Project Status
Last Updated: November 28, 2025
Municipal planning staff are currently engaging with property owners within the project area to receive and review submitted concept plan (development proposal) submissions to advance the planning process. The first phase of public engagement is underway. The online survey will close on December 3, 2025.
Project Overview
Sandy Lake Special Planning Area is approximately 400 hectares of land located west of Sandy Lake and north of Hammonds Plains Road in Bedford. The Regional Municipal Planning Strategy identifies these lands as a potential growth area where sewer and water services may be extended to allow the development of a new community. The recently completed Future Serviced Communities (FSC) Study provides the required background technical information to help the Municipality and the Province determine the feasibility of extending water and wastewater services, upgrading transportation infrastructure, and assessing the environmental and cultural impacts of developing these lands. Preliminary modeling suggests that the lands could accommodate approximately 8,000 residential units.
On May 16, 2025, the provincial Minister of Growth and Development directed the municipality to begin comprehensive neighbourhood planning, also known as secondary planning, for the Sandy Lake Special Planning Area. A comprehensive neighbourhood planning process considers all aspects of planning a new neighbourhood. Strategic investments in infrastructure, parks and facilities may also be identified. The outcome is new municipal policies and regulations to guide and support new development in the area informed by HRM priority plans, public consultation, collaboration with internal and external review agencies, proposals from landowners, and supporting studies. A pre-recorded presentation outlining the planning process can be found here.
Background
The 2006 Regional Municipal Planning Strategy designated these lands as “Urban Settlement” (US) - a potential growth area where sewer and water services may be extended to allow the development of a new community. In January 2022, Regional Council directed staff to advance background studies needed to consider urban development of four potential Future Serviced Communities and the Sandy Lake Lands were included in that study. More information on the Future Serviced Communities (FSC) Study and the completed reports for the Sandy Lake Special Planning Area can be found under the Background Studies panel to the right.
On March 24, 2022, Sandy Lake was designated a “Special Planning Area” by the Nova Scotia Minister of Municipal Affairs and Housing to address housing challenges in the Capital Region. The SPA designation allows the Minister of Municipal Affairs and Housing to make decisions on planning matters in this area as outlined in the Housing the Halifax Regional Municipality Act.
As a part of the FSC Study analysis, property owners within Sandy Lake provided Stantec with preliminary development plans. These plans are currently being revised to align with FSC study findings and will be subject to detailed review through the comprehensive planning process.
How can I participate in the process and provide feedback?
Public feedback is welcomed and considered throughout the planning process. There will be two phases of engagement. Phase 1 is currently underway. An open house will take place on November 12th at the Bedford United Church, 1200 Bedford Highway. Three sessions will be held at the following times: 10am - 12pm, 2pm - 4pm, and 6:30pm to 8:30pm. You can also share your vision for a new community in the Sandy Lake Special Planning area by filling out the survey below. Phase 2 will take place when draft planning policies are ready to share for public comment.
