[Bedford] The Honeycote (1262 Bedford Highway) | 22 M | 8 FL | Proposed

[Dmajackson]

New project for Old/Central Bedford at the corner of Bedford Highway and Meadowbrook Drive.

"Application by Fathom, on behalf of the property owner, requesting to enter into a heritage development agreement on the lands at 1262 Bedford Highway, which would allow an 8-storey residential tower.

Background

1262 Bedford Highway, known as ‘Honeycote’, was registered as a heritage property in 2021. Honeycote contains a one-and-a-half storey building that was designed in the classical Vernacular style and was constructed between 1855 and 1858.

Proposal

The applicant has applied to enter into a Development Agreement on the property to permit a 8-storey residential building on a registered heritage property. This development agreement is being considered under the Bedford Highway Secondary Municipal Planning Strategy.

A key element of the proposal is the relocation, rehabilitation, and preservation of the registered heritage building. The heritage building will be relocated closer to Bedford Highway and incorporated into the new construction with a one-storey breezeway connection between the two buildings"

There are renderings and more details on the HRM Planning website.

PLANAPP 2023-00942 Case Details

[Stuckinsky]

siteplan_redacted_1 by Stuck InSky, on Flickr
Screenshot 2023-10-06 101106 by Stuck InSky, on Flickr
Screenshot 2023-10-06 100718 by Stuck InSky, on Flickr

[Arrdeeharharharbour]

Generally I'm a fan of mixing old and new as I think the new makes the old 'pop' and draws more attention to the old. But that doesn't seem to be happening here. This simply looks like a building has been built too close to a house. It's uncomfortable to look at. Perhaps reality will be better than rendering?

[someone123]

Originally Posted by Arrdeeharharharbour

Generally I'm a fan of mixing old and new as I think the new makes the old 'pop' and draws more attention to the old. But that doesn't seem to be happening here. This simply looks like a building has been built too close to a house. It's uncomfortable to look at. Perhaps reality will be better than rendering?

There are trade-offs around all these rules, like height limits, setbacks, or allowing multiple unattached structures vs. attached. I think sometimes the developments get better when the rules are relaxed. Maybe the right thing here is just to move the house.

A lot of historic houses used to get torn down because they had low lot coverage.

[new2halifax]

"The heritage building will be relocated closer to Bedford Highway and incorporated into the new construction with a one-storey breezeway connection between the two buildings"

Is this common practice? If so, what will be the use of the heritage house?

[eastcoastal]

Originally Posted by Arrdeeharharharbour

... Perhaps reality will be better than rendering?

I am trying hard to think of an example where this was the case.

[eastcoastal]

Originally Posted by new2halifax

"The heritage building will be relocated closer to Bedford Highway and incorporated into the new construction with a one-storey breezeway connection between the two buildings"

Is this common practice? If so, what will be the use of the heritage house?

I can't say whether it's "common," but the link that Dmajackson provided leads to HRM's project page for this proposal. It includes a set of drawings and they show how the heritage property is meant to be used. From HRM's project page, you can click on the link for floorplans. Looks to me like the lowest level is mechanical-type spaces, level 1 is a suite and some lobby space, and level two is a continuation of the suite from level 1.

[kzt79]

https://www.saltwire.com/nova-scotia/hal...-tall-city-hall-halifax-municipal-growth

Nine-storey addition to heritage property in Bedford shot down because it’s too tall

Neighbours speak out, and Halifax councillors reject development proposal

Risking an appeal by a provincial review board, the Halifax Regional Municipality rejected a development proposal in Bedford because it’s too high.

Zagros Nova Home Developments is looking to build an eight-storey-plus-penthouse residential building on the Bedford Highway. In exchange, they plan to move and restore the registered heritage home known as Honeycote.

“It’s going to stand out like a jagged tooth on the Bedford Highway and sets a precedent for future development without a formal plan to support it,” said Dale Proude, who was one of about a dozen Bedford neighbours who argued against the development at a public hearing at city hall this week in front of the North West Community Council.

A petition of nearly 300 residents opposed to the development was also submitted.

[terrynorthend]

Originally Posted by kzt79

https://www.saltwire.com/nova-scotia/hal...-tall-city-hall-halifax-municipal-growth

Nine-storey addition to heritage property in Bedford shot down because it’s too tall

Neighbours speak out, and Halifax councillors reject development proposal

Risking an appeal by a provincial review board, the Halifax Regional Municipality rejected a development proposal in Bedford because it’s too high.

Zagros Nova Home Developments is looking to build an eight-storey-plus-penthouse residential building on the Bedford Highway. In exchange, they plan to move and restore the registered heritage home known as Honeycote.

“It’s going to stand out like a jagged tooth on the Bedford Highway and sets a precedent for future development without a formal plan to support it,” said Dale Proude, who was one of about a dozen Bedford neighbours who argued against the development at a public hearing at city hall this week in front of the North West Community Council.

A petition of nearly 300 residents opposed to the development was also submitted.

How odd. The heritage design committee approved this in April- but its council who shoots it down. I always thought the heritage committee were more sticky about these.

[Keith P.]

HRM Council reverting back to their old ways of never seeing a proposed development they couldn’t torpedo?

[someone123]

The usual absurdity in there like people calling for measures to protect an old house that increase the odds it'll be demolished.

[Dmajackson]

I've moved a few posts to this thread.

For the record I think it should of been approved. The Old Bedford section of the Bedford Highway needs some density to support AT & transit upgrades.

[Keith P.]

First, a couple of the pics found in the Herald article, starting with a pic from 1912:





Some more of the story in the Herald. I think "Mi'kmaw petroglyphs" are a first as a reason to torpedo a proposal. Former HRM planner Jacob Ritchie was speaking on behalf of the applicant:

The height restraints in that area for a building with commercial uses are two storeys, but because it has an element of heritage conservation, exceptions can be made. But it can only be approved if restrictions are met that the heritage property is primary on the site and the new build is subordinate to it. Both staff and the HRM’s heritage committee recommended approval of the development agreement. That’s interesting because when the Halifax Regional Municipality applied to have Honeycote registered in 2021, the owner opposed it.

Jacob Ritchie, urban planner for Fathom Studio, who spoke on behalf of Zagros Nova Home Developments, said they were against it because they had a different plan then to build as-of-right that would have involved the demolition of Honeycote. But, through the process, the designers saw the value heritage can bring, he said.

Still, this rejection might mean the end of the heritage building. The developer can build as-of-right and apply to demolish Honeycote. If the municipality rejects the demolition permit, under provincial law it can be demolished anyway after a three-year waiting period.

Ritchie said he’s proud to work on this project, where not only Honeycote will be saved but it will be seen and experienced because it would be a commercial office. While the new build has 30 residential units of at least 900 square feet, the Honeycote will be turned into an office. The 1920s rear addition will be taken off to build a breezeway connection.

“Eight storeys allows for a great site design and a future for Honeycote,” Ritchie said, adding that it’s that high to make sure Honeycote isn’t surrounded by new construction.

“You don’t want to hug a building like Honeycote with all new architecture, all new construction materials, all new concrete coming around the sides of it. You’re not going to get the same experience of the building.”

He said they have to go up to get “the volume you need to pay for the restoration.”

Coun. John Young (Hammonds Plains-Upper Hammonds Plains-Lucasville-Middle and Upper Sackville) asked if the developer could be convinced to reduce the number of storeys. Ritchie responded that they’ve been focused on this design for over three years and it works this way.

At the public hearing Monday, neighbours raised several concerns, including that Mi’kmaw petroglyphs are about 250 metres from the house and construction could disturb them.

“In its current form, the proposed development diminishes Honeycote’s prominence and makes the heritage property seem less valued than the new structure,” said Wendy Hayes-Walsh, adding that residents are not a bunch of NIMBYs or “heritage lovers.”

[OldDartmouthMark]

Cripes, as a society we need to get a life. All the rhetoric thrown around in that article makes us all seem like a bunch of idiots. The last sentence of trying to claim legitimacy by denying NIMBY or “Heritage Lover” status is over the top for me. A personal peeve of mine is how none of us seem to have the brain anymore to do anything but find some catch word or phrase to describe our impressions of what a person is all about. Meanwhile the developer is saying they originally wanted to demolish the house, but then ’saw the light’ and realized the value of keeping the heritage house, but if it’s not approved the province allows them to demolish it after 3 years. So much BS thrown around and none of it productive.

Meanwhile, since nobody can get their heads out of their asses and work together to find agreeable ground, the project is left in limbo with an uncertain future. God I am so tired of this crap! lol No wonder I never wanted to get into politics or building…

Anyhow… sorry for the rant. About the project, I generally like it, and am by default in favour of projects that involve saving heritage structures. If I had one criticism, it would be that the architecture of the new building is mediocre at best and does nothing to accentuate the heritage setting that it is taking over. That said, I hope it gets built.

[Arrdeeharharharbour]

Very very discouraging in terms of city leadership. Thirty 900 sq. ft.+ homes within spitting distance of a planned expensive new fast ferry transit option gone. All these potential homes on existing road, sidewalk, water and waste water infrastructure...gone. The time and money wasted by the potential developer will have to be recouped through whatever happens to the property in the future. Council has indicated that both staff and the heritage committee have failed. Does it follow that they should recommend that the heritage committee be disbanded and staff fired because they don't know how to do their jobs? Are they hanging their hat on the narrow definition of 'subordinate' meaning only 'smaller than'? God help our remaining smaller heritage buildings if this is the case. This well proportioned mid-rise would have been an asset to any community. Call it what it is: NIBMY hysteria. And of course, weak leadership.