Updated:
Request
Request by Zzap Consulting Inc., on behalf of the property owner, to enter into a development agreement for a mixed-use building with a maximum height of nine-storeys.
Proposal
The applicant
The major aspects of the proposal are as follows:
- One mixed-use building containing residential units, two storeys of internal parking, and ground floor commercial space;
- Maximum building height of nine storeys permitted;
- Conformance with all relevant requirements of the Suburban Housing Accelerator Land Use By-law;
- Four variances from Land Use By-law requirements requested by applicant which are being reviewed by HRM staff:
- Eastern side stepback minimum reduced from 2.5 metres to 0.0 metres;
- Maximum building depth increased from 64.0 metres to 66.2 metres;
- Allowing a portion of the streetwall along Portland Street and the private driveway to be increased from 3 to 4 storeys; and,
- Streetwall stepback reduced from 3.0 metres to 2.5 metres.
This application is being considered through policy for Transit-oriented Suburban Area Opportunity Site which came into effect January 31, 2026, in the Regional Municipal Planning Strategy.
A Suburban Community Planning program is currently underway, which involves a comprehensive planning process to develop a vision and future land use structure for all of Suburban HRM. Given the present housing shortage, Transit-oriented Suburban Area Opportunity Site policies provide additional opportunity to allow developments to proceed in the interim where they are aligned with the Suburban Community Planning Vision and Core Concepts and can meet accelerated project start and completion timelines.
The Development Plans (provided below) outline the development proposal in detail, and include information related to the project rationale, site design, traffic impact, servicing, and stormwater.
Process
The application will be considered under the Development Agreement process.
Status
Public engagement has concluded for this application and a summary of the feedback received can be found here . The applicant has provided revised development plans in response to feedback from staff and public engagement. Next steps include staff drafting a development agreement which will be negotiated with the applicant and staff writing a report recommending approval or refusal of the development to Harbour East-Marine Drive Community Council.
Documents Submitted for Evaluation
Currently this application is at the team review stage of the process where the request is reviewed by internal municipal staff as well as external agencies.
April 2026
Response to Staff’s Review Feedback
Site Plan, Floorplans, and Building Massing
September 2025
Contact Information
For further information, please contact:
Mailing Address
HRM Planning Applications
PO Box: 1749,
Halifax,
Nova Scotia,
B3J 3A5
Attention: Megan Backos