The Mayflower Factory Building Project Needs Work!

Maybe you know of the Mayflower Tobacco Factory building? Its a small brick building near the Halifax Common and Armories on Nora Bernard. Built in the 1800s, it survived the Halifax Explosion. Now it’s home to ~23 small locally owned businesses and services.  But, as with a lot of older buildings, a developer has another idea for its future.

The plan includes demolitions, a 17-storey tower and facade fronts. Quite a salute to its past. FHC wrote to HRM to caution against demolitions, their role in the climate and affordability crises, to offer better options for density and as always ask HRM to protect & expand green space on Halifax’s Common. See the letter below:

Feb 21, 2025
Dear Heritage Planners and Advisory Committee Members:
Re: Mayflower Factory Heritage Development Application

To contextualize this submission I draw your attention to the recent World Economic Forum (WEF)’s Global Risks Report (Feb 5, 2025). It identifies the majority of critical long-term risks facing the world as environmental. Based on a survey of 900 experts, the coming 10 years will be reshaped by: #1 extreme weather events; #2 biodiversity loss and ecosystem collapse; #3 critical change to Earth systems; #4 natural resource shortages; #10 pollution.

This is relevant as a planning decision such as the Mayflower Factory Heritage Development Application as it is an actual decision point where HRM can and must negotiate to minimize impact of these risks and harms. Because GHG emissions have to stop, we must stop the emissions. Climate impact must be a key factor in the decisions relating to this application. Demolitions, construction and building is adversely harming our Climate Crisis: Upfront or embodied carbon or energy used to produce materials and products for buildings accounts for about 11% of global green house emissions. Operational Energy is energy used for lighting, heating, cooling buildings and accounts for about 28% of global GHGs.

My report “Buildings for the Climate Crisis – A Halifax Case Study” looks at preliminary assessments of GHGs associated with the demolition of existing low rise buildings and compares these to mid-rise (9-storeys) and to high-rises (16, 30, 22, 24 storeys) on Halifax’s Carlton Block. It is based on researched evidence. It explains why demolition and new construction of a tower such as for the proposed Mayflower Factory building are a bad choice for the climate. Demolitions unnecessarily replace existing floor area and unnecessarily uses materials and the energy to produce, transport and install these. There are better options for density and the climate. I invite you to take a look. Built Form and Density: My report also uses scientific research to explain that the taller the building, the disproportionately greater the GHGs because of disproportionately greater use of energy intensive products and materials (glass, steel, concrete, aluminum). Towers usually have a larger footprint or land area than smaller in-fill or modification of existing buildings and generally cause more demolition. Here’s a good slide summary of the report from a presentation to HRM

Note the slide from Decoupling density from tallness in analysing the life cycle
greenhouse gas emissions of cities, from a team led by Frances Pomponi. It examines four basic urban typologies.https://www.nature.com/articles/s42949-021-00034-w with a Life Cycle Emissions and Population Summary. It finds, High Density Low Rise (HDLR) has less than half the Life Cycle GHG Emissions (LCGE) per capita of High Density High Rise (HDHR) buildings.

High-Rise Buildings: Energy and Density by Professor Philip Steadman of UCL sets out existing evidence on density and energy use on built form and density. It describes mathematically how Courtyards are the best, Crosses next, and Towers are only the THIRD best form for density.

Operational Energy: A study by UCL Energy Institute finds office and residential
buildings use more energy per square metre, the taller they are; twice as much for 20 or more storeys when compared to low-rise buildings of 6 storeys or less. Energy
efficiency may be very slowing changing but this will not prevent GHGs now nor does not address an overall problem of towers are less flexible for adaptive reuse.
Natural Resources Shortages: As much as 30% of materials in Nova Scotia landfills
come from demolitions and construction waste. Each year HRM issues hundreds of
demolition permits. As the shortage of natural and material resources increases can we really continue the habit of sending buildings off to the landfill?

Very real but ignored is the wastefulness of demolitions and the penalty to communities such as Nova Scotia’s Arlington Heights or other marginalized rural areas where the landfills for the materials are hidden. A 2024 HRM staff report found there are 12,000 vacant lots within HRM. These should be prioritized for building and infilling gentle density and missing middle ahead of any demolitions. These can all be built beginning demolition and disruption of a a Heritage Conservation District. My report has many examples of smaller scale infill, add-on to existing buildings. Many cities are successful adding density in 4-6 storeys that compliments existing architectural style. Ad include affordability.

The Halifax Common: The adjoining neighbourhood of Creighton’s Field developed
along the Halifax Common. The mixed low rise buildings respectfully frame and outline the Common. The if the proposed development at 5563 Nora Bernard Street is approved as presented a 150 years relationship will be broken by gentrification
façadism, maximized profit. It will impact traffic and shadow on the Halifax Common, the Citadel as well as the neighbourhood. The development will also intensify reliance on this premier public green space without offering any of its own. Like a parasite, taking but not giving or committed to the good health of the host.
Without looking at the macro scale of inter-relationships of how our established historic neighbours relate to Halifax’s green spaces their sense of openness continues to be lost, clogged one building at a time and further detracting from quality of life. This is true also of the cumulative impact of the numerous redevelopments that will follow this precedent setting one.

In your decision please consider the following:
Social Harm: eviction, displacement, inflation, loss of affordability, gentrification.
Cultural Harm: façadism that destroys a significant historical & cultural site within a Heritage Conservation District.
Environmental Harm to climate: demolition, materials waste, landfill, double impact on upfront carbon, tower as the worst built form choice for embodied / operational carbon /density.
Halifax Common Harm: intensified use of Halifax Common without any new public
green space, increased noise, shadow, wind, traffic, loss of open sky & morning
sunlight. FHC supports more housing, specifically more affordable housing. We support change, specifically by building on not destroying what we have. We support density, specifically at 4-6 storeys to minimize upfront & operational carbon. Climate impact must be a key factor in the decisions relating to this application.
Finally HRM’s planning freely gives away increased zoning height without requirement for protection of, replacement of or any new affordability. The level of rezoning such as we are experiencing in Halifax inflates land values. Towers, the worst form for density and climate, as well HRM’s penchant for towers is driving ever higher towers because of the inflated value of the land. If Paris can do otherwise, why can’t Halifax?

The application needs work. Please get it right.

AGM 2024 FHC Activities Report and Grades

FHC AGM Activities Report, 2024:
 
This is a brief summary of FHC Activities over the past year presented at the October AGM.
Halifax Common Master Plan: FHC Directors spent hundreds of hours trying to have input into the Common Master Plan. Despite that, little was achieved. The Plan is piecemeal, keeps none of the 1994 Halifax Common Master Plan’s major commitments: to recapture, not give up and keep Halifax Common land. It offers no legal protection. Weakest and worse is it did not plan for the entire Common and it left out the Wanderers Block.
Summary? An intensive time thief.
 
Major failures resulting from this are evidenced on the Carlton Block developments (four >30-storey towers with both developers coming back for more height), QEII (no public consultation/ trees cut/parkades/Garrison Ground paving). University Ave. bike lanes (paving / 23 trees cut).
 
FHC Direction: work for better government during municipal election; legislation to protect greenspace and trees (Grade: Commoners: A+ / HRM: -F)
 
 
Wanderers Block Plan: Includes Halifax Lancers, Lawnbowlers, Nova Scotia Museum of Natural History, Power House, Public Garden Greenhouses, Wanderers Grounds. So far HRM is attempting to plan in private, without public consultation with only stadium advocates and other Wanderer Block denizens according to Councilor Waye Mason.  
 
FHC Direction: work for transparent public process
Grade: Commoners: A+ / HRM: -F
 
 
Wanderers Field Temporary Pop-up Stadium: Keeping the public informed and writing the city about building a publicly paid for stadium on the Wanderers (at least $40 million) is not a good idea. All of many HRM consultant studies find there is no public economic benefit. This is confirmed by multiple economic studies and reviews (There are at least 130 examples).
 
FHC Direction: work for return of the Field to amateur players and support another location and funder for Derek Martin’s stadium
Grade: Commoners: A+ / HRM: -F
 
 
Central Common Swimming Pool: Its marvelous. Unfortunately HRM did not have public consultation on the building plan. Consequences: its not suitable for swim matches (length). The design illustrated a single building along Cogswell but what was built was in a different location and is two buildings-a much larger footprint which blocks the western view down Quinpool Road. The Central Common pathway has not been repaired and the excavated earth mounds remain unlandscaped. FHC advocated against user fees and on-going that the HRM not brand the pool by selling naming rights.  
 
FHC Direction: Work to  honour the First Nations by using the historic name Black Duck Pond
as translated from the Mi’kmaw; have public consultation for the new playground and name it after Ritchie and the Women’s Council, Halifax’s earliest advocates and establishers of children’s playgrounds.
Grade: Commoners: A+ / HRM: -F
 
 
Hospital build: Almost 3400 citizens kept up the pressure against cutting 37 trees (it likely ended up around 20). Many also worked to stop the paving of the Garrison Ground. In neither case did HRM make a public statement or local HRM councillors support our efforts.
 
FHC Direction: Work to have public consultation or presentation on the hospital building and advocate for the return of VG Lands to the Common’s public green space. 
Grade: Commoners: A+ / HRM: -F
 
 
Carlton Block, last historic neighbourhood on the Halifax Common: Tremendous effort by many to balance the public interest of citizens with developer demands, including a full report -Buildings for the Climate Crisis- A Halifax Case Study by Peggy Cameron. This proposes better development solutions to protect affordable housing, climate, community and character. Thousands participated for almost a decade but now we’ll have FOUR 30+ storey towers on the Carlton Block and 700 to 900 cars next to a designated heritage streetscape. 12-14 historic buildings with 110-112 residential and commercial units will be demolished. The developers on-going return to council to ask for and receive more height.
Grade: Commoners: A+ / HRM: -F
 
 
Heritage Designation of Dr Ligoure’s North St former Home/Clinic: FHC’s successful application motivated Halifax historian and author Joel Zemel to write a book to be launched Dec 8, at Central Library. But HRM’s plans to widen Robie St has an acquisition budget of at east $73million. This will be used to buy and demolish dozens of its neighbouring historic buildings, cut up to 80 street trees, destroy a multi-racial, affordable community. Signalized lane changes as used on the MacDonald Bridge/Chebucto Lane are a quick, cheap, workable solution.
(Grade: Commoners: A+ / Joel Zemel A+ / HRM: -F) 
 
Upcoming- FHC’s strategy session will continue a lot of our on-going efforts. We hope to improve our capacity with an upcoming new website, successful charitable status application and membership and donor drive. We greatly appreciate your help in our collective efforts. We will rely on you to keep our new mayor and council better informed about the importance of keeping, recapturing and protecting our Common good.
 
Please see more details of our work here: www.halifaxcommon.ca
And remember to follow, like, share. our posts on facebook.com/halifaxcommon/posts/

Jamie Simpson – How Cities Protect Trees By Law

“trees aren’t just ‘pretty things to look at” a nice short film by Uytae Lee about our urban forest https://shorturl.at/choDH

Halifax – Ki’jupuk is known as the ‘City of Trees’ but FHC worries for how long. Hundreds of Halifax Common trees (Bell Rd, Robie St, University Ave) and throughout the city are being cut. Governments, both municipal and provincial, plan these tree cuts as if trees can just be replaced.
 
Jamie Simpson’s Law of the Urban Forest presentation at the Oct 2024 AGM tells us what other cities do to preserve and manage urban trees. Jamie’s experience is as a lawyer, forester, and writer (three books), most recently writing forest stewardship plans for the Mi’kmaq of Nova Scotia – all with a passion for exploring our natural world (and sometimes eating it). He’s the ideal person to help bring many threads together. Please view the slides to see what we can do to make comments to HRM Staff and Council about our keeping our Common trees?
 
FHC believes the best way to keep the beauty, environmental and health benefits of our urban trees is to protect and care for the ones that we have, by law. It takes at least 269 saplings to do the environmental work of an existing tree that is 1m in diameter. That’s about the size of a small adult. In 2023, HRM planted ~2600 new trees in 2023. That would replace the work of 10 1m trees. Each new tree HRM plants costs almost $1000. Each one faces many obstacles to thriving- pollution, extreme heat and cold, drought, disease, insects, and accidents.

 

HRM Election – FHC’s Questions For Candidates

Vote for Our Common Good – Keep It Ours!

Congratulations to our new Mayor and Council and thanks to everyone who stood for office, helped with the election and voted. We look forward to meeting and working with the new municipal government.
As it’s important that electoral candidates hear Common concerns from many voices! During HRM’s 2024 election FHC asked candidates six questions. We also asked you to use them to help you make the best choice to protect the Halifax Common.

Here are FHC’s questions:

1. Legal Protection: Do you commit to working with the NS government to legally protect the integrity of the 240 acre Halifax Common?

Note: Provincial legislation protects the Dartmouth Common. Halifax needs the same rules.
2. Wanderers Stadium:
 Do you support spending $40million of our public money for a permanent soccer stadium on the Halifax Common’s Wanderers Field for a for-profit soccer business? Note: Before Derek Martin and his professional team occupied the Wanderers Field with his ‘temporary, pop-up stadium’, it was used to full capacity by amateur players. Now, no amateur teams have regular access to the Field. HRM needs money for housing, public transportation, water, sewage and roads. Multiple studies show public investment in stadiums has no economic benefit.
3. Halifax Common Master Plan: The new Plan says there’s a role for community stakeholders. Will you work to establish a diverse stewardship committee that includes members of existing Friends’ groups to oversee the city’s parks and green spaces, including the Halifax Common?

Note: Point Pleasant Park has such a citizen advisory group.
4. Discord between HRM and Nova Scotia governments. What suggestions or strategies do you have for improving relations between the Nova Scotia and HRM governments to work more collaboratively on issues of concern to both, especially to improve the lives of residents. 

5. Cogswell Triangle: HRM persistently ignores promises to protect, recapture or replace lost Halifax Common. It even wants to close sell Centennial Pool. Instead imagine if the Cogswell Triangle (Cogswell, North Park, Gottingen, Rainne Drive) had Centennial Pool alongside a new Mi’kmaw Friendship Centre surrounded by public green space? Ask candidates if they support keeping Centennial Pool and converting the remaining public land to green space.

Note: See this Chronicle Herald story on HRM’s Plan for their next big public land sell off.
6. Your Question(s) here: With concerns such as  affordable housing, public transportation, protecting urban trees, developer campaign contributions, we know you might have more than one.

Be sure to let us know who has the best answers. 

Amend the Centre Plan, Protect Halifax Trees! Public Hearing, May 21

Halifax planning is killing urban trees. Cutting trees for the QEII hospital is part of a bigger problem. The Centre Plan reduced public open space requirements and increased lot coverage for development threatening trees & green space. And its Robie Street Transportation Corridor will cut ~ 80 trees to widen the street. See: https://shorturl.at/tCDHU

Robie Street Transportation Corridor will cut ~ 80 trees to widen the street and demolish dozens of buildings. Take a detailed look here: https://shorturl.at/tCDHU

But here’s how we can change this ! Continue reading →

April 15 – Once More Time, FHC Writes Parks Canada re Garrison Ground

This 2024 FHC April letter to Parks Canada copy.pages summarizes concerns over and options to halt the paving  of Garrison Ground. Unfortunately Parks Canada agreed to the provincial Department of Health’s request for parking expansion. The QEII hospital redevelopment team ignored the health, social, cultural, economic value of protecting and expanding green space. It ignored the health, climate and environmental cost of expanding support for private vehicles. There was sufficient lead time to pursue available, proven better options for staff, patient and public transportation. As Premier Houston has promised parking for the hospitals will be free, the $8million revenue stream for the QEII Foundation will be paid with public tax dollars. Its unclear how Parks Canada will make money. Spending public health care dollars to pave public space and expand parking is not a solution for transportation or our future. 

NS Health’s proposed parking lot paving project on the Garrison Ground at Parks Canada’s Halifax Citadel National Historic Site

Continue reading →

Trees at Willow Tree intersection - soon to be cut down

Shame – Premier Houston & Mayor Savage Ignore ~3,400 Citizens & CUT 20 Robie & Bell Road Trees!

When FHC heard Premier Houston’s provincial government wanted Mayor Savage and HRM’s permission to cut 37 trees on Robie, Bell Road & Summer for the QEII hospital expansion, we knew there was a better option — take the building back from the edge so the tree roots were safe. Together our collective effort reduced the number of cuts to ~20. But HRM issued permits and cut ~20 trees despite opposition from ~3,400 citizens. In a climate crisis and knowing the importance of trees to our city and personal health, governments & builders must do better. Trees and Healthcare need to co-exist. Shame.
Up next? Premier Houston’s Health & Wellness wants Parks Canada to pave green space on the Halifax Citadel National Park’s Garrison Grounds for hospital parking.  Why is the Premier and his Minister of of Health determined to wreck Halifax’s public realm for the QEII hospital expansion? Shame.

Trees at Willow Tree intersection - soon to be cut down

Photo: Several of the 20 trees along Robie St. & Bell Rd. that  Premier Houston and Mayor Savage allowed to be cut down to expand the QEII Hospital complex.

See below for Our Actions to Help Protect Our Trees!

Continue reading →

Write to Parks Canada “Don’t Pave National Park Green Space for Parking”

(Ki’jupuk) Nova Scotia Health and Parks Canada intend to pave green space on the Garrison Grounds for healthcare parking. This public green space on the Citadel National Park is historically used for gathering, playing, music, and all forms of enjoyment.

Please read details in the CBC article below, then send your comments/concerns/no ways!! to the following by April 24th.

Parks Canada: halifax@pc.gc.ca
Minister of Environment: Steven.Guilbeault@parl.gc.ca
Federal MP: andy.fillmore@parl.gc.ca

CBC ARTICLE:
Nova Scotia Health’s proposed paving over grass for a parking lot on the Garrison Grounds at Parks Canada’s Halifax Citadel National Historic Site

“A new lot with 140 stalls could ease the upcoming loss of a nearby parkade”, says the provincial Crown corporation. The area marked in yellow is currently a grassy space at the base of Halifax’s Citadel Hill. Build Nova Scotia, a provincial Crown corporation, wants it to be paved to create 140 additional parking stalls for health-care workers who will be losing a parkade on Robie Street later this year. (Submitted by Parks Canada)

NS Health’s proposed parking lot paving project on the Garrison Grounds at Parks Canada’s Halifax Citadel National Historic Site

A new parking lot at the base of Citadel Hill is on the table as the Province prepares to demolish a nearby parkade for a major hospital redevelopment project.

Crown corporation Build Nova Scotia wants to put 140 new parking spots on the Garrison Grounds at the southwest corner of the Halifax Citadel National Historic Site.

The open lot would partly make up for the loss of the Robie Street parkade at the Halifax Infirmary. That parking structure, which has over 600 spaces, is marked for demolition to make way for the redevelopment of the Queen Elizabeth II Health Sciences Centre.

Continue reading →

(April 7) FHC to Minister Guilbeault – Do Not Pave Halifax Citadel’s Garrison Ground for Parking

“It is completely unacceptable that you as Minister of Environment and Climate Change, or a department of your government would contemplate such a thing as paving green space for expanding parking given its health, social, cultural, historic, environmental importance and negative impact on these. Or support the ongoing destruction of our environment. Do not permit the paving of the Garrison Ground. Please work to ensure that this plan does not proceed.” Details:
2024 FHC letter Guilbeault, Paving Garrrison Ground copy.pages

NS Health’s proposed parking lot paving project on the Garrison Ground at Parks Canada’s Halifax Citadel National Historic Site

Continue reading →

Todd Veinotte Asks FHC About Paving the Garrison Ground for Healthcare Parking

(Ki’jupuk) Todd Veinotte & Peggy Cameron discuss the Nova Scotia’s Department of Health pitch to Parks Canada to pave more green space on the Halifax Citadel’s Garrison Grounds for healthcare parking. Already ~30% of the Common is parking/parkades, mostly hospital. Have a listen, learn more about better options. Then please write to Parks Canada to say “no way!” April 24th deadline: halifax@pc.gc.ca 
Include: Steven.Guilbeault@parl.gc.ca  andy.fillmore@parl.gc.ca 
To help you, please see the list of concerns below Todd’s pic.
FHC has been working for better transportations options since 2007. (See Tag)

Below are some concerns to mention in your email

Continue reading →

HRM Adopts Piecemeal Halifax Common Master Plan – No Legal Protection

The Halifax Common Master Plan Review and Implementation Plan was adopted by HRM Council on January 23, 2024. In February 2022 HRM Council directed staff to undertake further public consultation and review as the masterplan process begun in 2017. The public had not seen the plan since pre Covid and had little awareness of it. HRM staff chose to not host any public information or consultation sessions but sought feed back via a Shape Your City on-line survey for 9 months.
The presentation to HRM Council by HRM staff Carol Kodiak Roberts begins at 4:37. Council comments begin with Waye Mason at 4:48. Most of the discussion is around the stadium. HRM Staff are awkward in their answers. Councillor Mancini is excited. Councillor Patty Cuttell gives the best insight to “All winners no losers,” (5:06) Continue reading →

HRM Council Approves Carbon Bombs for Carlton Block

On January 23 HRM Council voted to give the Dexel / Lawen development even more benefit but still without any public benefit in exchange. For almost a decade HRM Council and staff ignored public concerns about the Lawen and the Rouvalis families’ two projects and refused requests that the four towers be considered together. Citizens support the need for development and density but want better options. Now the combined impact on the existing/future affordability, climate, traffic, community, heritage, wind, shadow, noise etc. will only be understood in real time. HRM made no attempt to balance the private, for-profit interests of the developer with societal needs.  The HRM public hearing recording begins at 8:08 & the citizen speakers at 8:34 -Its worth the watch.  See details below the video.

Continue reading →