- Key Areas: New Glasgow and Pictou are economic hubs, with projects like The Dunkeld - a 79-unit mixed-use development - leading the way.
- Infrastructure: The East River Business Park offers modern amenities like LED lighting, natural gas, and a signalized intersection.
- Waterfront Revitalization: Pictou has invested $12.5M in its waterfront, adding pathways, marina upgrades, and coastal protection.
- Construction Efficiency: Companies like Eastcut Wood Building Solutions reduce waste by two-thirds using panelized methods.
- Affordable Housing: Over 30% of new units in The Dunkeld are designated as affordable.
Why invest? Strong rental demand, proximity to major employers like Aberdeen Hospital, and development-ready land make this region ideal for growth. Construction costs start at $168/sq ft for duplexes, with options for larger projects.
Next Steps: Focus on mixed-use developments, plan carefully around zoning rules, and choose sites with existing infrastructure to save costs and time.
Why affordable housing is becoming more expensive
Area Overview
New Glasgow and Pictou serve as the economic hub of Nova Scotia's North Shore, each offering distinct opportunities for growth and development.
New Glasgow Business District
The East River Business Park, conveniently located off Exit 25 on the TransCanada Highway, boasts several infrastructure upgrades, including:
- A modern wastewater lift station
- New LED lighting throughout the area
- A signalized intersection for improved access
- Availability of natural gas services
One standout project within the park is The Dunkeld, a 79-unit mixed-use development, with over 30% of its units designated as affordable housing [1].
Business Development Officer Frank MacFarlane shared his thoughts on the park's potential:
"We expect the signalized intersection to be fully functional in the next couple of weeks. Access to the business park from East River Road is critical as it is the busiest vehicular corridor in the region. The new intersection and lift station, together with the recent installation of LED lights on all of the poles makes the site the perfect location for any business." [1]
Historic Pictou
Pictou's waterfront has undergone a major transformation thanks to the $12.5 million Market Wharf and Breakwater Construction Project [2]. Key upgrades include:
- Raising Caladh Avenue by 0.6 metres
- A new multi-use pathway system
- Enhanced coastal protection
- Improved marina facilities at Hector Quay
This revitalization is backed by an $8 million joint investment from the Province and the Town of Pictou [2], creating a vibrant space that complements the town's historic charm and architecture.
Rural Development Sites
The surrounding area provides excellent opportunities for smaller-scale multi-unit developments. NSBDI oversees development-ready sites that feature:
- 17 acres of fully serviced land with access to municipal water and wastewater
- An established road network
- Natural gas infrastructure
This level of infrastructure readiness helps reduce both costs and timelines for developers. Supported by $3.125 million in municipal guarantees from New Glasgow and Pictou County [1], NSBDI's strategic land acquisitions ensure a steady flow of development opportunities.
Donald MacDonald, President of Somerled Properties, highlighted the region's development approach:
"Our goal is to respect the local landscape while helping address the housing crisis here in Nova Scotia." [1]
With these infrastructure advantages in place, the region is well-positioned to meet stringent construction demands and support future growth.
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Construction Requirements
Permits and Zoning
If you're planning to develop in the North Shore region, you'll need to navigate municipal and county-level regulations carefully. The Town of Pictou enforces zoning rules through its Land Use By-Law and Subdivision By-Law, which are especially relevant for multi-unit construction projects. These guidelines outline what’s required before any building can begin.
Frank MacFarlane, Business Development Officer for New Glasgow and Pictou County, highlights how crucial early planning is:
"Considering the complexity of a mixed-use development, particularly of this scale, it really helps to have a point person in place to support the developer and builder in managing the municipal processes … from site selection and pre-construction to occupancy." [1]
These clear regulations help developers tap into local expertise and resources effectively.
Labour and Materials
With a solid permitting process in place, the North Shore region offers access to skilled construction professionals and specialized firms. One standout example is Eastcut Wood Building Solutions, known for its advanced building techniques in recent projects [1]. The area’s workforce is well-versed in handling multi-unit developments, ensuring quality and efficiency.
Site Requirements
Strategic site selection is key to successful multi-unit developments in the region. Projects here often focus on integrating infrastructure seamlessly while balancing community needs and environmental considerations [1]. Choosing locations with existing infrastructure is a smart move. For example, the East River Business Park, a 17-acre commercial site, is a prime option for development-ready projects [1].
Market Analysis
Tenant Market
The North Shore region, especially New Glasgow's commercial district, continues to experience strong rental demand. Current tenants include a mix of families and seniors drawn to the area's employment hubs and amenities. Key employers like Aberdeen Hospital and Glen Haven Manor play a major role in sustaining rental demand, particularly among healthcare professionals.
Rental trends highlight the need for diverse unit types. For example, the Dunkeld development offers a mix of 56% two-bedroom and 44% one-bedroom units, catering to a range of tenant demographics. Additionally, more than 30% of these units are allocated to affordable housing, reflecting the region's efforts to address housing accessibility. These trends are a driving force behind the investment activity shaping local developments.
Investment Numbers
The East River Business Park area stands out as a prime location for investment, especially for mixed-use developments. Recent projects underscore this potential:
| Property Type | Details | Market Features |
|---|---|---|
| Mixed-Use Development | 79 residential units + 11,000 sq ft commercial | Strategically located on East River Road |
| One-Bedroom Units | 44% of new inventory | High demand among healthcare workers |
| Two-Bedroom Units | 56% of new inventory | Favoured by families and professionals |
Ground-floor commercial space has become a critical component for project approval. Business Development Officer Frank MacFarlane emphasized this point:
"Once Somerled agreed to dedicate a percentage of the ground floor to commercial development, we started moving forward with them in earnest" [1]
Market Direction
The North Shore region's market is on an upward trajectory, with New Glasgow's gateway area showing particularly strong growth potential. Mixed-use developments that blend residential and commercial spaces are in high demand. The Dunkeld project, set to open in Spring 2023, exemplifies this trend, addressing both housing needs and the shortage of commercial space in the area.
Development opportunities are especially promising near major employment centres. Projects are increasingly focused on tackling Nova Scotia's housing challenges while ensuring they fit seamlessly into the community landscape.
Next Steps
Building in the North Shore offers construction costs starting at $168 per square foot for duplexes, scaling up for larger 4-8 unit projects. Combined with strong rental demand and proximity to local employment hubs, these costs create a solid foundation for development opportunities.
Here’s how to make the most of your investment in the North Shore:
- Choose the Right Location: Prioritize sites near major employers and within New Glasgow’s commercial district, where rental demand is strongest.
- Plan Your Project Carefully: Mixed-use developments that include both residential units and commercial spaces can be ideal for high-traffic areas.
- Understand Approval Processes: Be aware of the differences in municipal approval timelines between Pictou County and individual townships.
Helio Urban Development is here to help at every stage, from engineering and trades to daily updates and scheduling. Our fixed-price model ensures transparency and keeps projects on budget. We also assist with financing options and government incentives to simplify your investment planning.
Reach out to our team to discuss your North Shore project and explore our pre-designed floor plans tailored to local needs.
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