Halifax council will soon consider revising the protected viewplanes of the Halifax Harbour from the Dartmouth side of the harbour. The proposed changes would remove viewplane protections from much of downtown Dartmouth, and raise height limits on developments below the remaining viewplanes.
Some property owners, however, are crying foul. They say the city is privileging its own property, and so unfairly competing against private property owners.
Three viewplane protections have been in place since 1974. Two of the viewplanes begin at the same point—near the baseball diamond in the Dartmouth Common. One of those viewplanes gives a view of Georges Island, the other of downtown Halifax.
The third viewplane begins at the seventh green of the Brightwood golf course, providing “a wide panorama of Downtown Halifax, the mid harbour and the harbour entrance,” explains a city staff report on the proposed changes. This third viewplane extends over most of downtown Dartmouth.
The proposed changes, which have been in the works for about two years, would remove the Brightwood viewplane altogether. The proposal also suggests doing away with the baseball diamond viewplanes and replacing them with viewplanes starting at four other points from within the Common.
Even without the viewplanes, most of downtown Dartmouth has a height limit of 70 feet, about five storeys, imposed by the Dartmouth Municipal Planning Strategy. But the part of the Dartmouth waterfront comprised of the city-owned Alderney Landing, some nearby city-owned lots and the CN train marshalling yard have a more restrictive height limit of just 30 feet, or two storeys, imposed by the viewplane protections.
But if council adopts the proposed changes, suddenly the height limit on the city-owned land shoots up to 15 storeys, while up to four storeys will be allowed on the CN land.
The rest of downtown would be left with the old five-storey limit, at least until a reevaluation of those height limits is completed. Mitch Dickey, the city staffer who wrote the report, tells The Coast he envisions that process starting after council approves the viewplane changes, and would take six months or so to implement.
Property owners contacted by The Coast declined to be quoted for this article, but a discussion paper criticizing the proposed changes has been making its way among property owners. See the paper here. The issue will go before the harbour East Community Council Thursday.
This article appears in Jun 6-12, 2013.
It’s not all HRM’s property. The Belmont House parking lot has a potential 15 storey conceptual building on it. It’s worth noting that HRM and the former City of Dartmouth have had ownership of the vacant lands between Octerloney and Geary Street since the 1970s. The lots were purchased and expropriated to build Alderney Drive. Developing that long-standing vacant land would be a big plus for the Downtown. What Downtown Dartmouth really needs is a secondary plan under HRMbyDesign just like what was done for Downtown Halifax. We should come together, establish clear rules about what height is allowed where so that we can focus on other design elements. The current approach in Downtown Dartmouth is really stifling.
I understand the viewplanes from Citadel Hill—that’s a historic line of sight from a historic fortress. But in Dartmouth? Seems weird that viewplanes even exist in Dartmouth.
pigeon – go over and visit. Better views than anywhere in Halifax.
Has anyone ever considered how windy it is down there!! with Queen Square, Belmont House and with the Municipal Alderney Building it is a WIND tunnel. On the best of days it is Freezing and Windy all DUE to those buildings. NOW they want to add to it?? I VOTE NO>>>> Where do I object to this plan officially?? This disgusts me….Secondly, building 15 story buildings will only add to the pocket books of the wealthy and and deprive the poor of affordable housing, views and a simply community. Traffic will increase on an otherwise busy area, pushing out the poor, this is just all WRONG
spaustin – You write ‘The current approach in Downtown Dartmouth is really stifling.’
Which empty parcels are being stifled ?
King’s Wharf developer dropped plans for a 110,000 sq ft office tower because his market research showed there was no demand and he told the community council there was no demand.
What do you know that he doesn’t know ? Will families be buying waterfront condos or will they head out to other parts of metro where houses suit their needs ?
Take a drive over to Dartmouth Crossing and see the nice new 5/6 storey office building under construction. The community council approved office buildings in Dartmouth Crossing over strenuous objections of the Downtown Dartmouth Business Commission.
The private sector jad no interest in developing the waterfront in Dartmouth and that is why Dartmouth Council cut a deal with Zatzman to build the library and office complex. Without that initiative the cabaret would still be in the downtown.
15 story buildings are a big deal for the lowlife rednecks in HRM lol. Move to the country you adorable peasants.
Whoa, CrankyMan. Not sure about your logic: Building new housing will not deprive the poor of anything. (New development does not always equal gentrification. Sometimes it’s just intensification.)
As far as views, like I said, Citadel viewplanes make sense. But protecting the view of the harbour from a private golf course (which is not, I’m sure, frequented by loads of low-income folks) is absurd. We talk a lot about densifying the urban parts of the city, but when a project comes along to do just that, without endangering any existing heritage buildings, we still balk because we won’t be able to see the harbour fron blocks and blocks away? Please. You can’t see the harbour from the Grand Parade either. And downtown would be pretty pitiful if you could.
pigeon – take a walk over to Dartmouth and walk along what was once the core of the town/city – Portland Street.
Plenty of scope for densification, 5-7storeys but 40 years of neglect,and numerous studies, by Dartmouth council and HRM council has done nothing for the street other than new asphalt and a few planters.
If you favour a wind tunnel the possibility of 15 storey residential buildings on Alderney Drive is your wet dream. And the Canadian Hurricane Centre is right there.
pigeon- yes sometimes new development is a bad idea…in an area that is the core to Dartmouth’s under-privileged, mentally ill, poor, etc….you can not argue that the new development is a good thing. you can not argue that they would incorporate housing for the lower classes….this is only for those who can afford the luxury of a view of Halifax…if it is for offices or for residential condos and high end apartments….it will indeed add to traffic….segregation of the neighborhood and of course the awful WIND TUNNELS.
too add to another comment: WHY not invest in Portland Street…..there is also a lack of waterfront space for the public on the Dartmouth side…Adding space for 3 monster buildings will further take away from the space….