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Argyle aquaculture critics say legal review does not address all of their concerns

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The group that pressed the Municipality of Argyle with 16 conflict of interest allegations does not think the recent legal report means the Municipality fulfilled their obligations to the public.

The Association for Responsible Aquaculture in Argyle (ARA) has been in conflict with the Municipality after they created 53-pre approved aquaculture sites as a way to take away red tape for harvesters and pave the way for more industry in the area.

Pushback from residents sparked public conversation and additional consultation, but many felt it wasn’t enough.

ARA spokesperson Chris Thibedeau told Acadia News in a previous interview that he isn’t opposed to aquaculture, but that there needs to be a balance to not affect tourism and other industries.

“They’re just trying to steamroll this forward, and not listening to anybody,” said Thibedeau. “There’s a real concern for everybody, because we weren’t part of the original process.”

The group later levied 16 conflict of interest allegations against the Municipality, including providing insider access, discouraging public consultation and fabricating data.

In June, a Nova Scotia Ombudsman found that the Municipality of Argyle “fulfilled or exceeded its duty to consult the public.

The ARA argued the scope of that investigation, claiming that the Ombudsman failed to acknowledge any of the conflict of interest allegations, and that the findings “confirm longstanding concerns about structural gaps” in the municipal process.

Now, the ARA have published their statement following the legal report that says the group did not provide enough evidence to support their claims.

They say although the legal review concluded their allegations did not meet the threshold for asking the province to begin a formal inquiry, that doesn’t mean how the Municipality handled the process was ok.

The ARA argues that some of their concerns, like big-rigging, went unreviewed as they were outside the scope of the report.

Now they’re asking the council to review staff conduct and put its engagement commitments on a published timetable for community members to see.

They’re asking for a written reply from the council by October 23. 

ECMWF data centre, Bologna, Italy, September 2021

Leaked email reveals second proposed data centre project in Saint John

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A second data centre project could be headed to Saint John, according to a leaked email that shows a Connecticut-based infrastructure company is exploring plans for an expandable campus in one of the city’s industrial park.

Infrastructure development company Cross River Infrastructure Partner is behind the development.

The email was sent in late April by Cross River managing director Rishi Jain to Opportunities New Brunswick (ONB) Minister Luke Randall.

In the email, Jain said the project would start with a request for 50 megawatts of network-firm power service under the Large Industrial Tariff, with future expansion opportunities “that could incorporate grid responsive capacity and further economic development over time.”

“Our proposal is designed to align with planned systems upgrades in the Saint John region and to provide a practical, phased pathway for new industrial growth, electricity revenues, employment creation, and long-term tax benefits for the province,” he wrote.

Jain said the proposal would be located in Saint John Industrial Park, but did not specify which of the city’s three industrial parks was being considered for the development.

Member of activist group Save Lorneville Chris Watson shared the email on social media, which he said he obtained from a right of information request he sent to ONB.

Activist Chris Watson shared this email on Facebook. PHOTO: Chris Watson/Submitted with permission

The province already has a 390-megawatt data centre proposed in Saint John, at the Spruce Lake Park Industrial.

The proponents are Texas-based VoltaGrid and Calgary-based Beacon AI. The project is still under regulatory review, but since its announcement, it has received significant public pushback over concerns about its projected energy consumption and potential environmental and community impacts.

RELATED: Lorneville residents seek accountability on data centre impacts

RELATED: Expert questions accuracy of air quality review for $2B data centre project

In an email statement to Acadia Broadcasting, Randall said the province is aware of the proposal, but as with any potential investment, “discussions with a company do not necessarily mean that a project has been approved or that a decision has been made to proceed.”

Randall explained that the government speaks with companies regularly about potential investment and development opportunities in New Brunswick, and said these conversations are important to understand the interest that exists in the province and the opportunities that may arise.

“Any proposed development would be subject to the appropriate provincial processes and applicable requirements,” he added. “Government will continue to engage with proponents as appropriate while assessing potential opportunities for investment and economic development in New Brunswick.

Acadia Broadcasting asked ONB for an update on the status of discussions between the province and the proponent regarding the proposed development, but the organization did not provide a response.

In an email statement, the City of Saint John confirmed it was aware of the project and said it received preliminary inquiries and correspondence from Cross River, but was not aware of any further updates regarding the proposal at this time.

Instead, the city deferred comment to ONB.

If Cross River moves forward with the proposal, this would not be its first project in New Brunswick.

In 2022, the infrastructure development company reached an agreement with the Belledune Port Authority to develop a 200-megawatt green hydrogen production facility in the port.

RELATED: Port Of Belledune Announces Plans For Green Hydrogen Plant

According to a press release on Cross River’s website, the development would support clean energy transition goals at the provincial, federal, and global levels, while helping the port diversify its business and attract new industries.

Beyond its initial announcement, no updates have been given about the project, but the release said that, pending feasibility studies and permits, the plant could start operating as early as 2027.

Acadia Broadcasting sent several emails to Cross River, but the company has not responded to requests for comments.

South Van Horne report

Dryden seeks input on south Van Horne master plan

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The city of Dryden is giving residents an opportunity to comment on a proposed Master Plan for waterfront property in the South Van Horne area.

It includes an area where a proposed multi-unit housing project has been discussed.

Chief Administrative Officer Roger Nesbitt says the master plan does not automatically green light the project.

“In order for the sale to proceed, the development agreement will have to be in place,” says Nesbitt.

“From there, the development agreement becomes the contractual obligation that the developer has with the municipality. But right now, the land is not technically sold.”

The Master Plan recognizes the development, but includes provisions that at least 35% of the land be left for things such as park land, trails and shoreline buffers.

The city is giving residents 30 days to provide feedback.

Councillor Ritch Noel worries the process is being rushed.

“The nagging feeling I have is I feel this is being put before us at the 11th hour,” says Noel.

“There’s a potential that a completely new council is going to be coming in a very short time. I don’t understand the rush here. This is something that we need to really get correct and have the public, no matter which way we go on this. There’s always going to be people dissatisfied, but this is a very important decision.”

Nesbitt notes that staff will review comments received following the consultation period to consider any necessary revisions before returning it to council for final approval.

He says council could direct additional consultation if necessary.

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Proposed north-end development clears key hurdle at Saint John council

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Saint John council has approved a proposed development that could become the first major residential project under the city’s north-end plan.

Council gave first and second reading to the project Monday.

The proposal includes three residential buildings with 267 housing units and commercial space adjacent to Lansdowne Plaza. If it receives final approval at a third reading, expected at the next council meeting, it would be the first major residential development under the city’s north-end plan, which aims to add between 6,000 and 10,000 housing units over the next 20 to 25 years.

On July 21, the city’s planning advisory committee approved the rezoning of 145 Lansdowne Ave. from general commercial to mid-rise residential to allow construction of the buildings, along with integrated commercial uses and parking.

The project site consists of existing parking lots behind 145 Lansdowne Ave. and along Harrington and Sears streets.

According to a staff report, Building A will be five storeys and contain 45 residential units at the highest point of the site. Buildings B and C will each be six storeys, with 121 and 101 units, respectively.

While Building A will be entirely residential, Buildings B and C will include commercial units along the outer edge of a large underground parking garage beneath the buildings, where the site’s grade allows those spaces to be visible from the outside, staff said.

The development would also include 147 surface parking spaces and 170 underground spaces.

RELATED: Saint John PAC backs rezoning for proposed 267-unit residential project

The project is being proposed by development company Plaza REIT and designed by Halifax-based planning, architecture, transportation and civil design firm Fathom Studio.

During the public hearing, Fathom Studio senior urban developer Jacob Ritchie said Plaza REIT and Fathom quickly recognized that the project aligned with the city’s vision after meeting with staff and consultants.

“This became a great opportunity to see us follow the North End plan with this rezoning and be able to deliver through a rezoning this exact type of redevelopment that your plans have asked for,” he said.

According to the city’s North-End Secondary Plan, Lansdowne Plaza was identified as one of several “character areas” offering opportunities for this type of redevelopment.

Ritchie said Plaza REIT and Fathom had begun working on the project before the city finalized the North-End plan, which he described as an ambitious initiative for an area “that has a ton of opportunity.”

Following the public hearing, Coun. Brian Wyatt voiced his support for the development, calling it an important step toward achieving the goals of the North-End plan.

“I think it’s the first step in really building out the North-End, an area that is looking for redevelopment and revitalization,” he said.

RELATED: Saint John council gives final approval to North End plan

Mayor Donna Reardon also backed the project, saying she was pleased Plaza REIT and Fathom recognized the neighbourhood’s potential.

“I love that you see that the North End has wonderful opportunities, I see that myself,” she said. “I feel like if we can get this on the road, that this will be a real catalyst over there for growth.”

The project also faced no public opposition during the hearing and was approved unanimously by council.

No construction timeline was provided during the meeting. Ritchie said that after receiving the rezoning, Plaza REIT will need to reassess project costs because market conditions have changed. However, he said redeveloping the site remains a top priority.

Downtown Scott Street Oct 2025 (2)

Public meeting on draft CIP for Fort Frances slated Thursday

A series of incentives is proposed in an updated Community Improvement Plan for Fort Frances.

They are intended to help businesses improve and create new housing.

The CIP is a planning and economic development tool used to promote community revitalization.

It allows municipalities to use a wide range of programs and policies to encourage development in specific areas within a community.

Fort Frances CIP has been in place since 2003 and was last modified in 2008.

Anita Scott, with the consulting firm WSP, says they have come up with 15 proposed programs in the new draft document.

“There are three programs proposed for housing incentives and 10 different programs to assist with various building and property improvements for primarily commercial mixed-use and industrial properties,” says Scott.

One program is intended to help offset the costs of development application and permit fees.

Another offers a tax increment equivalent grant, which offers a grant for the municipal property tax increases.

“This grant could provide an applicant up to 100% of the amount that their property tax will have increased by following development or redevelopment and reassessment of the property taxes for that property,” says Scott

“It could be paid to the owner each year for a maximum of five years, with the grant declining by 20% every year.”

Three programs proposed are intended to incentivize new housing development.

They include a grant to assist property owners in developing an additional residential units, including a basement apartment or garage conversion.

Other grants are focused on the downtown area.

One called the Downtown Residential Conversion and Intensification Grant targets development of new residential units or improvements to existing units above commercial buildings.

There is also a multi-unit housing grant for new developments that includes four or more units.

Other programs are proposed to assist with building and property improvements for the commercial sector.

It includes one supporting the development of sidewalk patios.

Chief Building Official John Burrows says this is dependent on council approving policies that permit them.

“We have had interest in the ability to do street-side pop-up patios and patios on sidewalks,” says Burrows.

“We do want to make sure that we’re positioned in a way that if we do proceed with bylaws and policies that would permit them going forward, that we have these provisions in place at our CIP or at our CIP development stage to be able to incentivize and assist with those projects.”

There will be another public meeting this Thursday on the draft document before it is presented to town council for final approval.

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Rothesay residents’ content with quality of life but say more affordable housing needed: Survey

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A Town of Rothesay survey found 95 per cent of residents are satisfied with their quality of life in the municipality.

But respondents also identified areas for improvement.

According to the town, the 2026 survey — conducted from June 4 to July 13 — was performed to help the new council understand residents’ priorities, concerns, and aspirations.

The town invited every household in Rothesay — 4,023 residents in total — but only received 631 responses.

The municipality shared the results last week.

According to the report, overdevelopment and growth management, traffic congestion and road safety, and property taxes and affordability were the three most common top-of-mind issues, followed by housing affordability and active transportation.

However, availability of affordable housing was the top issue residents believe the town needs to improve most, with 33 per cent of respondents rating it poorly, which, according to the town, was the lowest-rated item in the survey.

Respondents also raised concerns about the way the town shares information. The survey identified a large gap in digital communication, as 58 per cent of residents say they prefer to receive updates via email or a digital newsletter, but only 23 per cent currently receive information this way.

Residents also ranked the town’s top seven priorities, with trails and walkability taking the top spot, followed by recreation and opportunities. Completing the Rothesay Intergenerational Centre ranked third, followed by water and sewer infrastructure, alternative transportation options, business and commercial development, and increasing housing options.

Rothesay also asked residents about their vision of growth, with over 50 per cent of respondents saying they want “controlled growth,” meaning moderate, well-planned development that keeps the neighbourhoods’ traditional character, rather than rapid expansion.

According to the report, the feedback gathered will be used to guide future planning in the town.

The full report can be found here.

Saint John waterfront Uptown

Saint John seeks new vision for waterfront development

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A new plan could position Saint John’s waterfront as the city’s premier opportunity for economic growth.

Envision Saint John, along with the city, Port Saint John and the development company Fundy Harbour Group, is seeking proposals to redevelop the waterfront.

Envision CEO Andrew Beckett said they will hire consultants to develop a plan that enhances the potential of the waterfront’s existing attractions and brings new ideas.

Andrew Beckett is the CEO of Envision Saint John. Image: Submitted/Envision Saint John

“Our collective interest is looking at one of the various possibilities for improving the sort of engagement for visitors in the waterfront and how do we optimize the investments that have been made there over the last 15, 20 years,” he explained.

The organizations published a tender last week outlining their expectations and vision for the waterfront’s strategic plan.

According to the tender, the selected consultant will provide expertise in waterfront development, economic development, investment structuring, tourism strategy, and community planning “to deliver a plan that is strategic, financially grounded, and action-oriented,” and that can shape the waterfront until 2050.

The organizations also hope the plan accelerates economic development, attracts investment, enhances tourism and visitor experience, identifies opportunity sites, and leverages Saint John’s arts and cultural assets and events, among other goals.

“We are looking for a long-term plan, yes. But we wanted it to be very action oriented,” said Beckett. “We are looking for steps that can be taken right away in terms of making some changes, and then incremental steps over the longer term to really build out and optimize the waterfront.”

Over the past few years, the revitalization of the city’s waterfront has picked up some speed, with the first phase of the Fundy Quay development project nearing completion.  

However, Beckett said it had been years since the waterfront last had a strategic plan, and that it was time to develop new tactics to maintain the current momentum.

“There’s been a lot of changes in terms of what is taking place on the waterfront, and so it’s really now looking ahead based on where we are today and what new opportunities may lie ahead,” he added.

Beckett declined to share the budget the organizations are working with to complete the plan.  He said they want to leave it as a subject of negotiation with the selected consultant.

Applications for the tender are open until September first.

Applicants’ proposals will be evaluated using a scoring matrix that measures each firm’s performance across five categories, including demonstrated understanding of Saint John’s context and objectives, plan quality and feasibility, value for money and resource efficiency, among others.

Beckett said they hope to select a consultant by October, and to keep a tight deadline on the project, aiming to have it completed by early 2027.

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Saint John council approves former arena housing project despite public opposition

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Despite significant public opposition, Saint John council has approved a housing development at the former Hilton Belyea Arena site.

Council unanimously gave the first and second readings to the project at its July 27 meeting, allowing construction of 195 stacked townhouse units in three-story buildings at 400 Lower Street on the city’s lower east side.  

The project is primarily aimed at seniors looking to downsize from their family homes, with several units being barrier-free.

However, their decision came after a lengthy public hearing where more than 10 residents in the area opposed the project.

The proponent of the development is Belyea Village Unlimited, led by Saint John-native developer Ali Farahani.

In 2020, Saint John’s council decided to close the area to save $155,000 on operational costs as part of an economic sustainability initiative.

Four years later, council decided to designate the property as surplus, and later that year approved its sale to Farahani following a request for expressions of interest.

RELATED: Saint John council approves sale of former arena property

RELATED: PAC greenlights proposed housing development at former arena

Residents at the hearing raised several concerns about the project, particularly due to its “overwhelming” size, its potential to increase traffic, loss of nature and active play spaces, among others.

Resident Greg McVicar said the size and population density that the development will bring to the area will completely change the character of the neighbourhood.

“I’m told we need housing, and we can see how the city is doing absolutely everything possible to build more housing,” he said. “In this particular development, I just don’t see any balance or compromise.”

Developer Ali Farahani defended the development and said he chose the townhouse design because he considered the existing layout of the neighbourhood, which consists of mostly single-family homes.

“There is not one second where I thought we should put something that’s going to be out of character and high-rise,” he said.

Councillors argue community needs compensation

Following the public hearing, various councillors agreed the Woodville Road area should get tangible benefits from the development as the “host community.”

Coun. Greg Norton asked city staff if the development could generate land for public purpose (LPP) funds or cash in lieu of land to build a neighbourhood asset to compensate local residents for the disruption from the project, but staff said because the project is not a subdivision, it would not trigger the LPP requirements.

Norton criticized the policy discrepancy in the city’s system, where a small subdivision on Duck Cove Lane generated LPP funds, but this larger-scale development did not.

“The discrepancy in that, folks, if you saw that, you’d be like ‘this is criminal’, and for me it is,” he said.

Coun. Gary Sullivan and Coun. Sherri Colwell-McCavour agreed with Norton.

Coun. Sullivan argued that with the project estimated to bring $700,000 to $750,000 annually in tax revenue to the city, that level of revenue should trigger direct community development benefits for the host community.

While Coun. Colwell-McCavour said residents should be offered more than just the option to “age in place.”

“I don’t find that a valid benefit for the community,” she said. “Something else has to be done for them, if we are going through this.”

Mayor Donna Reardon agreed with Coun. Sullivan’s idea and said figuring out the percentage that could go back to the community is something the finance committee could work on to develop a policy moving forward.

However, no formal resolution for community compensation was made during the meeting.

The development is expected to take 8 to 10 years to be completed, but Farahani said he would like to accelerate the timeline and build as quickly as possible.

City staff said modern construction methods, such as installing prefabricated modular units instead of building homes on-site using traditional stick-frame techniques, could help speed up the project.

Farahani added that they also applied for the Green Construction Wood Grant through the federal Build Canada Homes program, which supports rapid housing development. If approved, the funding could further accelerate the project timeline.

“We are committed to building this in a quick fashion, as much as we can,” he said.

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Saint John PAC approves rezoning for proposed Hyatt hotel

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Saint John could soon get a hotel near its airport after the city’s planning advisory committee (PAC) unanimously approved a rezoning and variance application for a development on Loch Lomond Road.

The project would partially rezone 615-631 Loch Lomond Rd. from mid-rise residential to business park commercial to allow the construction of a five-storey Hyatt hotel and associated parking.

The project would be the first Hyatt hotel in the city.

Hyatt Hotels is a U.S.-based global hospitality company that owns, manages and franchises hotels, resorts and all-inclusive properties in more than 80 countries.

The development is proposed by Ontario-based real estate firm Lakeview Development Holdings Inc.

Lakeview Development CFO Umar Mehmood said in the July 21 meeting Hyatt Hotels approached the firm after reviewing its property portfolio and expressing interest in the Loch Lomond Road site.

Mehmood said representatives from Hyatt and Lakeview later visited Saint John, where Hyatt identified the property as a “fantastic site” for its new extended-stay hotel brand, Studios. The hotels allow guests to access Hyatt’s “signature guest experience” through self-serve amenities and in-room offerings.

“They believe the city needs a modern-day hotel with modern-day amenities,” he said.

Mehmood added that Hyatt was also interested in the site because of its proximity to Saint John Airport and the city’s attractive vacancy rates.

No details about the construction timeline were shared during the meeting.

Lakeview also requested a variance that would allow the creation of a lot without street frontage to facilitate subdivision of the rear portion of the property.

The committee approved the rezoning and variance applications unanimously, but recommended common council impose a condition requiring the developer to pay $25,000 to the city for costs related to traffic improvements.

The project remains subject to council approval. A public hearing is scheduled for Aug. 17 during a meeting of common council.

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Saint John PAC backs rezoning for proposed 267-unit residential project

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Saint John’s Planning Advisory Committee (PAC) has approved a rezoning and variance application for a proposed 267-unit residential development in the city’s north end.

At its meeting on July 21, the committee approved the rezoning of 145 Landsdowne Ave. from general commercial to mid-rise residential to allow the construction of three mid-rise buildings, along with integrated commercial uses and parking.

The project site consists of existing parking lots behind 145 Landsdowne Ave. and along Harrington and Sears streets.

According to a staff report, Building A will be five storeys tall and will include 45 units at the top of the site.

Buildings B and C will each be six storeys tall and contain 121 and 101 units, respectively.

While Building A will be entirely residential, staff said Buildings B and C will include commercial units along the outer edge of a large underground parking garage beneath the buildings, where the site’s grade allows those spaces to be visible from the outside.

The project will also include 147 surface parking spaces and 170 underground parking spaces.

The proponent is development company Plaza REIT, and the project is being designed by Halifax-based planning, architecture, transportation and civil design firm Fathom Studio.

Plaza REIT property and development manager Doug Bannister said during the meeting that the project supports the city’s residential density goals.

“We kind of exhausted the retail landscape in the north end, so this the next viable option, and I think it fits well with the plan the city has for residential density,” he said.

Bannister added that Plaza REIT has yet to decide whether it will develop the property itself, partner with another developer or sell the land once the rezoning is finalized.

According to the North End Neighbourhood Plan, the city is targeting the addition of between 6,000 and nearly 12,000 new housing units over the next 25 years.

RELATED: Saint John council gives final approval to North End plan

This would include everything from single-family infill housing to 20-storey mixed-use towers along the Main Street corridor.

The proposal also requested four variances that would allow the proponent to include more units than permitted, exceed the maximum height for one building and build closer to property lines than normally allowed.

According to the staff report, city staff recommended approval of the variances that would allow for greater residential density and increase the maximum height of Building B from 21 metres to 21.8 metres.

However, staff recommended denying the variances that would allow the proponent to build Buildings A and B closer to property lines because doing so could complicate future excavation, access, repair or replacement of an old sewer line that follows Churchill Boulevard past Sobeys before turning west toward Shamrock Park.

The committee followed staff’s recommendations.

The project is still subject to council approval. A public hearing will be held during a common council meeting on Aug. 17.

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