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Environmental
Design and
Management
Limited

Land Use Plan &
Re-development
Strategy

 
 


5.3


Retail

 

 

There are limited opportunities for light industrial/retail style showrooms, car sales lots, mini storage facilities, etc. on the front portion of the SYSCO property, however this is predicated on the reconfiguration of the road network around the site. If new road infrastructure brings a significant number of cars through the SYSCO property and the local economy remains steady, then the right conditions will exist for new retail development on the property. This will be limited to key intersections and road frontage on high traffic roadways. Lot depths should be set to approximately 200 to 250 feet deep.

 

5.4

Office and Call Centres

 
 

In general, there is a lack of Class A space in the greater Sydney area, with buildings such as the Commerce Tower at 15 Dorchester Street setting the standard for the market. The federal and provincial governments tend to be the biggest market for Class A space; however, as the federal government has a very stringent set of specifications for space it occupies (ventilation requirements, handicapped accessibility, etc.,) the cost of constructing or upgrading existing buildings to these standards is expensive, with the resulting rents of $25 to $28 per square foot gross beyond that which the private sector will typically support.

There is a fairly large amount of Class C space available along Charlotte Street in the second and third floor of these old buildings. In general, most of this space can be classified as out-dated, with poor mechanical systems (HVAC, elevators, etc.), and the low rents ($8 to $14 per square foot gross) reflect the nature of these buildings.

Overall, there will be some demand for office space on the SYSCO property, however this will primarily be related to companies locating to the site, or perhaps from engineering firms wanting offices close to the Coke Ovens and Tar Ponds projects. Where possible, good quality office space should be preserved and leased to these firms. Major renovations of older structures are not warranted, as the costs will be prohibitive.

 

5.5

Hotels

 
  The SYSCO property is not well suited to hotel development, and there is a large supply of vacant land available in downtown Sydney which is well suited to this use. No lands need to be set aside for this type of activity.

 

5.6

Residential

 
 

During the ten year period from 1992 to 2001, a total of 2,457 new housing units were built in CBRM, with eighty percent (80%) of this development taking the form of single family homes. According to staff from CBRM, a large amount of this new development is occurring in suburban areas such as Sydney River, not the downtown areas of the former municipalities

CBRM Housing Starts, 1992-2001

Year

Single Family

Multi Family

Total

1992

310

96

406

1993

292

114

406

1994

290

46

336

1995

221

44

255

1996

176

81

257

1997

171

69

240

1998
123
10
133
1999
164
10
174
2000
118
12
130
2001
113
7
120
Total
1,968
489
2,457
Source: Canada Mortgage and Housing Corporation

Although it is possible that portions of the SYSCO site could be remediated to levels that are acceptable for residential housing, according to CBRM staff, there are over 600 serviced residential housing lots available within the municipality. It would also be possible to convert the Cossitt Heights Industrial Park into a serviced residential area with very little effort. In addition, there are numerous development parcels in the downtown Sydney area that would be more suitable for the development of multi-family housing options such as townhomes, condo-miniums or apartments. Finally, the inclusion of residential development on the site could create unnecessary conflicts with new industrial uses. On balance, this plan should not consider residential development as an option on the SYSCO lands.


 
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