GIVEAWAY TO DEVELOPERS

Oct. 26 is the date for the public hearing for Package B Centre Plan in HRM. Chickens are definitely more interesting than the Centre Plan. But “once it’s all approved, most lots in the regional centre will be up-zoned with more development rights and a more straightforward and predictable approval process” (Halifax Examiner). This is actually code for a free giveaway to HRM developers for millions of dollars of development rights with nothing in return.

Confused by the jargon and a long process? Here’s an example: a developer may by now have had his properties up-zoned from three storeys to 30 storeys, can demolish affordable units and not have to give anything in exchange. Or heck, he may just go from two storeys to eight storeys. Either affords him thousands to millions in profit.

The public do not have a clue that they have no recourse once the plan is passed. And there is no new green space being added.

Vancouver (Google “Patrick Condon”), Toronto and other cities that have swallowed the densification via towers now know that besides profit for developers, it leads to speculation and inflation of land values, reduced competition with soulless homogenized architecture, commodification of housing and redevelopments that inflate housing prices.

Perhaps worst of all, there is also no accounting for carbon or greenhouse gas emissions — the taller the building (over six storeys), the more intense the GHGS associated with the building materials (cement, aluminum, steel and glass). Improving operational energy for towers in general is a failure. Code Red for Humanity has not turned us green.

There are better options for densification with lowrise buildings that preserve existing housing and can be completely carbon-neutral or positive. 3-D modelling can help identify these spaces. HRM does have a role in affordable housing (remember George Armoyan’s five extra storeys that the city cashed in for $1.8 million in October 2019?), but it is convenient to blame the province.

Public land (St. Pat’s, Cogswell, QEHS, Halifax West) that’s been sold could all have had requirements for public amenities. Bloomfield is the one case where that may happen; time will tell. Or Cogswell could be entirely dedicated to non-market housing. Wouldn’t that be a statement on reparation for past land grabs by the city?

We should not be endorsing a plan that fuels the affordable housing crisis, shelter crisis or the climate crisis. We’re a rich society — why concentrate the wealth in fewer hands for bad outcomes when the role of government is to regulate for societal benefit?

The public hearing on Oct. 26 is the last chance to be engaged and participate in the Centre Plan. As it stands, it should not be passed. Can we please ignore the “chickens as distraction” until after that date and let citizens have a more honest, informed involvement in the HRM giveaway?

Peggy Cameron, Halifax