Cogswell Interchange

[fenwick16]

Three possible street grids have been shown in a document prepared by HRM Staff - http://www.halifax.ca/RealPropertyPlanning/documents/LayoutsJuly2012.pdf.



The HRM Staff proposed street grid looks like a practical layout.

The idea of a transit terminal has been mentioned. I hope that if a transit terminal is selected that part of the cost will be offset by having it integrated with a highrise building(s).

I think that there is a high likelihood that the decision on the use of the Cogswell Interchange land will probably be based on economics. If the HRM wants to recover the cost of the demolition and restoration of an acceptable street grid then the HRM will probably want to sell the land to developers at a good price. HRM will get the best price for the land if the HRM_by_Design intended height limits are maintained - I sketched the current height limits on the HRM Staff proposed street grid (below).



A Scotia Square type development doesn't have to be the result. A King's Wharf type development would certainly be a plus for the downtown, especially if it housed 1500 residents who will financially support downtown retail (however, it would have to be higher density than King's Wharf since there appears to be less land).

I wonder how much of the land next to the waste water treatment plant is available for development or green space? I think that there were allowances made for expansion of the plant.

[someone123]

The staff layout is pretty terrible from the perspective of building a decent urban neighbourhood. It looks like the southern block is about 100 m long for example.

I don't think the city will want to expropriate the Xerox building, casino, etc. but it makes sense to take a long-term view and consider that many of these properties can and should be redeveloped over the next 10-20 years. The development could be done in phases starting with everything west of the new Hollis alignment, then a new street could be created by Purdy's after planning involving the landowners. They would be able to make money by replacing small buildings (like the 3-storey Purdy's Landing building, which will be completely obsolete) with towers.

The plaza by the Marriott is a great idea. You could even put cars from Hollis and Lower Water underground from a stretch (Water St by Morse's Teas is questionable as it stands -- bad for pedestrians and cars), and put transit underground to link it up with a major terminal built as part of International Place. Eventually maybe HRM could build a transit tunnel under Barrington similar to what they have in Seattle.

[ILoveHalifax]

I heard the last half hour of the program on CBC radio today on the Cogswell Interchange. One of our councillors is apparently suggesting more urban gardens as if there is not enough of them on the old QE high site.

[Drybrain]

Originally Posted by fenwick16

A Scotia Square type development doesn't have to be the result. A King's Wharf type development would certainly be a plus for the downtown, especially if it housed 1500 residents who will financially support downtown retail (however, it would have to be higher density than King's Wharf since there appears to be less land).

Yes to all of that. I think the staff layout needs two more cross-streets at the north and south portions, though, or at least some kind of pedestrian through-way. Otherwise the blocks are too long.

Ideally, the HRMxD layout could be implemented--eliminating or rebuilding the casino (and more importantly, the horrible adjacent parking garages) would create a lot more land that could be developed for residential/transit purposes. I won't lie--I think the casino building looks cheap, architecturally, and not at all befitting of what we want Halifax to become. It wasn't so bad when it was way up there on Water Street and only people who made a point of going there had to see it, but the redevelopment of all this land will make it a lot more visible. Death to the casino! (Or at least relocation/rebuilding.)

[worldlyhaligonian]

Originally Posted by ILoveHalifax

I heard the last half hour of the program on CBC radio today on the Cogswell Interchange. One of our councillors is apparently suggesting more urban gardens as if there is not enough of them on the old QE high site.

I would guess Watts?

I hope they know that these "urban gardens" will all be developed eventually. I'm okay with urban gardens (if not close to high levels of emissions) as long as they aren't prime real estate.

[ILoveHalifax]

Originally Posted by worldlyhaligonian

I would guess Watts?

I hope they know that these "urban gardens" will all be developed eventually. I'm okay with urban gardens (if not close to high levels of emissions) as long as they aren't prime real estate.

Interesting thought; I would prefer the urban gardens never got put in because I don't want to see the hassles when they have to go.

[Keith P.]

Originally Posted by ILoveHalifax

Interesting thought; I would prefer the urban gardens never got put in because I don't want to see the hassles when they have to go.

The one on the old QEH site is an eyesore and an embarrassment.

[sdm]

Originally Posted by Keith P.

The one on the old QEH site is an eyesore and an embarrassment.

Agreed, appears to be a failed attempt at this point.

With respect to Cogswell and from experience. The area to the south (Triangle lands) traveling north and west (purdys) is all fill. So development here will be more of a challenge.

And maybe Waye can chime in here, but what is the city going to do with a sewage treatment plant in the middle of this? where are all the infastructure travelling into the plant currently located?

[Waye Mason]

Originally Posted by sdm

Agreed, appears to be a failed attempt at this point.

With respect to Cogswell and from experience. The area to the south (Triangle lands) traveling north and west (purdys) is all fill. So development here will be more of a challenge.

And maybe Waye can chime in here, but what is the city going to do with a sewage treatment plant in the middle of this? where are all the infastructure travelling into the plant currently located?

The main pipe that was drilled through bedrock is deep enough, 90' down or something, for the rest of it we all have to wait for the technical report. That is what they are figuring out.

I toured the plant a couple weeks ago and there is a reason that it has 3 stage treatment with two active carbon filters each the size of a tractor trailer... it really doesn't smell unless it is broken, which odds are will happen from time to time.

[BravoZulu]

Cogswell story coming up on Cbc's the national

[BravoZulu]

http://www.cbc.ca/ns/features/cogswell-interchange/?section=intro

The national story mentioned the section linked above, there are some neat old photos, aerial film and some interviews some of which were used in the news story.

The mayor has a comment in his interview that made me chuckle, something to the effect of there not being a "save the Cogswell" group at least as far as he was aware. I just kept thinking give it time.

**Just noticed that Duff has already posted this link 4 pages ago doh!....I'm only a week behind the times

[W.Sobchak]

I think the gardens are a good Idea to help remediate the land to allow for new growth. All the soil needs is time not expensive treatments when it has been excavated.

I do not like the possible resistance when the land is cleared for development though. While it is a great short term solution for what would open useless greens, but a poor long term use of possible public infrastructure.

[ILoveHalifax]

Originally Posted by W.Sobchak

I think the gardens are a good Idea to help remediate the land to allow for new growth. All the soil needs is time not expensive treatments when it has been excavated.

I do not like the possible resistance when the land is cleared for development though. While it is a great short term solution for what would open useless greens, but a poor long term use of possible public infrastructure.

You mean we can't just truck in some topsoil and lay sod or plant flowers, trees and shrubs?

[halifaxboyns]

Here is the CBC radio Cogswell Interchange discussion - was an interesting discussion.

[scooby074]

Has there been land set aside for transit after the interchange is removed? ROW reserved for LRT or equivalent?

Personally I think it would be a great spot for a Halifax version of the Bridge terminal. Move everybody from Barrington behind SS to the interchange lands. Might help traffic flow along Barrington too.

[Keith P.]

Originally Posted by halifaxboyns

Here is the CBC radio Cogswell Interchange discussion - was an interesting discussion.

The hostess does not look at all like I imagined she would from listening to her on the radio.

[MeEtc]

Originally Posted by Keith P.

The hostess does not look at all like I imagined she would from listening to her on the radio.

Almost all radio personalities have a reason they're not on television...
"face for radio..."

[Keith P.]

Originally Posted by halifaxboyns

Here is the CBC radio Cogswell Interchange discussion - was an interesting discussion.

I watched/listened to this thing and hoo-boy... all the loons were out in force. Urban gardens, getting rid of trucks, the usual hating on cars, unicorns and moonbeams, totally unrealistic ideas galore. Most discouraging was Mayor Savage's disparaging comment that "...not long ago, people were actually talking about a third bridge...", thereby immediately dismissing the idea outright and dooming Halifax to a complete lack of development of some nearby property and ongoing gridlock due to lack of road capacity.

We are doomed with people like this shaping the future.

[someone123]

This was just a CBC forum, not a formal public consultation, and there are not a lot of concrete decisions to be made right now. I dislike the disproportionate attention given to fringe issues at this early stage, but hopefully it won't make much difference over the long run, and the publicity about Cogswell is good. One of the requirements of a Cogswell redevelopment is to have councillors and residents buy into the idea that it should happen.

One of the nice things about the public library and Nova Centre consultations is that they had a set agenda and directed discussion rather than open-ended questions like "what do you want to see here?", which are irrelevant and invitations to go straight into unicorn territory.

[W.Sobchak]

Originally Posted by ILoveHalifax

You mean we can't just truck in some topsoil and lay sod or plant flowers, trees and shrubs?

Of course you can, this option however give people an opportunity to do more with the land than walk through or by until the land is ready and safe to use. I find encouraging community spirit to be prettier than some top soil with flowers and trees. I live in the community and witnessed first hand the growth of support. Shoot even the Fraternity across from the hospital were involved.

Again I still feel that this is a great short term solution until the land is ready for construction.