Cogswell Interchange

[someone123]

Halifax isn't really all that large and a lot of the difficulty in getting around is due to a choice not to invest in infrastructure. Spryfield is around 5 km from downtown for example; if transit achieved an effective 10 km/h that would be a completely reasonable 30 minute commute.

It makes sense to talk about affordability in relative wage to rent terms but the tools the government can use change depending on scale and whether we're talking about 0.1% or 60% of the population. If we are talking about boutique projects for unique populations then complex government-led housing solutions may make sense, but solutions for vast segments of society will require improving efficiencies and involve the private sector. Actually just getting Cogswell done, zoning it appropriately, and selling off the lots in a timely way helps to lower housing costs. Being super slow, under-zoning, and then building some really expensive public housing is probably worse for overall housing affordability.

[OldDartmouthMark]

Originally Posted by Nouvellecosse

Yeah the higher prices are a good example of why downtown itself might not be the best option, but there are a lot of central neighbourhoods where that's not really an issue. There are several conventional grocery stores and dollar stores on the peninsula for instance.

But with the playgrounds, I think it's easy to assume those things are more numerous or accessible than they actually are in suburban areas. There may be a lot in absolute numbers, but the suburbs are so large and geographically spread out by comparison that it makes travel distances much longer on average. If you have one area that's half the density of another place, the less dense place needs twice as much of a given amenity per person in order for it to be as physically close to each person on average. And that's just distance without even considering other aspects of pedestrian friendliness like the design of streets including crossings and intersections. It's easy for someone with a car to say, "Oh we have a such'n'such just 5 minutes from me" without realizing how different a short suburban drive can be for someone walking the same distance.

The topic is specifically Cogswell, though. Sure I agree that there are many other options.

[Empire]

I don't think it would be unreasonable to consider Mulgrave Park for a significant affordable housing development. There are amenities close by and it is on a direct bus route downtown.

Dollar for dollar many more housing units could be built at Mulgrave Park than at Cogswell.

[worldlyhaligonian]

What ever happened to the anti-development rhetoric "the tall buildings should be in Cogswell lands and not [insert peninsular location here]"?

If the city/staff bungle this one, that will be their legacy... screwing up the most important land use in the city's modern history. Now, the pressure is all on them. The public record doesn't forget.

[Arrdeeharharharbour]

Indeed. I'd argue that the city has a limited opportunity to create something 'signature' for our city... to represent us/the city/province to the world in the form of something visual. Keeping in mind that 'a picture is worth more than ten thousand words' and the fact that visual advertising works, this site is an opportunity that should not be squandered.

[Arrdeeharharharbour]

and... another office building announcement on AllNS today, and again, in Burnside. So that's two new office buildings for Burnside rather than the city centre. This latest one is a five story on Wilkinson.

[Empire]

Cogswell has always been touted as a signature opportunity for the city.

So a start would be:
- Signature hotel 25fl+
- Signature office building 25fl+
- Signature public building - performing arts centre etc.
- Signature public space

[ArchAficionado]

Honestly, I wish, and I think the city desperately needs to have more ambition. A landmark 50 storey mixed-use tower would be awesome at this location, and would really create a new focal point in the skyline. Something with some actual visual interest and not a rectangle (like Trump international in Chicago, or 9 Dekalb in NYC, etc).

Our little city is becoming a bigger city and we should have bigger city mindset when it comes to longer term development.

[OldDartmouthMark]

Originally Posted by ArchAficionado

Honestly, I wish, and I think the city desperately needs to have more ambition. A landmark 50 storey mixed-use tower would be awesome at this location, and would really create a new focal point in the skyline. Something with some actual visual interest and not a rectangle (like Trump international in Chicago, or 9 Dekalb in NYC, etc).

Our little city is becoming a bigger city and we should have bigger city mindset when it comes to longer term development.

Well said.

[worldlyhaligonian]

Originally Posted by Empire

Cogswell has always been touted as a signature opportunity for the city.

So a start would be:
- Signature hotel 25fl+
- Signature office building 25fl+
- Signature public building - performing arts centre etc.
- Signature public space

Love that - so easy and generates the most public benefit.

[eastcoastal]

Originally Posted by OldDartmouthMark

I’m still getting over the disappointment of getting a splash pad instead of a fog fountain…

I heard some grumblers on social media complaining that we ALREADY GET FOG... but, c'mon, can't we have a little whimsy in our public spaces. We need to care about how they're designed and used - and I'm not sure "splashpad and temporary washrooms" says "we want engaged and well-loved civic spaces here."

[OldDartmouthMark]

Originally Posted by eastcoastal

I heard some grumblers on social media complaining that we ALREADY GET FOG... but, c'mon, can't we have a little whimsy in our public spaces. We need to care about how they're designed and used - and I'm not sure "splashpad and temporary washrooms" says "we want engaged and well-loved civic spaces here."

Agreed. A highly visible spot like this is exactly where to spend the extra money to get something nice. How many tourist shots of a nice fountain with fog glowing at night will end up on social media vs a splash pad and port-a-potties? Or at least how will each affect others’ impression of the city?

[eastcoastal]

Originally Posted by OldDartmouthMark

Agreed. A highly visible spot like this is exactly where to spend the extra money to get something nice. How many tourist shots of a nice fountain with fog glowing at night will end up on social media vs a splash pad and port-a-potties? Or at least how will each affect others’ impression of the city?

one hundred percent. This is a spot to maximize impact... what an opportunity to try and set the tone for "who/what" Halifax is.

[someone123]

Originally Posted by eastcoastal

I heard some grumblers on social media complaining that we ALREADY GET FOG... but, c'mon, can't we have a little whimsy in our public spaces. We need to care about how they're designed and used - and I'm not sure "splashpad and temporary washrooms" says "we want engaged and well-loved civic spaces here."

There are a lot of very dreary negative takes on social media. When I read that stuff I just think those people must not be fun at parties.

HRM has always struggled with treating downtown as a special area and showcase for the municipality, I guess because of the large mostly suburban council and feelings of unfairness. These are mirrored at the provincial level. The amount of money they considered spending on these amenities is very modest and tiny compared to the tax revenue they plan to extract from the developments.

Even something like the library was pretty modest at the time, and it's hard to think of anything HRM has done during the past decade or so aside from that with any kind of wow factor. Nor does Halifax really have any public amenities or cultural landmarks that suit its current size and prominence.

[Keith P.]

The library was never “modest”.

[someone123]

Originally Posted by Keith P.

The library was never “modest”.

Well, it would stand out as a nice library branch, but my point is that if you have to pick a prominent cultural public building built in Halifax during the past 45 years or so, the library is probably it. While Haligonians make a big deal about it, it's not a standout compared to what you find in many cities that in some cases are much smaller than Halifax.

As an example the NB museum is expanding in Saint John and that's a $140M or so project. The Rooms in NL is also more ambitious than any comparable museum or public building in NS although I am not in love with the style of it. Both provinces will have nice modern provincial museums while NS has a hodgepodge of mostly very old and small sites. NS may still have PEI beat but give it time.

I'm not sure people in general in Halifax understand how the city is conspicuously behind in some areas (even though it is still a nice place to live). There is a lot of negativity around affording nice things and a never-ending weird siege mentality but I doubt NB is radically more able to afford a museum than NS.

[Keith P.]

To be fair, in a province that typically has 12 hour or longer wait times in emergency rooms, a museum is a pretty hard sell.

[Nouvellecosse]

Originally Posted by someone123

Well, it would stand out as a nice library branch, but my point is that if you have to pick a prominent cultural public building built in Halifax during the past 45 years or so, the library is probably it. While Haligonians make a big deal about it, it's not a standout compared to what you find in many cities that in some cases are much smaller than Halifax.

As an example the NB museum is expanding in Saint John and that's a $140M or so project. The Rooms in NL is also more ambitious than any comparable museum or public building in NS although I am not in love with the style of it. Both provinces will have nice modern provincial museums while NS has a hodgepodge of mostly very old and small sites. NS may still have PEI beat but give it time.

I'm not sure people in general in Halifax understand how the city is conspicuously behind in some areas (even though it is still a nice place to live). There is a lot of negativity around affording nice things and a never-ending weird siege mentality but I doubt NB is radically more able to afford a museum than NS.

I find there are a lot of people who think anything "unnecessary" is bad ("How can we spend money on this when there's X, Y, Z that needs it ?!?"). At least if it costs any amount of money and especially if they don't expect to personally use it. But they don't seem to understand that an attractive and interesting city doesn't get that way why building only necessary things. They also spend a bit on things that are nice rather than the strictly perfunctory. Sometimes even on stuff that's cool.

[Drybrain]

Originally Posted by someone123

I'm not sure people in general in Halifax understand how the city is conspicuously behind in some areas (even though it is still a nice place to live). There is a lot of negativity around affording nice things and a never-ending weird siege mentality but I doubt NB is radically more able to afford a museum than NS.

I find it interesting in that the quality of life is generally very high, and the city is honestly one of the nicest and most vibrant in the country, which is contrary to the "backwater" assumptions that are so common here. In that way, it is not at all "behind" in the way so many people commonly imagine. (I just spent the past two hours this evening biking around from Dartmouth to Halifax and all around downtown and the North End, and found yet again my suspicions confirmed that this is simply an exceptionally nice place. I have a hard time thinking of many places in the country that I would rather live.)

But I also think Someone123 is correct in describing this other way of being "behind," and I think most locals would not really even realize that as a province we are parsimonious to a fault in this way. The cancellation of the new AGNS site was really a big cultural and architectural loss. Museums are a case in point; pretty much all the provincial museums are worn-around-the-edges. The Natural History Museum is fun for kids but it's otherwise downright embarassing; there's no reason it's so sad. Even the Central Library, now that some of the fixtures and signage are showing their age, is getting slapdash repairs to things like furniture and signage, eroding its architectural merit. Canada overall is utilitarian to a fault, and NS is especially so.

I do think this is gradually changing. After all, the AGNS was planned approved, until the Houston government kiboshed it, and the city has become more willing to spend money on streetscaping and aesthetics, even little things like the parkette that replaced the slip lane at Brunswick and Sackville. But it's a slow change.

[OldDartmouthMark]

Originally Posted by someone123

I'm not sure people in general in Halifax understand how the city is conspicuously behind in some areas (even though it is still a nice place to live).

Originally Posted by Drybrain

I find it interesting in that the quality of life is generally very high, and the city is honestly one of the nicest and most vibrant in the country, which is contrary to the "backwater" assumptions that are so common here. In that way, it is not at all "behind" in the way so many people commonly imagine. (I just spent the past two hours this evening biking around from Dartmouth to Halifax and all around downtown and the North End, and found yet again my suspicions confirmed that this is simply an exceptionally nice place. I have a hard time thinking of many places in the country that I would rather live.)

I have to say that it’s refreshing to read the positivity about how nice of a place that this is to live. Sometimes I think we get caught up in the minutiae of what isn’t working and lose sight of the gem that Halifax really is.

We have to take many of the “backwater” comments with a grain of salt, as I think many of them come from some other disgruntlement from people who feel the need to put down our fair city to make themselves feel better about their own situations.