800 high-density, mixed-use residential units for Base31s Revitalization District

Administrator | Jul 17, 2025 | Comments 0

By Sharon Harrison
Two separate sub-divisions proposed by PEC Community Partners Inc. for the Base31 (former Camp Picton) site were before the planning and development committee meeting Wednesday night, namely the Revitalization District sub-division and the Village A sub-division.

Below is an outline of the details of the proposed Revitalization District sub-division (Phase 1b). The other application for the Village A sub-division is a separate story for ease of reference, at this link: https://www.countylive.ca/base31s-village-a-to-bring-first-800-homes-of-7500-units-in-plans/

As noted in the Village A story, under the new two-step process, no decision on this planning application is made by council at this first statutory application overview meeting which is intended as information-gathering only. Decision by council will happen at a future second statutory public meeting where staff will provide a report and recommendation.

“The vision of the Revitalization District is to be a mixed use pedestrian focused cultural hub that will also have commercial and residential opportunities and services, as well as a number of parkettes, gardens, landscape areas and, again, have connectivity to the rest of the Base31 community, “ explained Mike Pettigrew, with the Biglieri Group Ltd. (planning consultants representing PEC Community Partners).

Revitalization District sub-division
(also referred to as Draft Block Plan)

The proposed Revitalization District sub-division, known as phase 1b, is expected to bring approximately 800 units overall, all high-density, in an area spanning 63.72 hectares.

An application (second submission) for a draft plan of sub-division has been received from PEC Community Partners Inc. that will allow for further development of the blocks of land located to the east and west of County Road 22 that will allow the creation of new parcels of land through exemption of part lot control.

The lands are part of the previously approved official plan amendment and related area concept plan that implements a master re-development plan for the Base31 lands. Future site plan and/or building permit applications will also be required to facilitate development for specific parcels of land.

Comments received from the first submission have resulted in a number of additional blocks for road widenings, and to recognize the proposed boundaries for a single rental building and associated parking within the Base31 lands south of Kingsley Road, the planning consultants noted.

There will be several road widenings along Kingsley Road, Airport Lane, County Road 22, and the continuation of County Road 22.

“One of the developments that we are seeking is already moving forward in this Revitalization District for the rental apartment building that is near Kingsley Road, but that’s already showing that our clients are looking to move forward quite rapidly to develop the base.”

The Revitalization District now comprises of eight blocks with proposed land uses of mixed-use (residential and commercial), stormwater management pond, and road widening), with Blocks 1 to 3 to be geared to mixed-use residential and commercial uses (55.95 hectares).

“The purpose of three development blocks is to allow for the site to be developed more organically with in-fill houses or other commercial buildings or recreational or tourism uses that are permitted,” confirmed Pettigrew.

He said the main block is the Revitalization District, Block 2 will be a rental building, with Block 3 being another village.

“The exact breakdown of each village is unknown at this time. The main commercial space will be provided within the Revitalization District, which will consist of a venue space and will host several long-term commercial tenants,” he said.

Several council members raised questions concerning water and sewer capacity for the site generally (there is currently no allocation), the cost of implementing that infrastructure, and the burden on the municipality, where build-out projections are dependent upon the state of the economy and market trends. Those comments can be found in the accompanying Village A story.

It was noted that while PEC Community Partners are planning for multiple future villages across the site, and they will come in phases, Village A is currently its priority, also noting the need for water and wastewater allocation (of which there is none presently).

In addition to the above unit counts, the development could include one to two schools across all villages (discussions with the County and school boards are on-going), as well as small non-residential (retail/office/park) space for each village development.

“The main commercial space will be provided within the Revitalization District, which will consist of a venue space and will host several long-term commercial tenants.”

Referencing the area concept plan, Pettigrew explained how it is the guiding document for planning staff, not only for the two current applications, but also for future applications.

“The area concept plan consists of a series of villages (Village A being the first of those villages) surrounded by, and linked to, the Revitalization District by green fingers which are for active and passive recreational uses and trails, and its meant to get people out of cars, and be able to walk and cycle to the hub of this community which is in the base.“

The site overall consists of approximately 260 hectares, and majority of which are vacant, and is generally bounded by County Road 22, Kingsley Road, Airport Lane and Clarke Road.

The master servicing concept report states than an approximate 70-acre portion of the site is currently occupied by former army base buildings, with the majority of these buildings to be retained and converted to a multi-use residential, commercial and event spaces.

“This area is defined as “The Revitalization District”, and initial phases of this development are expected to be operational and serviced for spring/summer 2024. The ultimate build-out will include additional commercial and event space, as well as several mid-rise residential buildings.”

On the south side of Kingsley Road, east of Shutter Street is, an existing paintball facility and former hospital buildings that are intended to be included within the ultimate concept plan for the site.

The land immediately west of Clarke Road lies outside the urban boundary, and as such, it is not being included as part of the official plan amendment submission. However, this 45 hectare area is expected to be developed in the future, and has been taken into account when designing and sizing the ultimate servicing for this site, the report notes.

“The lands are envisioned to be a collection of neighbourhoods with a mix of uses ranging from low- to high-density residential units, retail, office, parks and local road frameworks. All development is envisioned to centre around the Revitalization District, with “green fingers” or open space linkages, acting as mobility paths, between each cluster of neighborhoods. Existing key natural heritage areas are being retained in their existing condition.”

Documents and studies relating to the Base31 Revitalization District sub-division application can be found on the County’s website.

Site statistics

Site statistics proposed for the entire site through all development phases amount to approximately 6,285 units (14,805 persons), to include:

Phase 1a (Village A-pop. 1,710): 800 units (220 low-density, 80 medium-density, 500 high-density);
Phase 1b (Revitalization District-pop. 1,360): 800 units (high-density);
Phase 2 (Village B-pop. 1,465): 590 units (220 low-density, 220 medium-density, 150 high-density);
Phase 3 (Village C-pop. 1,465): 590 units (220 low-density, 220 medium-density, 150 high-density);
Phase 4 (Village D-pop. 1,465): 590 units (220 low-density, 220 medium-density, 150 high-density);
Phase 5 (Village E-pop. 1,465): 590 units (220 low-density, 220 medium-density, 150 high-density);
Phase 6 (Village F-pop. 3,600): 1,500 units (500 low-density, 500 medium-density, 500 high-density);
Phase 7 (Village G-pop. 1,115): 405 units (205 low-density, 200 medium-density);
Phase 8 (Village H-pop. 1,160): 420 units (220 low-density, 200 medium-density).

Further, it is noted that future Villages I, J and K, which are located outside the urban boundary, may add a further 1,215 units (3,345 persons), for a grand total of 7,500 units, for a grand total future population total of 18,150 persons:

Phase 9 (Future Village I-pop. 1,115): 405 units (205 low-density, 200 medium-density);
Phase 10 (Future Village J-pop. 1,115): 405 units (205 low-density, 200 medium-density);
Phase 11 (Future Village K-pop. 1,115): 405 units (205 low-density, 200 medium-density).

Details of a public meeting held last November: