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It helps to answer the concern over the number of homes when you look at the scale of the property. It is 350 acres – this is as big as all of what has been developed between the cove and Grafton right now. If we were to cluster the homes on quarter acre lots, That would use 25 acres. Of course there would be roads and an agricultural gathering place and other retreats etc, but the majority of the land – and about 80% of the land on the lake side of the main road – will be left in its natural state. I truly believe this will make the owls, along with all the other animals, quite happy that they have intact large tracts of undisturbed land rather than the traditional chopping into large lots which distributes us with our roads and cars and houses all over the land. This property has the same zoning as Cape Roger Curtis, and we are proposing an alternative to that form of development.



Groundwater is another option that we may pursue but have not as yet. Connections between groundwater and the lake would be determined after drilling and sampling water quality, pretty much just speculation before that is done.

At present the lake with the new dam constructed has additional capacity for 380 units, this can be increased to 686 units if conservation measures of 20% are applied. We would certainly be doing what we can to minimize water use in new construction as I have on previous developments.

At Grafton we are looking toward smaller homes on smaller lots leaving the majority of the lands in their natural state. This in itself will help minimize water consumption as yards will be small (less watering needed). Homes would use low flow showers and toilets and aerator faucets.

The setback required for housing construction to the lake is 30m (100ft).

I am not sure at this time, I think you loose the rural feel to the development when you move towards attached housing.

There are a couple options here: one would be to use the lake as the water source, and the other is to develop a ground water system like many other areas of the island that rely on wells. I am aware that the lake is not just a reservoir but also a functioning ecosystem, and we would like to keep it that way. We are beginning discussions with the municipal staff to determine what would work best. We are proposing a site for the Cove Bay water treatment plant up by the lake if the Municipality decides they want it as an alternative to sites they have chosen in the Snug Cove area.

We will have common septic fields serving up to sixteen homes at a time. This will ensure fewer of them, and that we can take advantage of the best sites available. A similar approach has been used at King Edward Bay and Belterra.

At Cape Roger Curtis, the single most important lesson I learned is to explain the density expectations early in the public consultation process. This did not happen at CRC. That process went on for a very long time before the numbers first came out, and when they did everyone was shocked by the magnitude of them. If I learned anything from watching that process it would be to get the density numbers out early so no one gets surprised later. That is why I am giving rough numbers today, and this will allow our process to move forward without the “elephant in the room”.

Yes, there is no doubt that more people would be living nearby and that they would use the trails. Our proposal would protect the entire area around the lake and give the Municipality greater control over those lands. Decisions around how the trails should be used and where they are located, or whether there should be any public access to the lake and other environmentally sensitive areas, are decisions the community will have to make. We will not be the decision maker here; we’ll turn over the land to the Municipality and they will decide how it is to be used. Our proposal is to change the zoning to protect the lake and its surroundings and then give the municipality control of the lands.

The land around the lake is zoned for residential large lots. If the Municipality wanted to expropriate the land, there are ways for them to do so. However this would require compensation to the land owner for the loss, which would require tax payers’ money. Again, as we have mentioned previously, there is also the option of a conservation buyer stepping forward.

No. Primex, the owners of the Grafton lake properties, also own the three parcels currently used as a parking lot beside the General Store in the Cove. But these are not part of the project.


The five parcels go back up for sale. They could be bought separately or as a whole. If they are sold separately any chance for a comprehensive development would most likely be lost.

There are many risks to development, but it usually comes down to money. The owners and I will not proceed if there is not a sufficient financial return. I am hopeful we can come up with a plan that benefits both the developer and the community.

It would be nice to get this one right.

I think there is a place for rental cottages close to the agricultural lands, but I want to hear more from the community on this.

To date, most of my developments have managed to keep the density numbers in line with the OCP. This has been because of the high-value oceanview properties that we were able to sell.

At Grafton Lake, the lands that we propose to develop are inland properties and do not carry the premium of an ocean view. Trying to achieve higher prices on larger lots simply could not compete with other locations on the island. We need to create a different product to sell.

Also the community is looking for affordability. To achieve this we have to lower our infrastructure costs by making the lots smaller. Secondly, we need to build smaller homes to keep construction costs down. Clustered neighbourhoods surrounded by large natural areas and a rural agricultural theme will be a very attractive product, but it will require a few more homes to make it work financially for the owners.

Approximately 100.

Approximately 70 units.

Approximately 30.

The property is already subdivided into five larger parcels, and has zoning for further subdivision into 10-acre lots or 5-acre lots. About 50 acres are in the Agricultural Land Reserve (ALR), which would be difficult to subdivide.

– asked by Stephen Brady and Lorinda at Orchard on Facebook

The Grafton Lake Lands are at the beginning of a rezoning process, and likely four years away from having anything available for sale. Ultimately market conditions will dictate price, and also the rate of development. We do feel though that the community will be looking towards smaller homes on smaller lots in order to achieve affordability and preservation of green space. That said we expect that our consultation with the community will help us with decisions around the type of housing the community wishes to see. [28 Feb 2015 @ 2pm]

My primary goal is to create the Nature Preserve as the centerpiece of the islands park and trail system. I can’t think of a more important piece to that puzzle.

Secondly, about 50 acres of the property is designated Agriculture Land Reserve. The majority of those lands are bordering the lake and should be left in the Preserve, but there is about 5 to 6 acres on the opposite side of the main road that I would like to bring back into use. It would be a gathering place for everyone and would make a great entrance to the development. Kind of like the way Collins Farm is developed.

I would also like to make room for some retreat centres that are focused around wellness. It’s a theme that resonates well with most islanders. I have always liked the phrase “Island of Walks and Wellness”. We need to set aside room for this economy to grow before we run out of those quiet spaces.

I have until October, 2016.

The property has been taken off the market and is still owned by Primex Investments Ltd. I have an option to purchase a percentage of the property. If the rezoning is successful I’ll exercise my option and become partners with Primex. I’ll be the active developer of the project.

The properties had been for sale for about a year and the price had just dropped. I knew that if they did not find a buyer the next step would be to sell off the parcels individually. This would mean the opportunity to capture the entire lake would be lost.

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