Council is set to consider the next steps for the Municipality's land along Highway 103 between Exits 25 and 26, following a consultant's study presented in October 2026. The Municipality purchased the property for $141,500, and a further $65,000, plus HST, was budgeted for the ASBB study. This article sets out what the study was asked to do and what is in the final report, so residents can weigh it for themselves before attending.
Editor's note: This article is informational, intended to help residents understand the background before the upcoming meeting.
What was asked for, and what was presented
The table below sets each requirement in the Municipality's Request for Proposal beside what appears in ASBB's October 2026 Council presentation. Readers can compare the two and draw their own conclusions.
The presentation is a summary. ASBB states that a full report and a summary report are also available, and these may contain material not shown in the slides. Residents can ask the Municipality for copies.
RFP requirement | Shown in the October presentation |
Market gap assessment: identify commercial, retail, service and industry market gaps across Queens, Shelburne and Yarmouth counties | Trade-area population figures for Shelburne (9,595), Queens (12,644), Yarmouth (37,695) and Bridgewater (71,078). A table of ten store and service types showing what Shelburne has today, the nearest location offering it, and where it could fit on the site |
Economic impact of market opportunities in the three counties, for each sector gap | Figures cited: $374.1M in household spending; 180,000+ highway overnight stops a year; $13.5M in gasoline and $11.0M in restaurant spending by highway travellers. No per-sector impact estimates appear in the slides |
Development viability of specific types (examples given: grocery stores, logistics hubs, tourism services, health and wellness facilities), based on population growth scenarios provided | Assessment of four uses: highway stop, highway retail, micro-hotel and health centre. Population growth scenarios do not appear in the slides |
Asset analysis: evaluate PIDs 80113889 and 80143555 and provide a roadmap to investment readiness | Site summary (about 284 acres, access from Pells Road and Woodlawn Drive, Special Planning Area), a concept map, and a ten-year roadmap with eight recommendations. Recommendation 03 proposes Year 1 engineering studies of soil, water, sewer, power, flooding and wetlands |
Commercial opportunity profile: at least five prioritized opportunities, with summaries, site readiness assessments and business case potential | Four anchor uses, one of them conditional, each with a weighted score (7.4, 6.9, 7.0 and 6.2 out of 10), a description, delivery approach and conditions for proceeding |
Potential investors: at least 10 corporate investors, franchise groups or commercial real estate developers, with high-level contact | No named investors appear in the slides. Recommendation 06 lists "build a target tenant list" as a Year 1 action |
Marketing package for corporate investors, including pitch materials and site profiles | Recommendation 04 lists an investment package, online site profile and Invest Nova Scotia listing as actions for Years 1–5 |
Outreach strategy to secure investment interest | Recommendations 05 and 08 list talking to operators, applying for EV funding and searching for operators node by node |
Reporting: interim findings at a mid-point review and final recommendations | Interim presentation July 22, 2026; final presentation October 2026 |
The contract was awarded at $65,000 plus HST, payable 50% at signing, 25% after the mid-point review and 25% after the final report.
What the study recommends
ASBB recommends developing the land in three phases over ten years, each starting only when set conditions are met.
Phase | Use | Location | Timing | Proceeds when |
1 | Highway stop with fuel, food, washrooms, EV fast charging, truck and RV parking | Highway-facing lands | Years 1–3 | Access is settled, traffic supports it, and a fuel operator and charging partner commit |
2 | Small-format retail, small grocery, building supply, bank or credit union, restaurants | Highway-facing lands | Years 3–5 | The stop is open and two or more tenants sign letters of intent |
2 (conditional) | Micro-hotel, at the lower end of 25–50 rooms | Beside the stop | If demand is proven | Year-round occupancy at or above 65% and a committed operator |
3 | Regional health and specialist centre | Woodlawn Drive lands | Years 5–10 | Nova Scotia Health or private tenants commit by Year 5 |
The study advises against big-box stores, which it says already serve the region from Yarmouth and Bridgewater. It also recommends steering apparel, gift and dining businesses to downtown Water Street.
Decisions before Council
The presentation suggests five decisions to start Year 1:
1. Receive the Market Readiness Assessment.
2. Endorse the four-anchor plan and phasing as the direction for the property.
3. Direct staff to prepare a development agreement framework.
4. Authorize talks with Nova Scotia Public Works on direct highway access and signage.
5. Consider Year 1 study funding through the budget process.
How to take part
• Meeting: October 28, 2026 6:00 pm 414 Woodlawn Drive
• Watch online: contact the municipality for link
The meeting is residents' chance to hear the options for the property and hopefully have a say before Council decides.
Sources
• Municipality of the District of Shelburne, Request for Proposal: Economic Development – Market and Investment Readiness Analysis (July 4, 2025) Shelburne County East Emergency Management Organization
• ASBB Economics & Research, 103 Property Market Readiness Assessment, Council presentation (October 2026) 103 Property Market Readiness Assessment: Council Presentation