Urban Service Area Boundary Requests - General, Recommended Approach | Confirmed by Regional Council on December 12, 2023.

These are requests to amend the Urban Service Area boundary and/or the Water Service Area boundary to enable development of properties with municipally provided water and/or wastewater services.

To provide feedback on Site Specific Requests, please email regionalplan@halifax.ca and reference the case number.

Request #	Location	Request Summary	Existing Planning Policy	Regional Plan Considerations	Summary of Public Comment	Approach
C089	24 and 30 Smiths Road, Bedford (PIDs 00419226 and 00419101)	Request from Ramar Developments Ltd. to extend central services to this property and redesignate to permit the creation of five new lots.	• Under the Regional Plan, the lands are within the Rural Commuter designation, which envisions a rural pattern of development, and are outside the Urban Service Area • Lands are adjacent to the Sandy Lake and Bedford West Regional Plan growth centres, and within the Sandy Lake watershed area. • Under the Bedford MPS and LUB, the lands are zoned for Residential Single Unit uses.	• These lands are near the Bedford West Sub Areas 1 and 12, and Sandy Lake Special Planning Areas. Sandy Lake is being considered as a Future Serviced Community, and comprehensive planning has begun as of May 2025. • The Sandy Lake watershed study (completed in 2014) recommended advanced stormwater management and removing septic systems as a mitigation measure to limit phosphorus runoff into Sandy and Marsh Lakes.	No comments were received on this proposal.	Regional Planning staff will monitor the progress of comprehensive planning for the Sandy Lake Future Serviced Community and recommend aligning an approach to these lands in coordination with that process.
C325	Montague Golf Course lands, between Montague Road and Lochmoor Lane, Lake Loon (PID 00624668)	Request from Fathom Studio on behalf of the property owner to include these lands within the Urban Service Area boundary, to enable a development agreement for a 6-storey apartment building for seniors. Please note that the applicant has since submitted an application (PLANAPP 202301187) for a development agreement to permit shared housing with special care on this property.	• Under the Regional Plan, the lands are within the Rural Commuter designation, which envisions a rural pattern of development. The lands are outside the Urban Service Area but within the Water Service Area (municipal water services are available, but not wastewater services) • The lands are 500m north of the Westphal Urban Local Growth Centre and the current extent of the Urban Service Area • The majority of the property is included within the Cole Harbour/Westphal Community Plan Area, with the road frontage of the property within the North Preston, Lake Major, Lake Loon, Cherry Brook and East Preston Plan Area. • There is an existing development agreement on this property that permits a 9-hole golf course, sleigh wagon ride operation, and uses permitted within the R-1 Zone, Cole Harbour/Westphal LUB. Policy UR10 permits multiple unit dwellings over 6 units if services are available, by development agreement.	• Consider this request in relation to the Regional Plan’s strategic growth objectives, and in relation to a review of the Regional Plan’s growth centres • If brought forward by the Province, the Cherry Brook Bypass may cross Montague Road just north of this property. A future interchange in this area may impact the growth pattern in this area. • Future development should consider the objectives of the Integrated Mobility Plan to support transit-oriented development and follow policy guidance found in the Halifax Green Network Plan, HalifACT2050, Sharing Our Stories and Halifax Water’s Infrastructure Master Plan.	No comments were received on this proposal.	Amendments to the Urban Settlement designation and Urban Service Area boundary in this area are not recommended until further study of community growth and infrastructure in this area can be completed.
C328	Lands off of Dyke Road, Cow Bay (PID 00369397)	Request from Fathom Studio on behalf of Silver Sands Realty Ltd. to include these lands within the Water Service Area boundary and rezone to R1, to enable residential subdivision. Number of housing units proposed by Applicant: 50 to 60 lots.	• Under the Regional Plan, the lands are designated Rural Commuter, which envisions a rural pattern of development, outside of the Urban Service Area. • The lands are not within or adjacent to a Regional Plan growth centre. • Existing Regional Plan policies SU13 to SU-16 set out the circumstances under which Water Service Areas may be established or expanded. • The lands are not currently eligible for Conservation Design Development, as they fall within the Rural Area designation under the Eastern Passage/ Cow Bay MPS. The Eastern Passage/ Cow Bay MPS envisions that the rural character of this area will be maintained.	• Any adjustment to the Cow Bay Control Area must be considered cautiously, in relation to the Regional Plan’s strategic growth objectives. • The western side of the lands abuts the Cow Bay River. As part of the background study for the Morris Lake Expansion lands, there may be additional information learned about this watershed and the Cow Bay River floodplain. • Future development should consider the objectives of the Integrated Mobility Plan to support transit-oriented development and follow policy guidance found in the Halifax Green Network Plan, HalifACT2050, Sharing Our Stories and Halifax Water’s Infrastructure Master Plan.	No comments were received on this proposal.	Amendments to Regional Plan and SMPS policy to enable additional subdivision in the Cow Bay area are not recommended until further study of future community growth and infrastructure planning in this area can be completed.
C337	Lands near Fraser Lake, 2832 St. Margaret’s Bay Road, Timberlea (PIDs 40054306, 40054363, 40261729, 40689358, 40319550)	Request by Clayton Development Limited to extend the Urban Service Area boundary to enable residential development with municipal water and wastewater services. Number of housing units proposed by Applicant: 690 units	• Under the Regional Plan, the lands are designated Rural Commuter, which envisions a rural pattern of development. • Under the Timberlea/ Lakeside/ Beechville MPS, the lands are within the Urban Residential designation. Policy UR-1 envisions this designation as a priority area for continuing residential development; however, this is not supported by Regional Plan policy. The lands are not located in or adjacent to a Regional Plan growth centre.	• Consider this request in relation to the Regional Plan’s strategic growth objectives. • Future development should consider the objectives of the Integrated Mobility Plan to support transit-oriented development and follow policy guidance found in the Halifax Green Network Plan, HalifACT2050, Sharing Our Stories and Halifax Water’s Infrastructure Master Plan.	• Many comments express concern about the environmental impact of this development, such as impacts to water quality. wetlands, watercourse, wildlife, flooding of nearby areas, clear cutting impacting lake water supply, and impacts to aquatic wildlife. • There is interest in whether an environmental impact study has been completed. • There are traffic concerns as there are not many roadways or sidewalks near the development area and it is not well serviced by transit. • Concern that the development is too dense for the area. • Need for investments in the area if the development goes ahead – sidewalks, transit, and school capacity. • Need for more accessibility to nearby parks and trails incorporated into the development. • Previous public comments received in Phase 3: - Strong opposition to development on this site - Concern about the ecological integrity of the site, the impact of increased traffic from a development of this size, and how it will impact water quality and nearby wilderness area. - Concern about a change to the Urban Service Boundary - Comments on the need for improved engagement, improved transit and the need for park programming, park planning and park acquisition. - The importance of the IMP, HGNP, and wildlife corridors.	• This area was identified as a priority area for growth under the Timberlea/ Lakeside/ Beechville MPS; however, it is not considered a growth area under the Regional Plan, and the Halifax Green Network Plan has identified important environmental values on the lands. • Amendments to the Regional Plan and SMPS policy to enable serviced development in this area of Timberlea is not recommended until further study of future community growth, environmental constraints and infrastructure planning in this area can be completed.
C539	85 Temple Terrace, Lower Sackville (PID 03016595)	Request from Fathom Studio on behalf of StoneRidge Fellowship Baptist Church, to include the northern section of the lands within the Urban Service Area, re-designate the lands to the Urban Settlement designation, and rezone the property to allow for a medium density residential development. Number of housing units proposed by Applicant: 794 units, mix of single, townhome, and multi-unit dwellings.	• Under the Regional Plan, the lands are within the Rural Commuter designation, which envisions a rural pattern of development, and are outside the Urban Service Area. • A portion of the property is located within the Urban Local Growth Centre (Lower Sackville). • Wetlands and watercourse located on the northern portion of the property.	• Consider this request in relation to the Regional Plan’s strategic growth objectives. • Future development should consider the objectives of the Integrated Mobility Plan to support transit-oriented development, support the Halifax Green Network Plan’s objectives to adequately protect wilderness area and connections, and follow policy guidance found in HalifACT2050, Sharing Our Stories and Halifax Water’s Infrastructure Master Plan.	• Comments included support for the development, happy to see a mix of townhouses and apartments being included. • An additional letter from the property owner was submitted, explaining how the proposed development relates to the municipality’s smart growth goals.	Amendments to the Regional Plan and SMPS policy to enable serviced development in this area is not recommended until further study of future community growth, environmental constraints and infrastructure planning in this area can be completed.
C565	Atholea Drive, Cole Harbour (PIDs 41519596, 41513557, 00559963, 00559955, 41199183, 41199175, 41199167, 41199159, 41199142)	Request by Fathom Studio to include the lands within the Urban Service Area for low to medium density residential development. Number of housing units proposed by Applicant: 548 units, mix of singles and townhomes	• Under the Regional Plan the lands are within the Rural Commuter designation, which envisions a rural pattern of development, and are outside the Urban Service Area. • The lands are located approximately 500m from the Morris Lake Conceptual Growth Centre • Lands have wetlands, watercourses, floodplains, and a lack of access to additional street connections.	• These properties are adjacent to the Morris Lake Expansion Special Planning Area, which is being studied as a potential Future Serviced Community. This study includes a watershed study, land suitability analysis, review of transportation infrastructure and water and wastewater infrastructure. The results of this study is expected in Summer 2025, with a recommendation for next steps expected in Fall 2025.	No comments were received on this proposal.	Amendments to the Regional Plan and SMPS policy to enable serviced development in this area are not recommended until further study of future community growth, environmental constraints and infrastructure planning in this area can be completed.
C809	35 Gillis Lane and 474 Cobequid Road, Lower Sackville (PIDs 40094443 and 40094450)	Request from Stanley Gordon, Vera Gillis, Lynn Woolliscroft Gillis, Andrew Jennings-Lindsay to extend the Urban Service Area boundary and permit mixed use development on the lands. Proposed units: Estimated by the applicant at 512 units	• Under the Regional Plan, the lands are within the Rural Commuter designation, which envisions a rural pattern of development, and are outside the Urban Service Area. • A portion of property is located within the Urban Local Growth Centre (Lower Sackville). • A small portion of the property has water frontage on First Lake.	• The request cannot be considered as part of the Suburban Plan, as requested by the applicant, until it has been determined that the lands should be included within the Urban Area and the Urban Service Area boundary. Note that this request is in the same section of Cobequid Road as C539 above. • Consider this request in relation to the Regional Plan’s strategic growth objectives. • Future development should consider the objectives of the Integrated Mobility Plan to support transit-oriented development, support the Halifax Green Network Plan’s objectives to adequately protect wilderness areas and connections, and follow policy guidance found in HalifACT2050, Sharing Our Stories and Halifax Water’s Infrastructure Master Plan.	There was no opportunity for public comment as the request was received at the end of the public engagement period.	Amendments to the Regional Plan and SMPS policy to enable serviced development in this area are not recommended until further study of future community growth, environmental constraints and infrastructure planning in this area can be completed.
C786	Lands adjacent to Highway 102 and the Highway 102 Aerotech Connector in Fletchers Lake (PIDs 00527861, 41356841, 00529248, 41356858, 41461625, 41334459, 00515601, 00515874, 40149551)	Request by Clayton Developments Limited, on behalf of Aerotech Developments GP Limited, 4538217 Nova Scotia Limited, and Municipal Enterprises Limited, to extend the Urban Service Area boundary to enable residential and commercial development with municipal water and wastewater services. Number of housing units proposed by Applicant: 70008000 multifamily and ground-based dwellings	• Under the Regional Plan the lands are within the Rural Commuter designation, which envisions a rural pattern of development, and are outside the Urban Service Area • Under the Planning Districts 14 & 17 MPS the lands are across the resource, residential, mixed residential, and airport industrial designations. • The lands are not in a growth centre but have proximity to the existing River-Lakes/Fall River Rural Growth Centre. • Portions of the lands are in the River-Lakes Secondary Plan, which guides the provision of services and future development to maintain the rural village atmosphere and rural character of the River-Lakes communities.	• Consider this request in relation to the Regional Plan’s strategic growth objectives. This development proposes a significant expansion of serviced development in an area that has thus far only been considered for a rural settlement pattern. • The Highway 102 Aerotech Connector highway (currently under construction) will run through these lands. • Environmental considerations include impacts on the Collins Park Watershed, and large wetlands in the area. • Future development should consider the objectives of the Integrated Mobility Plan to support transit-oriented development, support the Halifax Green Network Plan’s objectives, and follow policy guidance found in HalifACT2050, Sharing Our Stories and Halifax Water’s Infrastructure Master Plan.	There was no opportunity for public comment as the request was received at the end of the public engagement period.	Amendments to the Regional Plan and SMPS policy to enable serviced development in this area are not recommended until further study of future community growth, environmental constraints and infrastructure planning in this area can be completed.
C806	Lands at Montague Road and Highway 107, Montague Gold Mines (PID 00249680)	Request by KRW Approvals, on behalf of the property owner, to extend the Urban Service Area boundary and include the lands in the Suburban Plan, and rezone to R-1.	• Under the Regional Plan, the lands are within the Rural Commuter designation, which envisions a rural pattern of development, and are outside the Urban Service Area. • The site is adjacent to the Port Wallace Urban District Growth Centre, which envisions a mix of residential housing densities and commercial, institutional, and recreation uses. • Under the Cole Harbour / Westphal MPS the lands are designated Urban Residential along Montague Road, and Rural Residential on the rest of the property.	• The request cannot be considered as part of the Suburban Plan, as requested by the applicant, until it has been determined that the lands should be included within the Urban Area and the Urban Service Area boundary. • It is noted that these lands are in the area potentially impacted by historic Montague Mine Tailings. Any potential environmental contamination would need to be studied and understood before any development on this site could be considered. • If environmental contamination can be addressed, this request should be considered in relation to the Regional Plan’s strategic growth objectives. • Future development should consider the objectives of the Integrated Mobility Plan to support transit-oriented development, support the Halifax Green Network Plan’s objectives, and follow policy guidance found in HalifACT2050, Sharing Our Stories and Halifax Water’s Infrastructure Master Plan.	There was no opportunity for public comment as the request was received at the end of the public engagement period.	Amendments to the Urban Settlement designation and Urban Service Area boundary in this area are not recommended until further study of community growth and infrastructure in this area can be completed.
C807	Lands at Glasgow Road and Highway 7, East Preston (PID 41058439)	Request from Sightline Planning + Approvals (formerly KWR Approvals Inc.) on behalf of the property owners, to extend the Urban Service Area boundary and include the lands in the Suburban Plan.	• Under the Regional Plan the lands are within the Rural Commuter designation, which envisions a rural pattern of development, and are outside the Urban Service Area. • The North Preston, Lake Major, Lake Loon, Cherry Brook and East Preston • The lands are not in a growth centre but have proximity (~0.6km) to the East Preston Rural Local Centre which envisions a mix of low to medium density residential, convenience commercial, institutional and recreational uses. • East Preston is near to North Preston, which is within the Urban Service Area boundary and has municipal water and wastewater service. • There are wetlands and watercourses present on the site, including a wetland of special significance. There is a very large wetland at the North of this site.	• Under the Regional Plan the lands are within the Rural Commuter designation, which envisions a rural pattern of development, and are outside the Urban Service Area. • The North Preston, Lake Major, Lake Loon, Cherry Brook and East Preston • The lands are not in a growth centre but have proximity (~0.6km) to the East Preston Rural Local Centre which envisions a mix of low to medium density residential, convenience commercial, institutional and recreational uses. • East Preston is near to North Preston, which is within the Urban Service Area boundary and has municipal water and wastewater service. • There are wetlands and watercourses present on the site, including a wetland of special significance. There is a very large wetland at the North of this site.	There was no opportunity for public comment as the request was received at the end of the public engagement period.	• Before amendments can be made to include these lands within the Urban Service Area boundary, further work must be undertaken with the applicant and the East Preston community to understand their community growth objectives and how they may relate to infrastructure and service provision. • African Nova Scotian Community Action Planning program works with ANS Communities that have identified priorities for change. There may be opportunities to consider adjustments to zoning or other development issues in the short term, while work is ongoing to address broader infrastructure and servicing issues.
C863	925 Windgate Drive, Beaver Bank (PID 40118648)	Request from Mirus Homes to include the lands in the Urban Service Area boundary.	• Under the Regional Plan, the lands are within the Rural Commuter designation, which envisions a rural pattern of development, and are outside the Urban Service Area. • The site is not located in a growth centre. • Under the Beaver Bank, Hammonds Plains and Upper Sackville MPS the lands are designated Mixed Use A (MUA).	• Under the Regional Plan, the lands are within the Rural Commuter designation, which envisions a rural pattern of development, and are outside the Urban Service Area. • The site is not located in a growth centre. • Under the Beaver Bank, Hammonds Plains and Upper Sackville MPS the lands are designated Mixed Use A (MUA).	This is a new request. No public comments have been received.	Amendments to the Urban Settlement designation and Urban Service Area boundary in this area are not recommended until further study of community growth and infrastructure in this area can be completed.
C944	Fall River Road at Johnson Road, Fall River (PIDs 40521841 and 00507046)	Fall River Road at Johnson Road, Fall River (PIDs 40521841 and 00507046)	• Under the Regional Plan, the lands are within the Rural Commuter designation which envisions a rural pattern of development. The lands are located just outside the Water Service Area. • Under the Planning Districts 14 & 17, the lands are designated Residential • In the 2014 Regional Plan, a sliver of the property is located within the Rural Commuter Centre Conceptual Growth Centre, but primarily located outside. Note that under the proposed Regional Plan includes the entire holding within the Fall River/ River Lakes Rural Growth Centre, as the property is located within the River-Lakes Secondary Plan. • The Regional Plan sets out the conditions through which a Water Service Area can be extended.	• Consider this request in relation to the Regional Plan’s strategic growth objectives. • Future development should consider the objectives of the Integrated Mobility Plan to support transit-oriented development, support the Halifax Green Network Plan’s objectives to adequately protect wilderness area and connections, and follow policy guidance found in HalifACT2050, Sharing Our Stories and Halifax Water’s Infrastructure Master Plan.	This is a new request. No public comments have been received.	Amendments to the Urban Settlement designation and Urban Service Area boundary in this area are not recommended until further study of community growth and infrastructure in this area can be completed.
C949	1085-1109 Fall River Rd, Fall River (PID 00506501 and PID 41541640; also known as the Site B “Carr Farm” site)	Request by Design Point on behalf of the property owner to extend the Urban Service Area Boundary to enable municipal wastewater connection for proposed seniors oriented units.	• Under the Regional Plan, the lands are within the Rural Commuter designation which envisions a rural pattern of development. The lands are located inside the Water Service Area. • The property is located within the River-Lakes Secondary Plan and identified as Site B – Fall River Village North Residential Opportunity Site (“Old Carr Farm”) to consider alternative housing options. • The lands have been designated a Special Planning Area by the Minister of Municipal Affairs and Housing.	• Consider this request in relation to the Regional Plan’s strategic growth objectives. • Future development should consider the objectives of the Integrated Mobility Plan to support transit-oriented development, support the Halifax Green Network Plan's objectives to adequately protect wilderness area and connections, and follow policy guidance found in HalifACT2050, Sharing Our Stories and Halifax Water's Infrastructure Master Plan.	This is a new request. No public comments have been received.	Amendments to the Urban Settlement designation and Urban Service Area boundary in this area are not recommended until further study of community growth and infrastructure in this area can be completed.