Halifax swaps dated interchange for new urban neighbourhood

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A new redevelopment on the northern edge of downtown Halifax is transforming an underused stretch of infrastructure by replacing the aging Cogswell Interchange with a vibrant urban district.

In the late 1960s, the Cogswell Interchange was built with the intention of connecting it to a larger freeway around the city’s peninsula. After the overpass was constructed, the freeway was cancelled due to opposition over the demolition of historic buildings required to make room for it.

The interchange carried regular road traffic for decades, though its large size was disproportionate to its actual demand.

“We were left with this massive piece of overbuilt infrastructure on the very edge of the downtown for the last 50 years,” explains Donna Davis, an urban planner and project manager for the Cogswell District at the Halifax Regional Municipality. “Almost from the day that it was completed, the city started talking about ‘What do we do with this thing?’”

Revitalizing an outdated overpass

By 2014 the city approved a project to remove the interchange and rebuild the area with four new parks, improved bike and pedestrian infrastructure, a new transit hub and six lots. Five of those lots are publicly owned and one is privately owned as they’re dedicated for high-density, mixed-use buildings that can provide homes for 2,500 people.

Construction began in November, 2021, and it will be complete by the end of December. By then, the parks, bike and pedestrian infrastructure, and transit hub will be complete, though the six lots still stand empty.

Ms. Davis says the Cogswell redevelopment was much needed since the former interchange cut nearby neighbourhoods off from one another. “It basically disrupted the street system such that it was almost impossible to walk from the north end or the west end of the city down to the downtown,” she says.

“What’s great about the project is that we’ve now reinstated those connections, both from the sidewalks themselves and multi-use paths and bicycle paths that are separated from street traffic.”

Downtown Halifax could see improvements from the completed Cogswell District, since better accessibility through cycling, public transit and walking could reduce traffic congestion that has worsened in the past five years, according to Mat Houston, vice-president of the Atlantic listing team at CBRE.

“Rarely do you get the opportunity to reclaim or find land, which is very valuable, in the downtown,” Ms. Davis says.

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Halifax commercial real estate benefits

One set of commercial buildings, situated on the east end of the new district, stands to gain significantly from the completed project.

Purdy’s Wharf is a three-building office complex that was constructed in the 1980s. It was previously cut off from pedestrian waterfront access by a large retaining wall, diverting foot traffic to a pedway system, but that wall was removed as part of the Cogswell District project.

“The new road infrastructure provides more access in and out of the area for vehicles, as well as those using active transportation,” says Lisa Miller, director of property management at Purdy’s Wharf. “Purdy’s tenants will also gain the benefit of more access to green space in the new parks that are all walking distance from our buildings.”

Purdy’s Wharf has been undergoing improvements since 2018, to remain competitive in Halifax’s commercial real estate market. While Ms. Miller says the Cogswell District was not a direct catalyst for the improvements, there’s an opportunity to take advantage of the new district.

“This multi-year project included renovations to the main entrance and pedway-level lobbies, the creation of a tenant lounge, renovation of the park at the centre of the property, comprehensive elevator upgrades and, most recently, the construction of a food hall – Bells Lane Kitchen,” Ms. Miller says.

These upgrades have attracted businesses such as Selectpath, a group benefits and financial advisory firm, which started leasing a 2,500-square-foot office in Purdy’s Wharf in 2021.

“It really is a great location because you’re close to a ton of restaurants if you’re meeting with clients or prospects for coffee,” says Selectpath partner and adviser Christine MacDonald. “It makes business pretty easy to do.”

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Honouring the city’s changing needs

The Cogswell District’s new park spaces benefit employees of neighbourhood tenants, too.

“I love it for our team, to be honest.” Ms. MacDonald says. “Being able to walk out and sit on a bench and enjoy that green space, I think, is really important. Or you go the other way and we’re on a beautiful waterfront. You could go for a walk at lunch or have a walking meeting. ”

These advantages reflect the changing needs of workplaces and their employees in a post-pandemic world, especially as more companies attract remote and hybrid workers back to the office. Mr. Houston says he’s seen older downtown office buildings similar to Purdy’s Wharf renovating to add amenities and remain competitive.

“They’re creating bike rooms and fitness centres,” Mr. Houston explains. “They’re adding amenities to retain staff and get them back to the office.”

As for the yet-to-be-developed lots in the Cogswell District, Mr. Houston says he suspects more ground-floor retail, restaurants and cafés in future mixed-use projects will help animate and enliven the neighbourhood and its surrounding areas. This is expected to create a further draw for nearby office workers.

Mr. Houston says he also believes there’s room for more office space, or even an entire office building, within the soon-to-be-developed lots.

“We are seeing [office] vacancy rates decrease across the country, especially in Halifax,” he says. “I think there’s a need to add some more office towers there as well.”