose Inn & Suites Halifax Limited to enter into a development agreement for a 9 storey (plus penthouse) mixed use (commercial/residential) building with approximately 92 residential units and 26,000 square feet of commercial space at 636 Bedford Highway, Halifax.

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No detailed information is up on HRM Planning's website yet but here is what I can tell. It will be located at the Bluenose Inn & Suites on the Bedford Highway. This lot is the northwest corner lot at Larry Uteck Boulevard. The lot extends a fair bit back to a shared driveway.

Google Streetview

In terms of development nearby there is;

- three 12 storey buildings just opening up at the Abigail.
- One proposed 10-storey building to the south (The Mariner)
- A proposed 7-storey / 52-unit building at Civic #644
- Twin towers of 11-storeys / 130 units / ground floor commercial at Civic #664 (plans to be revised downwards).

The Bedford Highway is currently 2-3 lanes out front of the building. The #664 proposal includes widening the road to 3 lanes with space for bike lanes and sidewalk. There is already a partial sidewalk on this property.

Detailed information is available ;

Case 18993 Details

- 9 storeys total
- L1 will have 6'773 sq ft of retail space (up to 9 CRU's) and 90 parking spots
- L2 will have 18'800 sq ft of commercial space, 32 parking spots, and the main lobby
- L3-L9 will have 92 residential units. Mix of 1, 2 & 3 bedrooms (mostly 2 bedrooms)
- Height from parking lot facing Bedford Highway to top of roof is 37.19 M / 122'
- Parking will be split into three parts. There will be three driveway entrances (1 on Bfd Hwy, 2 right-in/right-out on Larry Uteck). 49 surface spaces around the perimiter of the building mostly facing Bfd Hwy. 90 interior spaces accessed at the north end via Bfd Hwy. 32 interior spaces on L2 accessed on the south-west side via Larry Uteck).
- Red brick along the commercial store fronts
- Glass along the office space on L2
- Concrete blocks for the remainder of the building.

Wayyyy too tall.

Just ran across this. Proposal to redevelop the Bluenose Inn and Suites site for construction of a nine storey (plus penthouse) mixed use commercial and residential building with approximately 26,000 square feet of commercial space and 92 residential units

http://www.halifax.ca/planning/Case18993Details.html

http://www.halifax.ca/planning/documents/18993Perspectives.pdf

I saw the bluenose application when I was home at Christmas time. My mom lives in the smaller condo building off Bedros Lane and says that many of the old farts in her building went to the meeting to grumble and complain.

When I was invited to the Condo Christmas party; I was introduced as an urban planner. So they all started complaining and I took them on - it was fun. Mom and I never really liked those people in her building anyway hehe.

The public information meeting has been rescheduled to February 26th @ 7pm @ Dakin Drive Church.

It's this site and the one next to it that people in my mom's condo went ballistic about apparently. She was telling me how they kept calling urban planners idiots (despite the fact that there are two ex distinguished Geography profs who live in the building and taught the subject and both have PhD's).

When I was home at Christmas time, I went with my mother and the two profs (lovely people - so wonderful to have coffee with) to the condo Christmas party. My mom had told many about how her son was an urban planner; when I was introduced two of the more crabby people came up to me and started telling me how my profession 'worked'. After letting them vent, I politely informed them how much I enjoyed it when a bunch of NIMBY 'wannabe' planners who have minimal skill at usual google become professional planners and seem to be able to absorb everything I've learned in 10+ years as a practicing professional and 4 years in school.

The profs giggled, my mom face palmed and I headed for the bar...
Needless to say, I had no sympathy for a bunch of people who had more money than either my mother or myself and way too much time on their hands.

That.. is glorious.

It certainly made for an interesting evening...

This proposal has been revised. There is no list given but from what I can tell the residential lobby is now on level 2 and will be accessed via a unique wide set of stairs on the southeast corner along Larry Uteck. Level 1 will be mostly parking with the commercial remaining along the Bedford Highway.

Case 18993 Details

From the details page - http://www.halifax.ca/planning/applications/Case18993Details.php: A Public Hearing will be held by North west Community Council for this application on Monday, January 11, 2016, at 7:00 p.m. at Bedford Hammonds Plains Community Centre, 202 Innovation Drive, Bedford, NS.

This is an impressive looking building. With the Iconic Tower nearing completion, and Motherhouse lands proposal to start sometime in the future, this part of Halifax will be home to many more residents within walking distance of the peninsula and good bus connections close-by.


(source: http://www.halifax.ca/planning/applicati...9-BluenoseMotel-PerspectivesCombined.pdf)

http://imagizer.imageshack.us/a/img633/3758/s18Bj8.jpg

http://imagizer.imageshack.us/a/img903/1772/9ulx0d.jpg

This proposal is certainly not within walking distance of the peninsula and the bus service is usually gridlocked along the Bedford Highway at rush hour.

My mistake. I thought this was close to Icon Bay tower, however, Icon Bay Tower is at 50 Bedford Highway, which is much closer to the peninsula and buses. However, technically the 636 Bedford Highway proposal is within 2 - 3 kilometers which some people could walk (it is just not an easy walk).

If the commuter rail service ever happened along the existing rail cut, it would really change accessibility to these areas.

Yeah in many ways it does depend on how far people are willing to walk, but even then, by 2-3km to the Peninsula do you mean 2-3km to parts of the Peninsula worth walking to? Or like, the Windsor Street Exchange?

I thought it was in the Icon Bay tower area, which is much closer to bus routes. Looking at the transit route map - http://www.halifax.ca/transit/Schedules/documents/routemap.pdf - a person doesn't have as many convenient bus connections at 636 Bedford Higway as they do at Icon Bay tower.

I guess for people who like walking then they could walk to the Halifax Shopping Centre or Bayers Road Centre, but it is a 2 - 3 KM walk (1/2 hour) from 636 Bedford Highway. They could even walk to Bedford, but this would be for people who enjoy exercise.

I live quite close to Icon Bay - a bit further out - and I walked home from Gus' Pub once - that was quite a hike (stumbling...)

I'm certainly not going to walk much past the Windsor exchange in the usual run of things, even to HSC.

If there was rail based transit to downtown, I think I would use it. But not the lousy, meandering, stop-every-block bus. Not a chance.

I am way off on the distance. I checked Google Maps and 636 Bedford Highway to the Halifax Shopping Centre is 8 km, which is quite a hike. Is there anything close to the 636 Bedford Highway proposed site?

In any case, I think it looks good.

2.3 km uphill to Morris East and other shops/restaurants in Bedford South. :shrug:

Google Maps directions

There's also quite a bit of retail etc. all along the Bedford Highway itself.

True, but I didn't mention it as walking conditions are not so good there. You have bicycle lanes, but typically I see pedestrians walking in the dirt to avoid getting run over by cyclists. Getting across the Bedford Highway as a pedestrian isn't for the faint-hearted either...

But, yes, there are some good shops along there in Clearwater and the Fisherman's Market (it would be a great location for seafood lovers), etc., plus there is some retail opening up in the old Travelers Motel and that new aesthetically-challenged building next store.

Guess what?

Delayed for two months while staff do more work. Why, you ask?

VIEW PLANES!

Well, they don't actually exist in law. But condo owners in behind this site on Bedros Lane have a view of the Basin at present, which may or may not go away if this is built as designed. So staff are being asked to determine how much of their view will disappear.

Read it and weep, here: http://www.cbc.ca/news/canada/nova-scotia/bluenose-inn-condo-1.3399288

All together now, on three: "It's TOO TALL!!!"

:hell:

I wonder if they actually use the term "view planes" anywhere else in the world? These are technically just "views" IMO.

There are also little strips in Rockingham (around Flamingo Dr, etc.) and Birch Cove. They're not "the absolute most pleasant and convenient places to walk" but I spent a lot of time in this area growing up and it was not uncommon for us to walk down from the surrounding residential neighbourhoods once in a while.

This delay is mostly thanks to my mom's condo building and the one next to her. She didn't sign the petition that was going to this council meeting (that I know of) but they were mounting a pretty big opposition.

When I was home she introduced me to some folks and they bitched and moaned about this proposal. I just said - did you buy the land to prevent development? Then get over it - anyone can apply and seek Council's permission. Your views were not and never will be protected - they are a bonus.

I just finished up an appeal here in Calgary on the very same issue - was in the Calgary herald - we get the decision back Thursday.

It's doable, but not ideal. I've walked along the Bedford Highway in the pre-bike-lane days and it was no problem walking along the shoulder facing traffic. Crossing was no problem at controlled intersections either. However, crossing in some areas (like near the Esquire Motel and Restaurant) are dicey at times.

The reality is that most people living there will likely drive their cars to wherever they want to go and will walk for exercise (or their dog's exercise) rather than necessity. People who want to live a car-free life will likely pick downtown or at least an area with more walkable amenities (like Clayton Park, for example) rather than near the old Bedford/Halifax boundary.

Honestly I don't know why they are surprised. I've noticed on several occasions condo buildings or other dwellings that had a great view when they were built only to have something built in front of it after the fact. It's the way it goes when you live in a city. I've often thought it's actually planned that way to sell the earlier built places easier, with the buyers thinking that they will have this great view (or greenbelt behind their home...) only to have it not turn out the way they thought it would.

In this case I think it is ridiculous, especially since Bedros Lane condos will still have some view of the Bedford Basin or further up towards the bridges. There may be a few units that lose a significant part of their view, but really, did they think the Bluenose Motel was going to be there forever?

I really don't think they should have a leg to stand on, in this case.

^^^ It's really not surprising to me either, but more for the reason that you can be pretty sure Council members will pander to anyone in order to make them at least think they are on their side. At worst, it ends up costing us money, as happened today when they voted against the Fire chief's proposal thanks to heavy lobbying by the Firefighters Union. Can't P.O. the union boys!

Is there any member of Council who you could possibly support if they ran for mayor? It seems to me they all have some pretty significant liabilities.

Yes, the term view planes is more common than you think or want to believe. It's definitely not unique to Halifax and Dartmouth.

In Vancouver it's "view cones", but the idea is the same.

And views of the Palace of Westminster and St Paul's are protected that cover very long swaths through the city of London.

https://marcgawley.files.wordpress.com/2014/03/london-protected-views-economist.jpg

London is obviously anti-development. http://board.moparts.org/ubbthreads/images/graemlins/default/stirthepot.gif

Yup. That's why it so far behind the times, a mere backwater that will never become a world class city.

The graphic can be misleading. Not to mention the issue of the Heathrow flightpath over the centre of the city
More info here : http://www.theguardian.com/artanddesign/2015/dec/11/city-of-london-skyline-of-tomorrow-interactive

My main point though was that "view planes" is an arbitrary-sounding enough term that now people here are conflating "View planes" (legally protected) with "view planes" from the window of their condo or a private courtyard. I doubt you hear people in Vancouver complaining that "the new development will block their view cone" but I could be wrong.

The reason this matters is because there's surely already a bit of confusion via the media about what is/isn't protected in Halifax, and what the "actual" viewplanes are, why they exist, and what they mean. The "Armdale Rotary viewplane" would be an example where there was a point where it seemed like it was being treated as a legally protected view when I'm not sure that it was (or why it would be/would have been)

You can almost hear them think... "view planes, eh?... seemed to work for the downtown, so let's give it a go..."

I think it's more common for someone to see a single article mentioning "Development application rejected due to blocked viewplane", and then a building is proposed near them, and they think "hey, this is gonna block MY viewplane!"

I can't imagine the same happening with "viewcone", or "legally protected view".

The problem is when it does start to work... and then "friends of something" begin shouting with them. #pavillionatsouthpark.

This proposal was amended to be 8 storeys tall. According to Global News Morning the new proposal was approved last night at NWCC.

So this site is in the news... I don't know what status the redevelopment approval is at, but the owner, Anthony Goshen, is eviting the long term rentals so that they can 'retire' the property.

https://www.saltwire.com/halifax/news/lo...-followed-for-eviction-notice-100720582/

Demolition permit for the motel has been submitted for this project.

The Bluenose Motel was one of the many 1950s/60s-era motels that popped up along the Bedford Highway pre-Highway 102 and into the early '70s, when rubber-tire tourists used that as an entry into the city. To me a even as a kid it always seemed like one of the older places.

There are a couple of pics on the NS Archives site... no year given but I'm going to say 1959-ish.

https://archives.novascotia.ca/images/information-service/11778.jpg
Source

https://archives.novascotia.ca/images/information-service/14228.jpg

Remember what the Bedford Highway was like then? I'd bet there were two dozen gas stations between Sunnyside and Rockingham. I was always amazed by that as a kid - seemed like every third or fourth property. And they all had service bays.

Looking at the cars for sure late 50s or very early 60s as you say.

Building permit was just submitted for this project. Last I checked they were still removing the old motel but I'll swing by this weekend to see if construction has started. :tup:

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Is this project under construction?

Excavation is finally underway here.

One or two of them are still there, although repurposed.

DT Dartmouth area had something like 7 or 8 service stations, all with bays, when I was a kid.

Bedford Highway always felt almost rural up to the 1980s. As teenagers, cruising around the Basin was not uncommon. A stop at the Chickenburger, PPP to see 'who was there' and a run back over the Macdonald was a typical summer night. SGR for 'people watching' was often part of the routine. What can I say? We didn't have screens to stare at back then... :haha: