Coastal Protection in District 13 - Update

Navigating the Future of Coastal and Watercourse Buffers in Halifax

Watercourse and coastal buffers play a crucial role in our communities, serving as vital features for both ecosystem health and the protection of private property from hazards like flooding. Recently, the Halifax Regional Municipality (HRM) has been re-evaluating these buffers, trying to strike the right balance between environmental protection and the pressing need for housing development.  

The Background: 20 Metres vs. 30 Metres

Since 2006, the HRM has required a minimum 20-metre buffer from inland watercourses and the Atlantic Coast for new development.  These buffers are designed to protect water quality, reduce sedimentation and erosion, regulate water temperature, and safeguard properties from flooding.  As part of the Regional Plan Review, municipal staff recommended increasing the standard buffer from 20 metres to 30 metres to better protect riparian corridors and wetlands.  It is important to note that while proposed setback of 30 metres is the same for both inland watercourses and the coast, they are two separate policies. 

The Provincial Roadblock:

Halifax Regional Council approved the 2025 Regional Plan, which included the expanded 30-metre buffer for newly created lots, along with development agreement options for existing lots. However, the plan hit a major obstacle at the provincial level:  On August 8, 2025, the Provincial Minister of Municipal Affairs issued a letter of refusal for the 2025 Regional Plan and its related planning documents.  Among the reasons for refusal, the Minister stated that the policies changing the buffers from 20 to 30 metres "appear intentionally designed to impede housing".  Because of this refusal, the 2014 Regional Plan rules—including the original 20-metre buffer—remain in effect (blog post here).  

The Industry Perspective on Coastal Setbacks:

The Urban Development Institute of Nova Scotia (UDI) submitted a letter of support for the 30-metre coastal setback. The UDI stated they supported the provision because it would "not negatively impact development opportunities, nor add undue expense to development," provided that relaxation of the buffer could be considered if a property could not be reasonably developed otherwise.  

Next Steps: Moving Forward with Data

To better understand the actual impacts of these restrictions, Council passed a motion to revisit both coastal and freshwater buffers.  I moved that the motion be amended to request a supplemental staff report concerning the effect of potential housing restrictions imposed by a 30 meter coastal development setback requirement.  That information report is available here. Highlights include the following:

• The HRM is issuing a Request for Proposals to hire a third-party consultant.
• This consultant will analyze the economic impacts of increased buffers on land development and housing supply.  
• The study will examine current zoning, lot yield versus lot density, and the potential conflicts that could arise on lands adjacent to proposed buffers.  
• The study is anticipated to begin in the Summer of 2026 and conclude by the Winter of 2027.

For my part, I remain concerned that coastal/inland watercourses are considered as a single policy - they are separate. While I appreciate the value of both, I think it's possible to advance the coastal portion given the evidence, and community and developer support.

At the last council meeting, I had this information report taken off the agenda for future discussion. There are a number of questions that a report like this leave open.