Housing developments need more space from Halifax Grain Elevator
HALIFAX, N.S. — It hasn’t been the ideal neighbour.
When the grain elevator was built in the 1920s, that part of Halifax’s south end was mostly industrial — far from the popular residential neighbourhood it is today.
Last year, consultants filed a risk assessment report on the area around the elevator and at council on Tuesday, staff brought forward a few requests to change development rules.
Using national guidelines, consultants set buffer zones around the elevator outlining what kind of development can be safely built. There are already homes inside the risk zone, including The Grainery Lofts.
Explosive
The concern is that grain elevators are a risk because of the dust, explained HRM planner Ross Grant.
“Under certain conditions, that dust can become flammable and explosive,” adding the national fire code considers them a high hazard.
The Port of Halifax owns the land and the operation, which stores wood pellets, wheat and soya beans, is managed by Halifax Grain Elevator Ltd. It’s the only one of its kind on the east coast and considered critical logistics infrastructure with its rail and sea connections.
The last major event was in August 2003, when mechanical heat from friction was considered the cause of ignition inside the bucket elevator. There were no fatalities or injuries but more than 400 people were evacuated over a three-block radius. There was damage to the building.
Particularly after that incident, a number of mitigation steps were taken, including preventative maintenance, an explosion suppression system and temperature monitoring, among others.
Future developments
In the most recent land-use plan in 2021, residential zoning was allowed, however any new residential development could only be considered by development agreement instead of as-of-right development.
But now with the risk assessment study and its recommendations, Grant suggested council make changes to the land-use strategy and bylaw and consider discharging existing development agreements.
There are two multiple-unit buildings on South Bland Street under development agreements that are now considered too close, he said. HRM will consider discharging these development agreements and will consult with the property owners.
Public consultation
Coun. Kathryn Morse (Halifax – Bedford Basin West) pointed out that case studies of other elevator explosions detailed in the report showed explosion debris being thrown over 100 metres and there are a lot of people living within 100 metres now.
“I think it’s really important that we make sure people are aware of the risks involved, clearly aware,” she said.
Grant said the buildings there now wouldn’t be allowed to be built there, but staff will investigate ways for developments to happen that fit with the recommendations of the study.
“One thing we might be able to do is to give them alternative requirements that will allow them to build something on the land,” he said.
When asked if HRM could get sued for discharging the development agreements, John Traves, municipal solicitor, said he didn’t want to answer that publicly but they predated the risk assessment and that is a “fundamental factor.”
