PLANAPP 2023-00370 (Former Case 24602) - Portions of Bedford West Sub Area 10 (PIDs 00289223 & 00289207)



Application by Clayton Developments Limited to amend the Halifax Municipal Planning Strategy and to obtain a Development Agreement which would allow a residential development that houses approximately 1,445 people.


The applicant wishes to transfer permitted density from PID 002892707 to 209 Kearney Lake Road and build a residential cluster that will house approximately 1,445 persons. The major aspects of the proposal are as follows:
•    Five multiple-unit dwellings varying in height (Two 12 storey buildings, two 9 storey buildings, and one 6 storey building)
•    Townhouse-style units integrated into the podium of several of the multi-unit buildings,
•    Central amenity space for residents, and 
•    2.97 acres of public parkland.

The Development Plans (provided below) outline the development proposal in detail, and include information related to traffic impact, water monitoring, buildings design, parking locations, driveway access, and landscaping measures.


Bedford West is identified as an Urban District Growth Centre under the Regional Municipal Planning Strategy. Development of Bedford West is guided by the Bedford West Secondary Planning Strategy and is divided into 12 sub-areas.

The applicant wishes to develop a portion of the lands within Bedford West Sub-Area 10. The remaining lands with the Sub-Area will be contemplated for development under separate planning applications.

Bedford West Sub Area 10 was designated a “Special Planning Area” (SPA) by the Executive Panel on Housing of the Province of Nova Scotia to address housing challenges in the capital region. To help accelerate an increase in the supply of housing, as outlined in the Housing in the Halifax Regional Municipality Act, the designation allows the Minister to make decisions on planning matters in this areas.

Municipal staff will be preparing the planning documents for review by the Executive Panel on Housing. Given that the Minister of Municipal Affairs and Housing has the authority to approve planning matters in the designated SPA, based on a recommendation of the Executive Panel on Housing, a formal public hearing process at Council will not be held for this application.  

Updates on the planning process will be provided on this website along with opportunities for the public to review and comment on the proposed planning documents.  Specific public engagement opportunities will be identified at a later date and any public feedback received will help inform municipal staff recommendations and be shared with the Executive Panel on Housing.


The public consultation stage has ended. Thank you to all who provided feedback.  Staff are conducting a detailed review of the proposal with all information received through public consultation.  Further negotiations will take place between the applicant and HRM staff as they continue their analysis of the proposal prior to sending a recommendation report to the Executive Panel on Housing.  The website will continue to be updated as the file progresses and any resubmissions based on staff and public feedback are provided.

Documents Submitted for Evaluation

The applicant has submitted plans and studies required by municipal staff to properly evaluate the application. The documents are also available for review at the Planning Applications office in Downtown Dartmouth.

Please note the concept plan changed (see version 2 below) and only pertinent documents were updated to reflect the change. 

•    Design Rationale  
•    Kearney Lake Road Interchange Design Recommendations
•    Master Storm Water Master Plans 
•    Water Quality Analysis
•    TIS with addendum
•    Preliminary Sanitary Plan
•    Preliminary Water Servicing Plan

•    Concept Plan (Version 2)
•    2023 TIS
•    NSE Inspection Report
•    Rockfall Analysis

Contact Information

For further information, please contact:

Dean MacDougall

Planner III

Current Planning

Telephone: 902.240.7085

Mailing Address

HRM Planning and Development

Development Services

PO Box: 1749,


Nova Scotia,

B3J 3A5

Attention: Dean MacDougall