A redevelopment plan for the former Bloomfield School site was approved by Halifax council Tuesday, but not without considerable controversy.
The school was closed in 1988, and in the following years the city mostly ignored the property. But a number of non-profit and community groups leased space in the three buildings on the site, and an activist community developed. When HRM finally got around to wanting to sell off the property, around 2002 or so, those groups formed Imagine Bloomfield, an organization dedicated to preserving the eclectic community while the site developed.
By 2009, the city and Imagine Bloomfield had developed the Bloomfield Conceptual Master Plan, which was approved in concept by council. Under the plan, most of the leases were moved to the best-maintained building, with the understanding that it and one other building would be renovated. As per the master plan, the site entire site would be sold off for development, with the conditions that 20,000 square feet be dedicated to “affordable community and cultural space,” 10,000 square feet be targeted to the “creative industry” and 20 percent of the entire site be reserved as open space. The plan envisioned two 10-storey apartments buildings on Almon Street, each with retail spaces on the ground level, and 20 townhouses along Agricola and Robie Streets, with the residences sitting above commercial and studio space on the street level.
The city put the project out to tender this summer but, surprisingly, the highest-scoring bid was offered by the Nova Scotia Housing Development Corporation, the provincial government’s affordable housing agency. NSHDC beat out Dexel Development, owned by Louie Lawen, who is widely considered to be one of the highest quality developers in Halifax.
NSHDC won because it offered a staggering $15 million for the site, as opposed to Lawen’s offer of $10 million. Under the scoring system, pricing accounted for a potential 50 out of 100 points. NSHDC scored 45, and Dexel scored 22.
But the next biggest scoring category was a potential 35 points for “understanding of vision and objectives for the site and quality of proposed development plan, program, and design concept.” In that that category, NSHDC scored just 18, while Dexel scored 32.
In total, NSHDC scored 73, compared to Dexel’s 66. The scoring system was created by city staff and approved by the Peninsula Community Council, which consisted of four city councillors. The full city council, however, did not approve the scoring system, but was left to approve the tender which it scored.
Critics say the province had an essentially unlimited pool of money—tax dollars—to put into the project, and is unfairly squeezing out private developers. Moreover, NSHDC plans to build 478 units of affordable housing on the site, which is about 40 percent of the residential component of the project. That’s far higher than the 10-20 percent that is considered ideal, as higher concentrations bring stigmatization of a neighbourhood as a “project” or “ghetto.” Additionally, the affordable units will have an average size of just 678 square feet, meaning they are bachelor or two-bedroom apartments, with no family housing.
Behind the decision seems to be a staff desire to prioritize short-term financial return over long-term community development. But even that financial return is unwarranted, says Imagine Bloomfield’s Susanna Fuller. “That money should be put back into the project, to fund programming,” she says. Instead, the $15 million will go directly into the city’s general budget.
Imagine Bloomfield had asked for a delay in approval of the tender, to no avail. Council approved it on a 10-6 vote.
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This article appears in Dec 13-19, 2012.
Finally, a decision made by the city that is not horrible!! While the slant of this article indicates that Dexel may have been a better choice (I don’t have enough information to make that judgment call), I still view this as a positive step forward.
478 units of affordable housing is a great thing – bachelor and two-bedroom apartments or not. I assume that low income seniors could live in the units? Or a parent (or parents) with one child? I welcome any increase in low income housing options in Halifax. It is definitely needed. Although this article did leave me wondering if there is anymore information about whether these will be coop or public housing or (preferably) both?
On another note, I hope the city will remember the $15 million influx the next time this project requests funds for further community development.
This project has (had?) incredible potential. Besides Dexel, Daniels Corp. also bid but were disqualified for some reason. They recently redeveloped—VERY successfully—Toronto’s Regent Park housing-project with a high mix of affordable housing, commercial/community space, and great architecture. Not sure why good developers, proven to be committed to affordable-housing and architectural excellence, were rejected in favour of the bidder which scored lowest on everything except cost, but, God, what a foolish decision. I hope Imagine Bloomfield and the city can work with NSHDC to come out the other end with something good, but as far as community planning and architecture, this development suddenly got a LOT less exciting.
But please, prove me wrong, NSHDC.
Pigeon – too soon to tell. Dexel offered just 10% affordable , or less than 40 units, but NSHDC will provide 191. The cry in the October election was ‘more low income housing, and this project on the peninsula will be very attractive to buyers and renters. Makes a nice change from all the expensive fancy condos. Bravo to the minister – she’ll just have too make sure the design is at a high level. there are some appalling properties in that area and landlords have been making a killing. Poor people deserve decent housing, not cold old slums.
Joeblow, I get what where you’re coming from, but my fear is that this WILL be cold, old slums. Take a look at the redeveloped Regent Park in T.O: 50 per cent affordable housing (I believe), fantastic architecture, community spaces up the wazoo—it’s great, and it’s largely subsidized housing.
Anyway, affordable housing is important, but so is architectural excellence, community spaces, urban design. And if the units are too small for families, you’re going to end up with a bunch of single people creating a monoculture. That’s textbook how NOT to build a community. NSHDC’s affordable-housing element is great, but everything else about their proposal is not great.
(And just IMO, most of the condos I see in the North End are in the upper 100,000s to low 300,000s. That’s prohibitive for poor people, obviously, but it’s not especially expensive as far as homeownership costs go.)
NSHDC builds public housing. This will likely end up being another public housing project slum. The NDP should never have let them play in the private sector sandbox.
Since when is an apartment with two bedrooms not family housing? I grew up in one, and it was plenty of room. You don’t need a barn’s worth of space to raise kids in ffs.
I have seen and been in the Regent Park rework in T.O. Never in my life did I see so many coons hanging around the hall ways, the park benches, and the alleys. Never in my life have I smelled such filth in a multi billion rework of a dilapidated public housing. The day I was there a bunch of the coons tried to sell me the door off their apartment, with the lock, keys and all, lovely I can just see what this new redevelopment will bring. Africville II anyone?