Unique opportunity to ensure affordable housing goes into Cogswell District

HALIFAX, N.S. — Affordable housing wasn’t a thought years ago when council first proposed to pull down the Cogswell Interchange in downtown Halifax.

How times have changed.

HRM staff asked for Halifax regional council’s approval Tuesday to develop a strategy “to support long-term affordable housing in the Cogswell District lands.”

“This is such an ideal place for affordable housing and community development, not just housing but community space,” said Coun. Pam Lovelace (Hammonds Plains – St. Margarets).

The project to convert 6.5 hectares of concrete overpasses and roads into space for a whole new community is about halfway done. The completion date is still set for the end of 2025.

It’s no accident that affordable housing was added to the project, said Coun. Patty Cuttell (Spryfield – Sambro Loop – Prospect Road). She said it’s there because of the feedback from public consultations.

“This whole development plays such a critical role in the heart of our city and I look forward to seeing it come together.”

Opportunity to build affordable housing

When big developments go up on private land in HRM, developers must pay a public benefit — mostly a money-in-lieu contribution. That money goes into a pot that HRM distributes to non-profits to build affordable housing.

But in this case, because HRM owns the Cogswell lands, the municipality can use that leverage to facilitate affordable housing. They can add affordable housing conditions into sales agreements.

In a report to council on Tuesday, staff state that a different approach to affordable housing is needed in Cogswell given “the significant investments made in public infrastructure, the current housing crisis, and the project’s goal of making more connected, inclusive neighbourhoods.”

Real estate projections fall short

The cost of tearing down Cogswell is still tracking at over $122 million, said Brad Anguish, executive director of public works, but that number continues to be “under strain.” 

He said there are several risks with the project, and the biggest one is contaminated soil.

HRM is counting on the sale of the lands to developers to pay for the construction costs but there’s been an update. Jerry Blackwood, HRM’s chief financial officer, said the latest land sale projections are $85 million, leaving a gap of $37 million.

Coun. Waye Mason (Halifax South Downtown) said he’s excited about the affordable housing options and suggests breaking up the parcels of land into smaller pieces.

He said it’s a better strategy that would allow for diversity of ownership and a greater possibility to add affordable housing. Non-profits wouldn’t be able to purchase or build on massive lots, he added.

“I think there’s an opportunity there to do something that’s significantly different than just a very homogenous-looking tower and podium.”

Build it high. Higher

Specific building heights for Cogswell are still to be determined; public input sessions are coming. But the latest targets of population density have grown since the project’s inception.

Planner Ross Grant said the infrastructure in the district is capable of handling up to 3,400 residential units. 

Coun. David Hendsbee (Preston – Chezzetcook – Eastern Shore) said he thinks the only restriction should be the viewplane from the Citadel, otherwise “we should build as high as we can.” He said he wants to make sure they maximize the square footage of the property.