Controversy on the cul-de-sac: Residents, developer at odds over Margaret's Place plans

A developer is billing its plan to build a six-storey apartment building on Margaret's Place as part of the effort to ease the housing crisis — but a petition signed by 121 residents is asking St. John's city council to reject the project.

John Leonard, an organizer of the petition, says residents aren't against development in the area — but they are against the current proposal.

"Given the concerns that exist with historical problems, maintenance problems, servicing problems, fire protection and snow clearing and so on and so forth, we say 'Please listen, this is a problem,'" Leonard told CBC Radio's The St. John's Morning Show.

Stonemount Enterprises Ltd. is proposing a 60-unit apartment building and eight new townhouses at the end of Margaret's Place, a long cul-de-sac between the Rabbittown and Georgestown neighbourhoods.

Dozens of townhouses and two condo buildings already exist along Margaret's Place, which is behind Holy Heart High School and Brother Rice Junior High. City council has already granted permission for another housing development.

Leonard believes the addition of the Stonemount development would qualify as "overdevelopment." He says the current street is already abnormally narrow and has ongoing congestion issues — especially during the winter.

He believes the Stonemount development would exacerbate the problem, and potentially create issues for emergency vehicle access.

Stonemount declined an interview request, but in a statement spokesperson Janine Walsh says the developers believe the proposal is well-aligned with the layout of the area, and will deliver "feasible and affordable" residential units.

"Our intent has consistently been to work collaboratively with residents to achieve a mutually beneficial outcome," she said.

However, Walsh says the developers were caught off-guard by the petition, which was presented to city council a few weeks ago.

"We would have welcomed a more open and transparent approach to these discussions."

Stonemount is also in a dispute with the McKee's Grove condo board over parking.

"McKees Grove Condominium currently utilizes services and access points that are not supported by legal easements, and portions of their entrance and parking lot fall outside their property boundaries," Walsh said.

Development doldrums

The controversy over the Stonemount development is the latest in a series of disputes over housing proposals in existing neighbourhoods.

In March, St. John's city council voted to exempt a proposal for a 10-storey apartment building on New Cove Road from the city's set-back requirement, despite pushback from area residents.

Deputy Mayor Sheilagh O'Leary was one of just two council members to vote against the exemption, citing resident concerns.

O'Leary also has concerns about the Stonemount development, and agreed to present the petition at a recent city council meeting.

"This is not a typical cul-de-sac. This is something that we […] have really not seen in our city and as a result, it has caused a lot of conflict within the area," she said.

Still, O'Leary says she isn't set on voting against the project.

"I think really what needs to happen is a conversation," she said.

She says the city already plans to widen Belvedere's Lane to create emergency vehicle access between Margaret's Place and Bonaventure Avenue.

O'Leary says she's also concerned about the lack of open and green space for residents and students from the nearby schools. Currently, students use the future site of the Stonemount development to play sports.

The Stonemount property also contains the former St. Michael's Convent, a registered historic structure. According to Heritage N.L., the building could be the second oldest in St. John's, but for years it's been falling into neglect.

O'Leary said she's worried it could get worse.

"We have seen this happen over and over again. This is going to be demolition by neglect. That's the bottom line," she said.

In a followup email, Walsh said the Stonemount developers have heard from parties interested in purchasing the former convent.  However, according to Walsh, the ongoing dispute has prevented that sale from proceeding.

"As a result, despite our efforts to improve the property, we are currently unable to proceed, and the convent remains in its current state," she said.

Walsh said Stonemount will follow the guidance of its legal counsel while considering next steps for the development.

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