What are industrial land uses in Saint John?

From PlanSJ documentation: Historical land use patterns in Saint John resulted in a large number of industrial uses locating in the City’s central core.

Major transportation corridors with heavy and medium industrial uses have cut a swath through the City from east to west.

While almost every neighbourhood in Saint John is affected by industrial uses, a large portion of industrial uses are located in the City’s core, close to the Saint John Throughway, or along the Boy of Fundy (on lands primarily awned by the Port Authority and Irving Group of Companies, as well as an other privately held lands).

The Zoning Bylaw divides industrial land uses into 11 different zones allowing a range of uses from light industrial to business park uses; and heavy industrial to quarrying uses. A 2006 amendment to the Municipal Plan streamlines policies to better reflect what and where industrial uses developed and to facilitate the appropriate location of industrial activities in the future.

2008 and 2009 saw record sales of industrial lands for development (48 ha and 49 ha respectively) by Saint John Industrial Parks. Traditionally, four to five hectares were sold annually. Sales have normalized somewhat in the first five months of 2010; however they have not retreated to pre-2008 levels.

Currently, Spruce Lake and McAllister Industrial Parks offer appraximately 250 ha of serviced land for development with an additional 1,000 ha of unserviced raw land in Spruce Lake, which may be utilized as market forces dictate. This is considered a sufficient supply of land for industrial uses to meet demand for the next 20 years and beyond. However, future industrial development has more to do with location, suitability, amenities and transportation linkages than mere quantity of available land.

Lands designated for industrial uses are largely contained in three industrial parks: Grandview, McAllister and Spruce Lake Industrial Parks, as well as service corridors along Rothesay Avenue and Fairville Blvd.

Grandview Industrial Park was Saint John’s first industrial park. All of the land was sold by the 1970s and today only the resale of existing industrial buildings and land occurs.

McAllister Industrial Park was created in 1974 to capitalize on the success of Grandview and rapid industrial expansion occurring on the east side of the City. Zoned for heavy industrial, manufacturing and commercial uses, today it contains a variety of light and medium industries. The One Mile House Interchange will significantly improve access to this industrial park with the east side and Throughway, and build upon the rail access that already exists.

Spruce Lake Industrial Park was established in 1975 to support major industrial expansion planned for the west side. Development began in earnest in the early- 1990s due to its location and proximity to transportation links. Although it was originally designated for heavy industrial development, the only such use is the Coleson Cove Generating Plant. Spruce Lake is dominated by light and medium industrial uses and a small portion is designated as Business Park.

Assorted land holdings exist in private ownership throughout the City that are zoned for industrial uses and not yet developed. Various medium and heavy industries are located on major arterials-same that are transitioning from industrial uses to a combination of light industrial and commercial uses. Fairville Boulevard and Rothesay Avenue are examples.

The Red Head Area and lands adjacent to the Saint John Airport have been identified as “potential locations of future industrial development.” The Red Head Area may be suitable for large-scale heavy industries, although additional investigation and studies would need to be conducted. Lands adjacent to the airport may be suitable for a mix of commercial and light and medium uses. Whether the Red Head Area (close to residential) and the Airport lands (far from services) are appropriate locations for industry needs yet to be resolved.

The Energy Hub is an economic development strategy for the Saint John Region. Using existing resources and building new skills through partnerships with local educational institutions, Saint John has the potential to collaborate with existing industries and promote future growth in areas such as chemicals, plastics, manufacturing, tidal, metal processing and construction.

Three 1 O-year economic growth scenarios, from slow to rapid economic growth, determined land requirements from a low of 80 ho to a high of 400 ha. Although there is an ample supply of land zoned for industrial purposes, the quality of this land is in question.

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