Halifax Stanfield International Airport Developments

[Peter Spurway]

Bell Boulevard is the focus of roadway discussions as the Airport Authority contemplates plans to commercially develop the property between the Terminal Building and Highway 102. Several designs have been drafted up over the years. Obviously, the roadway system will define the various precincts to be developed. At this point, we're still considering a number of options.
Peter Spurway
HIAA

[rkannegi]

Originally Posted by Peter Spurway

Bell Boulevard is the focus of roadway discussions as the Airport Authority contemplates plans to commercially develop the property between the Terminal Building and Highway 102. Several designs have been drafted up over the years. Obviously, the roadway system will define the various precincts to be developed. At this point, we're still considering a number of options.
Peter Spurway
HIAA

Thanks.

Hopefully, all the of the Bell Boulevard development planning goes well.

Aside from that, it would be nice if Aerotech Drive was extended eastward parallel to the Maritime & Northeastern pipeline corridor to eventually meet the existing Highway 212 near Devon and become the new Highway 212, with the existing highway south of the airport turned over to the HIAA (to make way for further southward runway extension and to striaghten up and streamline the 212's alignment), barring any unstable ground in the area east of Aerotech Drive/south of the airport.

(From what I have seen, some of the dirt/mud wilderness roads near the gas pipeline have had patches of dirt/mud sink by up to 2 ft in a period of 6 months, with the overall erosion there getting me wondering if there's high amounts of Gypsum in the soil south of the Airport, since Gypsum breaks down when exposed to water, which is what caused a few buildings in the New Glasgow area to be condemned and demolished. I hope the gas pipeline itself is fully stabilized from landslide risk. Lest we have another Beardmore, Ontario type explosion.)

Cheers,

Richard Kannegiesser

[halifaxboyns]

Peter> On behalf of the group - many thanks for posting in the forum. As you can tell from the long thread for this topic (and others) a lot of us have a great passion for HRM and the built form. Your insight and updates are much appreciated and I think I speak on behalf of the group in saying that HIAA is moving in the right direction.

Looking forward to seeing the end result and I would encourage you to keep investing in more maritime art to showcase the region. The baby steps approach (incremental changes) is working much better than one big change (I think) from a financial perspective, rather than doing one massive growth change and then being bogged down with debt for a while.

[Peter Spurway]

You're very welcome. I'll do my best to answer your questions as things proceed.
Cheers,
Peter

[pblaauw]

Originally Posted by halifaxboyns

Peter> On behalf of the group - many thanks for posting in the forum. As you can tell from the long thread for this topic (and others) a lot of us have a great passion for HRM and the built form. Your insight and updates are much appreciated and I think I speak on behalf of the group in saying that HIAA is moving in the right direction.

Looking forward to seeing the end result and I would encourage you to keep investing in more maritime art to showcase the region. The baby steps approach (incremental changes) is working much better than one big change (I think) from a financial perspective, rather than doing one massive growth change and then being bogged down with debt for a while.

I agree completely. And I retract my statement about the model bridge. It's "better than nothing", I guess, and I can't wait to see what artistic endeavours HIAA has planned in the future. I'm hoping it's some combination of Scottish/Acadian/Mi'kmaq.

[beyeas]

When I lived in New Mexico I always loved this sculpture (I think it is called "Dream of Flight"):

http://upload.wikimedia.org/wikipedia/commons/9/9c/6.20.08AlbuquerqueSunportByLuigiNovi1.jpg

http://businessclimate.com/sites/default...e_610x398_scale_crop/7000109BM0019_0.jpg

It is what you see as you step off the ramp towards the departure gates.

They have a huge New Mexican art collection at the airport (http://www.cabq.gov/airport/sunport-information/sunport-arts-program/terminal-arts-collection) and there is a definite "New Mexican" feel to the whole airport.

http://mw2.google.com/mw-panoramio/photos/medium/25998493.jpg

http://www.gallerypaintinginc.com/images/projects/albuquerque-sunport-car-rental/1.jpg

http://2.bp.blogspot.com/_iWKSACvVRvw/SNWxWZ9VtrI/AAAAAAAAFwY/ZdjNyP0920w/s400/DSCN0796.JPG

http://www.ilovenewmexicoblog.com/wp-content/uploads/2011/07/sunport-6.jpg

[Keith P.]

To give HIAA a definite Halifax feel they will need to clad the exterior in beige vinyl siding and pipe in the scent of the Barrington St sewage treatment plant inside.

[halifaxboyns]

Really cool link...

[q12]

Originally Posted by halifaxboyns

Really cool link...

Very cool, thanks!

[Aya_Akai]

Originally Posted by halifaxboyns

Really cool link...

Oh my god I could spend hours on this great find!

[pblaauw]

I've heard via twitter that the Airport Authority told AllNovaScotia it is planning a Dartmouth Crossing style development. Can anyone with ANS account confirm this?

[fenwick16]

Originally Posted by pblaauw

I've heard via twitter that the Airport Authority told AllNovaScotia it is planning a Dartmouth Crossing style development. Can anyone with ANS account confirm this?

There was a story in the allnovascotia.com on June 14th, 2013 with the story title "Aerotropolis: Airport Unveils Grand Ground Expansion" by Amy Pugsley Fraser

I can't copy and paste the story but I can give some key points:

• 20 to 25 year build-out
• would require upgrades to Aerotech wastewater infrastructure and development agreement from HRM
• site plan extends from the airport along the stretch that leads from the airport off-ramp
• airport VP Healy presented the plan to a HRM Council Committee on Thursday
• Councillor Watts has concerns about the size and compared it to a "full blown - or bigger - Dartmouth Crossings"
• Councillor Barry Dalrymple said "it's a tremendous enhancement to our entire municipality to draw far more people here"

The Big Plan:

• 240,000 square feet destination retail
• 300,000 sq ft office space
• 160,00 sq ft flexible business space
• 40,000 sq ft convenient retail
• 21,000 sq ft ancillary services
• 100 additional hotel rooms
• the target market is the 9 to 10 million people that annually come through the airport doors (passengers and accompanying visitors)

[Keith P.]

If Watts is against it it must be a good thing.

[Waye Mason]

This is not my favorite idea. It is another example of a business park (light industrial) being transformed, potentially, into something that competes with not just downtown (the office space) but DC, Bayers Lake, HSC, Mic Mac, Bedford Commons, etc. Why? How is that a good idea. Services for the local community and travellers (like the way the hotels support the airport) makes sense, the rest of it, why do we need 300K sf office at the bloody airport? It feels like City of Lakes business park all over again. Class "a" space at 5 stories in a "you have to drive there" environment.

I hope to meet with Peter at some point, the standing committee is not the best way to have an actual conversation about stuff. If this fits in the regional plan, great, if not, we need to evaluate whether it should be supported.

[q12]

Originally Posted by Waye Mason

This is not my favorite idea.

http://www.hiaa.ca/default.asp?id=190&pagesize=1&sfield=content.id&search=737&mn=70.1.262.296

Economic Impact
As a provider of vital transportation services, Halifax Stanfield International Airport contributes $1.26 billion annually to Nova Scotia's economy. The airport plays a key role in the ability of the province to retain and attract new business, with 12,040 jobs attributable to the airport community. Other economic impacts of the airport include:

Total benefit to the province as a result of airport activity:
• $1.26 billion in gross output is generated by airlines, aerospace, air freight firms and other companies directly involved in the air transportation industry
• $450 million in renovation and new construction impacts since 2000

Wages and Salaries:
• $481 million in total salaries and wages
• $210 million direct
• $115 million indirect
• $155 million induced

Fiscal Impact:
Total fiscal impact including retail sales tax (HST) and income tax is $83 M. This includes contributions from airport community employees, who alone generate $58 M in personal income tax and spend $25 M in retail sales tax

Employment (full-time equivalent):
• 12,040 jobs are attributable to the Airport, which equals 2.7 per cent of Nova Scotia's total employment
• 5,260 direct
• 2,890 indirect
• 3,890 induced

So one of largest drivers of our economy is not allowed to expand to better serve their users and employees?

Should we move the airport downtown? Maybe we can turn Robie Street into a bloody runway?

There are logistic businesses that would like to locate at the airport because that's where they do business.

[Waye Mason]

Originally Posted by q12

So one of largest drivers of our economy is not allowed to expand to better serve their users and employees?

Nice use of selective quotes and mis-direction. I said "Services for the local community and travellers (like the way the hotels support the airport) makes sense, the rest of it, why do we need 300K sf office at the bloody airport?" So yes I support that, if you actually care to read what I wrote.

300k sf is as much office space as the 2 Nova Centre towers will add up to. That is a lot of office. The presentation called for "destination retail". The is not about servicing employees and fliers. There is a huge difference between offering better amenities to travellers and creating a retail park that is competing with other retail areas.

The regional plan supports the airport, and amenities and expansion of the business park are all a-ok with me. Building a new DC when DC itself is still struggling is not an interest to me.

[OldDartmouthMark]

Originally Posted by Waye Mason

Nice use of selective quotes and mis-direction. I said "Services for the local community and travellers (like the way the hotels support the airport) makes sense, the rest of it, why do we need 300K sf office at the bloody airport?" So yes I support that, if you actually care to read what I wrote.

300k sf is as much office space as the 2 Nova Centre towers will add up to. That is a lot of office. The presentation called for "destination retail". The is not about servicing employees and fliers. There is a huge difference between offering better amenities to travellers and creating a retail park that is competing with other retail areas.

The regional plan supports the airport, and amenities and expansion of the business park are all a-ok with me. Building a new DC when DC itself is still struggling is not an interest to me.

That being said, their retail target would likely be folks living in the Enfield and Elmsdale areas, which wouldn't really compete with downtown IMHO. As these areas expand their residential base, it's inevitable that retail will be opened in their vicinity to service them. It's the ebb and flow of the population base that's very difficult to control. (again, IMHO)

I do agree that if any place suffers it'll be Dartmouth Crossing, which would be a shame as it appears to be just gaining a footing these days.

[scooby074]

Yay,more HRM sprawl!

[DigitalNinja]

I see the need for office space and industrial areas out there. Many airlines and airline related companies prefer to keep their offices close to the airport. 300k sq ft of office space by the airport is not in the same class as downtown office space. They look at 2 different markets.

I do agree though that there is not the need for large scale retail development in the area. But I do think DC is gaining a lot more due to the attractions that are there, such as costco.

[halifaxboyns]

I wasn't going to comment on this yesterday, I was too tired. But now I think I will and I'm going to provide a planner (in general) perspective.

A lot of Airports are realizing that financially, their success is with their land. They are leveraging expansion of runways and building on cargo capacity, beyond passenger capacity. Some airports (like Edmonton) really have a huge land base (like YHZ) and are doing parks like this (in fact this article provides some details). If you look at the future build out for YEG, it's going to be HUGE.

My issue with this is the same as Waye's - you are building essentially another Dartmouth Common (with no residential component) in a place where the road network is not established for that. Look at Bayer's Lake Shopping Area - that road network is a mess and Washmill Lake hasn't helped that much. When peak shopping periods occur, this area (along with most big box stores) are a mess. So I would need to see a well thought out engineering program before I'd be willing to sign on board with it; but the big transportation issue for me is the likelihood of this being served by public transit which is ZERO. So this will be a hugely car oriented area - which isn't good at all.

The other planning issue for me Waye has brought up - the fact that DC was expected to be a success and it's doing okay. It begs the question are we getting the best use of land for our $? Since DC will have a residential component, it is not as bad - but this would never have a residential component because of noise issues from the airport (and federal airport overlays). I am also forced to ask the question - how many people who are 'in transit' through YHZ are going to venture to this place to shop and then jump back on a plane? Do we have layovers here that are 4+ hours that I wasn't aware of?

The bigger issue that this screams at is sprawl - pure and simple. I have no objection to the airport being an employment centre; in fact that is what It should be under the RP. But there is a difference between the airport being an employment centre (aviation, hotel/tourism and aviation related industries) and then adding a bunch of big box retail because they could.

It also begs the question of who is going to go to this? Are there that many shoppers in Elmsdale/Enfield that this would be warranted? This also begs the issue that planners have started debating about the future of such sites and how we 'deal with them' in the future. Some of you may have seen this map (my future visioning and opportunities sites) and I have identified DC and Bayers Lake. One theory that has been put forward (by some planners) is to use the vast parking lots as test cases for new mixed use redevelopment - allowing the 'big box stores' to relocate in urban formats into mixed use buildings on these existing sites. Then demolishing the large format store and adding more mixed use - these are huge sites. If you look at Costco in BL, it could likely have a huge commercial podium around the two flanking streets and at least 3-4 towers. If we think of that as the 'future' reuse of these sites - what is the possibility that could occur at YHZ? Likely nil...