As the Municipality of the District of Lunenburg (MODL) begins exploring options for densification through Cluster Developments, this is yet future projects. While MODL is still in the early stages of exploration and no decisions have been finalized, it’s important to consider both the potential benefits and significant challenges that densification could pose.
Densification refers to the process of increasing the density of a given area, typically by adding more housing, infrastructure, or development to accommodate a higher number of people or activities. In urban planning, densification often involves building up or infilling underused spaces within existing urban areas, rather than expanding outward. This approach aims to make more efficient use of land, improve access to amenities, and support sustainable growth by reducing urban sprawl and promoting walkable, transit-oriented communities.
- Densification refers to increasing the number of residential units in a given area without expanding its physical boundaries. This often involves building taller structures or converting single-family homes into multi-family units. So how many people besides yourself or family are you willing to let live in your home? Will it be like having roommates?
Cluster Development
- Cluster development is a land-use planning approach that groups homes and other structures closer together, while preserving a significant portion of the land as open space or natural habitat. Could your neighbors be much closer than perhaps you might like? However, this could be an excellent option for families looking to add smaller units on their property for relatives or others they’d like to have nearby, especially if shared services like sewage and water are permitted.
Challenges and Concerns with Cluster Developments
Infrastructure Strain and Service Overload
Densification often leads to a significant increase in service demand, particularly in areas where infrastructure was originally designed for low-density communities. Cluster developments can place heavy demands on public services, road networks, and utilities, resulting in more frequent road repairs, increased maintenance costs, and potential utility disruptions. If MODL pursues cluster developments without scaling up infrastructure capacity, existing services could become strained, impacting everything from waste collection to emergency response times.
Traffic Congestion and Road Safety
Higher-density housing brings more cars, deliveries, and foot traffic, potentially leading to congested roads and parking challenges in areas not built for heavier traffic flow. Without careful planning, cluster developments could create traffic bottlenecks, increase accident risks, and add stress to current roadways. This congestion could disrupt daily commutes, increase travel times, and reduce overall road safety for residents.
Impact on Local Character and Community Resistance
Densification through cluster developments can drastically alter the character of established neighborhoods, often resulting in community resistance. Existing residents may be concerned about increased noise levels, loss of green space, and a reduction in privacy associated with more concentrated housing. These changes may undermine the identity and close-knit feeling of the community, leading to opposition and reluctance toward new developments.
Environmental Risks and Loss of Green Space
Although cluster developments aim to preserve green space by consolidating housing, environmental risks still exist. Increased population density can lead to higher waste production, soil erosion, water runoff, and pollution, impacting local ecosystems. The construction process itself can disrupt wildlife and reduce natural habitats, affecting biodiversity in the area.
Housing Affordability and Potential Displacement
Densification can often lead to rising property values and rental rates, impacting housing affordability. If cluster developments attract higher-income residents, there’s a risk of pricing out residents with more modest incomes, potentially leading to displacement of long-time residents and a loss of community diversity.
Resident Concerns
Most MODL residents chose this area to enjoy rural, open spaces rather than the dense, urban environment found in cities like Halifax. Many locals do not want to be “piled on top of one another” as is common in high-density areas. Residents moved here for rural living, not city life, and may not want the lifestyle changes densification could bring.
Conclusion
While MODL is only exploring these possibilities, the Council’s directive to develop regulations for cluster developments is part of a broader effort to address future growth while weighing benefits and potential drawbacks. Community feedback will be essential to gauge public concerns and help create guidelines that support safety, sustainability, and community integrity—though some may argue these are buzzwords that fall short of addressing the real quality-of-life impacts densification could bring.
It’s important to remember that no decisions have been made, but the fact that this is under consideration should prompt residents to stay informed and engaged.
Would you be interested in living in a clustered community, similar to a trailer park or apartment complex? Would you consider allowing part of your property to be used for a small community development?
This approach could benefit those with specific needs, but it shouldn’t be designed in a way that forces everyone into the same arrangement.
Reference:
Cluster Development Regulations https://engage.modl.ca/cluster-development-regulations
The file “2023-10-16 Post-PAC Regulations Report Cluster Development.docx click here: https://engage.modl.ca/37531/widgets/155071/documents/117293
Notice of Intention to Adopt Cluster Development Regulations
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