ABOUT 14 HIGHFIELD PARK DRIVE
Location: 14 Highfield Park Drive, Dartmouth, Nova Scotia, Canada, B3A 4T6
Description: A 9-storey 150-unit apartment building with top-level amenity spaces and 2 levels of underground parking, consisting of two residential building masses connected by a central building link.
We are respectfully requesting a variance from the maximum building depth regulation indicated in the Regional Centre Land Use Bylaw for our proposed development at 14 Highfield Park Drive. Although the bylaw determines a limit of 64 metres, our design proposes a total building depth of 99.6 metres. We believe this design adheres to the intent of the regulation by thoughtfully breaking down the massing through architectural articulation, material differentiation, and spatial setbacks, ultimately offering a contextually sensitive and visually appealing addition to the urban fabric of Dartmouth.
Visual Break and Architectural Strategy
The development is composed of two residential masses connected by a central glazed link. This recessed glass link plays a crucial architectural and urban role: it not only physically connects the masses for functional circulation and central elevator access, but also visually separates the building into two distinct, comprehensible volumes. This gesture successfully mitigates the perceived building depth and avoids the monolithic massing that the bylaw seeks to prevent.
The central glass link is intentionally recessed from the remainder of the building. The result is two visually distinct masses, each appearing as independent mid-rise structures when viewed from the public realm. The architectural language of the glass link contrasts significantly with the surrounding exterior materials, reinforcing the perception of separation while providing transparency and lightness at the core of the building.
From the East perspective, this design not only creates a more articulated streetscape but contributes positively to the skyline and rhythm of the surrounding context. The central glazed volume becomes a modern, elegant focal point—offering a high-quality architectural image that uplifts the neighbourhood and provides a refined identity for the development. It creates openness between the masses, allowing views through the site and reducing the building's visual weight from the public realm
Community Benefit and Urban Intensity
By maximizing the site’s development potential in a design-conscious manner, the proposal contributes meaningfully to Halifax’s urban growth goals. The variance allows for a total of 150 residential units, including a range of studio, 1-bedroom, 1-bedroom+den, 2-bedroom, and 2-bedroom+den configurations. This mix addresses a variety of housing needs and demographic profiles, from individuals and couples to families and seniors, promoting diversity and inclusion within the urban core.
The increased unit count supports Halifax’s broader planning objectives for residential intensification near transit corridors and established infrastructure. Located along Highfield Park Drive—a corridor already served by robust public transportation—the development helps meet demand for urban housing without placing additional pressure on greenfield sites or rural growth areas.
In addition, the project exceeds amenity space requirements. Residents will benefit from generous private balconies and indoor amenity spaces totaling over 2,415 square metres (26,000 square feet). The two-level underground parking structure (150 spaces) ensures that residential demand is met without impacting street-level conditions.
This proposed variance reflects a careful and creative interpretation of the Regional Centre Plan’s goals. The introduction of a recessed glass link as a visual and functional separator achieves the intended urban design objectives of the building depth regulation. At the same time, the variance yields the potential for a well-designed, high-quality residential development that delivers much-needed housing and enhances the architectural character of the neighborhood.
We believe this is a thoughtful and contextual approach that balances bylaw intent with the practical and civic benefits of optimized site use and respectfully request consideration for this variance.