Osprey Village Planning Amendments 2025

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Introduction

On January 14, 2025, the Municipal Council announced its intent to review proposed amendments to the Osprey Village Secondary Planning Strategy (SPS) and Land Use Bylaw (LUB). As Osprey Village evolves into a key growth hub within the Municipality, some lots in the planning area are hindered by designations or zoning that no longer align with current development needs. These challenges arise from the SPS being a consolidation of two earlier planning documents and the presence of outdated regulations for development types that are now unsuitable for certain lots. The proposed amendments aim to update the planning policies and regulations to better reflect the unique development needs and patterns of the Osprey Village community.

Background

Three key areas in Osprey Village have been identified where current designations and zoning hinder suitable development, prompting a recommendation to amend the planning documents. Area 1 in Map 1 contains 4 properties zoned Light Industrial (LI). Despite developer interest in residential use, existing regulations on the lot impose high-density residential standards, which are unsuitable for these unserviced properties. Removing these density requirements would enable feasible lower-density housing. Area 2 is a Municipally owned undeveloped property zoned Institutional (IN). Originally Area 2 and the surrounding properties were zoned IN for a recreation facility that was relocated to another site. This restrictive zoning prevents other developments, such as residential or commercial projects from being permitted on the currently vacant Area 2, which could be rectified by rezoning. Area 3 is zoned High-Density Residential (R-3) but several constraints on the lot make high-density residential development difficult. As the property has been largely undisturbed and contains natural features, the proposed amendment would be to rezoning the lot to Open Space (OS).

Map 1: Three areas identified requiring amendments to the Osprey Village Plan


Introduction

On January 14, 2025, the Municipal Council announced its intent to review proposed amendments to the Osprey Village Secondary Planning Strategy (SPS) and Land Use Bylaw (LUB). As Osprey Village evolves into a key growth hub within the Municipality, some lots in the planning area are hindered by designations or zoning that no longer align with current development needs. These challenges arise from the SPS being a consolidation of two earlier planning documents and the presence of outdated regulations for development types that are now unsuitable for certain lots. The proposed amendments aim to update the planning policies and regulations to better reflect the unique development needs and patterns of the Osprey Village community.

Background

Three key areas in Osprey Village have been identified where current designations and zoning hinder suitable development, prompting a recommendation to amend the planning documents. Area 1 in Map 1 contains 4 properties zoned Light Industrial (LI). Despite developer interest in residential use, existing regulations on the lot impose high-density residential standards, which are unsuitable for these unserviced properties. Removing these density requirements would enable feasible lower-density housing. Area 2 is a Municipally owned undeveloped property zoned Institutional (IN). Originally Area 2 and the surrounding properties were zoned IN for a recreation facility that was relocated to another site. This restrictive zoning prevents other developments, such as residential or commercial projects from being permitted on the currently vacant Area 2, which could be rectified by rezoning. Area 3 is zoned High-Density Residential (R-3) but several constraints on the lot make high-density residential development difficult. As the property has been largely undisturbed and contains natural features, the proposed amendment would be to rezoning the lot to Open Space (OS).

Map 1: Three areas identified requiring amendments to the Osprey Village Plan


  • Council Passes Second Reading for Osprey Village Planning Amendments

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    On Tuesday June 10, 2025, Municipal Council conducted a Public Hearing and passed Second Reading to amend the Osprey Village Secondary Planning Strategy and Osprey Village Land Use By-law.

    The approved amendments will:

    1. Allow lower density residential development on four (4) unserviced properties of PID 60431913, 60582566, 60253374 and 60487824.
    2. Rezone and redesignate the property of PID 60730413 from the Institutional (IN) Zone to the General Commercial (GC) Zone under the Enterprise Designation.
    3. Rezone and redesignate the property of PID 60727641 from the High Density Residential (R-3) Zone to the Open Space (OS) Zone under the Community Designation.

    The revised documents are available under the Background Documents section of the project webpage: Osprey Village Planning Amendments 2025 | Engage MODL

    Next steps:

    • The revised documents will be forwarded to the Department of Municipal Affairs for review.

    • Once confirmed to be consistent with provincial interests, a Notice of Approval will be published in the local newspaper.

    • The date the Notice appears in the newspaper will be the effective date of the new regulations.

    Posted: June 24, 2025

  • Osprey Village Amendments Public Hearing Notice - May 26, 2025

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    Public Hearing: Tuesday, June 10, 2025, at 5:30 p.m.

    A Public Hearing will be held on June 10, 2025, at 5:30PM in Council Chambers at the District of Lunenburg Municipal Office (10 Allée Champlain Drive, Cookville).

    Council intends to consider Bylaw 020G to amend the Osprey Village Secondary Planning Strategy, and Bylaw 021I to amend the Osprey Village Land Use By-Law. The proposed amendments would permit lower-density residential development on four unserviced lots along Harold Whynot Road, rezone a municipally-owned lot near Allée Champlain Drive from Institutional to General Commercial to enable mixed-use development, and rezone a vacant lot along Pine Grove Road from High Density Residential to Open Space to protect the property’s natural features.

    Written submissions regarding the proposed amendments will be received until 5pm on Wednesday, June 4, 2025. Written submissions shall be addressed to Ms. April Whynot Lohnes, Municipal Clerk at 10 Allée Champlain Drive, Cookville, from Monday to Friday, 8 a.m to 5 p.m or e-mail: planning@modl.ca. Oral submissions will be received at the time and place of the Hearing.

    The Public Hearing will be streamed live on YouTube, and the public can access the stream here: https://www.youtube.com/@modlnovascotia.

    Copies of the proposed regulations and related reports are available to view at the Municipal Office at 10 Allée Champlain Drive, Cookville, during normal office hours (8:00 a.m. to 5:00 p.m.) or found in the Background Documents section of this page.

    For further information, contact Carin Mahon, Planner I at 902-521-9327.

  • Osprey Village Plan Amendments Recommendations to Council

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    On Thursday, April 24, 2025, the Planning Advisory Committee made the following recommendations to Council for the Osprey Village Plan amendments:

    • That Municipal Council approve the proposed amendments to the Osprey Village Land Use Bylaw to allow lower density residential development on the four (4) unserviced properties of PID 60431913, 60582566, 60253374 and 60487824.
    • That Municipal Council approve the proposed amendments to the Osprey Village Secondary Planning Strategy and Land Use Bylaw to rezone and redesignate the property of PID 60730413 from the Institutional (IN) Zone to the General Commercial (GC) Zone under the Enterprise Designation.
    • That Municipal Council approve the proposed amendments to the Osprey Village Secondary Planning Strategy and Land Use Bylaw to rezone and redesignate the property of PID 60727641 from the High Density Residential (R-3) Zone to the Open Space (OS) Zone under the Community Designation.
    • Council will review and consider First Reading of these amendments on Tuesday, May 13, 2025, to the Osprey Village Secondary Planning Strategy and the Osprey Village Land Use Bylaw.

    All members of the public are welcome to attend the Council meeting on May 13, 2025, at the Municipal Service Building, Council Chambers.

    To review the proposed changes, please review the May 13, 2025 First Reading package in the May 13, 2025 Council agenda or visit the Municipal Building for a physical copy at 10 Allée Champlain Drive, Cookville, Nova Scotia, Canada, B4V 9E4.


  • Planning Advisory Committee Meeting - February 20

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  • Public Information Session

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    Watch the Public Information Session, held February 5, 2025, on YouTube: https://www.youtube.com/live/PkTg4c_u-js?si=WLF2rQZtDPZICsxZ

Page last updated: 24 Jun 2025, 11:00 AM