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Rockcliffe Base:
Principles for Sound Development
Discussions with Canada Lands Company, the City of Ottawa and the
community are on the horizon … the Manor Park Community
Association is ready!
By Jeffrey Thiessen
The Manor Park Community Association (MPCA) - Planning and
Development Committee has drafted the following framework as a
starting point for future discussions with the City of Ottawa, the
Canada Lands Company (CLC), other Community Associations, and
other key stakeholders that will be participating in the
consultation process.
In drafting this framework, MPCA’s
Planning and Development Committee looked at the redevelopment of
the Rockcliffe Airbase from two different but interrelated
perspectives: the impact of the redevelopment on Manor Park, and a
general vision of what Manor Park residents would like to see
developed on the airbase site. Again this is a framework, and it
will evolve throughout the planning process.
Issues Affecting Manor Park
Of all the impacts felt by the redevelopment of CFB Rockcliffe,
Manor Park will be most affected by traffic issues. Regardless of
how self-sufficient the new community may become, there will be
traffic (vehicle, pedestrian, cyclist) which will flow through Manor
Park. Access to/from the Base is currently via Codd's Road, which
connects to Montreal Road, and Hemlock/Beechwood.
The Hemlock/Beechwood access is the greatest concern to Manor Park
residents as it also offers commuters direct access to St. Laurent
Boulevard, and Birch Road, which in turn offers access to Sandridge
Road, Eastbourne Avenue and other local roads.
The roads surrounding the site are designated as follows:
• Montreal Road – Arterial
• Hemlock Road - Arterial
• St. Laurent Blvd (between Mtl Rd and Hemlock) - Arterial
• St. Laurent Blvd (north of Hemlock) - Collector
• Sandridge Road - Collector
• Birch Avenue - Collector
There are City policies and guidelines that deal with traffic
volumes and urban design criteria for each designation. However, the
current perception of many Manor Park residents is that these roads
are already subject to heavy volumes and excessive speeds. Any new
development based on the existing transportation network will have
an impact on Manor Park. Therefore, it is critical that the planning
for the redevelopment of CFB Rockcliffe be based on transportation
solutions that minimize the impact on Manor Park and other adjacent
communities.
Rather than developing the lands and applying transportation
solutions to the development, it will be critical to develop a
transportation solution and build the new community around this
solution. MPCA will work with the City of Ottawa, the Canada Lands
Company and other concerned stakeholders to promote transportation
connections between the Rockcliffe Airbase and Manor Park that
benefit residents of both areas (and the City of Ottawa in general).
Proposed Transportation Solutions
MPCA would like to see transportation solutions such as:
• increased OCTranspo services and a Transit Oriented Development
approach on the Airbase;
• traffic calming measures on Hemlock Road, St. Laurent Boulevard,
Sandridge Road, and Birch Avenue;
• ensuring that the Birch/Sandridge/St. Laurent road system remains
as a collector for local residents, not an arterial for commuters
(i.e. we do not want development of the airbase to create a
situation where traffic is cutting through our residential
neighbourhood); and,
• creating an environment that promotes alternative forms of
transportation (pedestrian, cyclist, and transit) as envisioned in
the City of Ottawa’s Official Plan.
Site Linkage to Manor Park
MPCA is generally supportive of redevelopment which promotes
linkages between the Airbase and Manor Park. Redevelopment should
seek to strengthen pedestrian and cycling linkages. Redevelopment
should also reinforce the existing commercial, recreational, and
educational opportunities that currently exist in the Manor Park
community.
Redevelopment should not seek to promote opportunities on the
Airbase at the expense of existing businesses. Expanding the scope
of the boundaries for the Community Design Plan to include Manor
Park should be strongly considered (this is also evident in the
Karen Way issue).
Development Options
To the extent that residential development occurs on-site, the
development of the CFB Rockcliffe Lands should provide opportunities
to satisfy the daily needs of the new residents on-site. This should
include a mix of residential, commercial, educational, and
recreational options.
The mix of residential units should:
• recognize the location of the site within the greenbelt and its
proximity to the Ottawa River;
• appeal to a wide range of residential tastes and economic means
within a cohesive architectural framework; and,
• appeal to a wide demographic and offer residents the opportunity
to live within the same community throughout the various stages of
their lives.
Environmental Commitment
• wetland, parkland preservation;
• retention of existing trees/tree stands and promotion of tree
planting programs;
• natural drainage patterns should be retained;
• public amenities should be incorporated into any water retention
facilities (e.g. stormwater retention ponds);
• preserve vistas and ensure that the escarpment and lands adjacent
to the escarpment be maintained in a natural state and for the
benefit of all residents of Ottawa.
Site Recognition
In addition to having Manor Park as residential neighbours, the
Rockcliffe Airbase is bounded by significant federal institutions (RCMP,
Aviation Museum, NRC) as well as the Montfort Hospital. the
Rockcliffe Parkway and the Aviation Parkway are also nearby (these
parkways were designed, in part, to provide access to cultural
institutions).
MPCA recognizes that, if possible, redevelopment of these lands
should include a commitment to national cultural or research
facilities that complement existing uses. However, redevelopment of
these lands should not interfere with the functioning of the
Parkways as Parkways (the same holds true for potential bridge
crossings, but that is another simmering issue, albeit with
significant potential impacts on both Manor Park and the Rockcliffe
Airbase).
Process/Decision Makers
MPCA recognizes that the redevelopment process is one in which the
Canada Lands Company is the proponent and which will follow a City
of Ottawa process. The association also recognizes that this will be
a lengthy process (most likely upwards of 18 months). We are
committed to working within that framework to promote Manor Park’s
interests.
Communications
Promoting the interests of Manor Park residents is based on two-way
communication. It is for this reason that you (as a resident of
Manor Park) need to communicate with the MPCA (through contacts
provided or through monthly meetings). It is also important to note
that while we strive to represent our residents’ concerns, there
will no doubt be competing concerns. We will strive to resolve these
in an open and fair manner.
We are committed to keeping Manor Park residents informed through
monthly meetings, the Manor Park CHRONICLE, and, wherever possible,
via the Manor Park website.
Partners for Manor Park
As mentioned in a previous CHRONICLE article, MPCA is working with a
coalition of other affected communities to develop, promote, and
implement a vision ‘by the people’ for the development of the
Rockcliffe Airbase lands in ways that respect existing
neighbourhoods. As discussed in the Communications section, updates
will be provided.
This is an exciting opportunity to help shape the future of our
City. Parcels of land of this size and location are rare. We hope
that when all is said and done, future generations will be able to
say – “they got it right”.
Comments, questions, ideas, should be directed to Jeffrey Thiessen,
David Goldfield, MPCA Planning and Development Committee, or Patrick
O’Keefe, MPCA President.
(Article courtesy of the Manor Park CHRONICLE – May, 2006)
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