A look at scale, character, and what other municipalities can teach us

Base31 has quickly become one of the most visible and active redevelopment projects in Prince Edward County.

What began as the reuse of a dormant military site has evolved into something larger:

A long-term mixed-use development with events, commercial activity, and proposed residential growth.

As that evolution continues, so does the conversation around it.

And increasingly, that conversation is focusing on one question:

Does Base31 fit the County?

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From Activation to Expansion

The early phase of Base31 was relatively straightforward.

– Reuse existing buildings
– Activate a dormant site
– Introduce cultural programming and events

That phase was widely seen as positive.

It aligned with common planning goals:

– adaptive reuse
– economic activity
– tourism development

But more recent planning materials signal something different.

Base31 is no longer just activation.

It is moving toward full-scale community development.

Publicly available planning information indicates proposals that include:

– hundreds of residential units across multiple housing types
– mid-rise built form (including a proposed multi-storey rental building)
– phased expansion of uses over time

This is where the discussion changes.

Because once a project reaches this scale, it is no longer just a site.

It becomes part of the County’s long-term growth pattern.

Council Support — With Conditions

County Council has generally supported the redevelopment of the Base31 lands.

This support aligns with broader objectives such as:

– economic diversification
– increased housing supply
– use of underutilized land

At the same time, public records indicate that Council discussions have included:

– phasing of development
– infrastructure considerations
– affordable / attainable housing components
– positioning Base31 as one of several growth areas, not the only one

This suggests support has been directional—but not unconditional.

The Core Issue: Scale and Fit

At its core, the Base31 discussion is not about whether development should happen.

It is about how much, how fast, and what form it should take.

Across community discussions, several themes continue to appear:

Scale

The size of the site and proposed development is significantly larger than most traditional County projects.

Character

Questions about how mid-rise buildings and large-scale programming align with the County’s existing village-based identity.

Infrastructure

Considerations around roads, traffic flow, servicing, and long-term capacity.

Transition

How a large, concentrated development integrates with surrounding areas over time.

These are not unusual concerns.

They are standard planning questions.

This Debate Is Not Unique to the County

What is happening in Prince Edward County is part of a broader pattern.

When development reaches a certain scale, the conversation shifts—from “growth vs no growth” to “fit vs mismatch.”

Lessons from Nearby Municipalities

Cobourg — Height and Heritage

– Public debate over mid- and high-rise proposals
– Concerns about compatibility with heritage downtown
– Issues raised: height, parking, density, visual impact

Takeaway: Even modest increases in height can trigger strong reactions when character is a central concern.

Kingston — Scale vs Waterfront Identity

– Debate over large waterfront developments
– Tension between housing demand and visual/heritage impact
– Split council decisions reflecting competing priorities

Takeaway: Large projects can proceed—but often with lasting division in public opinion.

Belleville — Policy Framework Approach

– Official Plan emphasizes compatibility with existing neighbourhoods
– Focus on transition, scale, and integration

Takeaway: Many municipalities explicitly require development to “fit” its context—not just meet density targets.

What This Means for Base31

Base31 sits at the intersection of all three dynamics:

– It is large (like Kingston projects)
– It raises character questions (like Cobourg)
– It must meet compatibility expectations (like Belleville policies)

That combination is what makes it complex.

Who Benefits—and How

As with most developments, the impact is not uniform.

Likely positive impacts:

– Tourism and hospitality businesses
– Construction and development activity
– Increased regional visibility

Mixed or situational impacts:

– Nearby residents
– Local infrastructure users
– Year-round residents not tied to tourism

This is not unusual.

It is typical of destination-oriented developments.

The Planning Question That Matters

The most useful way to frame Base31 is not: “Is it good or bad?”

But: Is the scale, form, and pace aligned with the County’s long-term vision?

That includes:

– infrastructure readiness
– housing mix
– community integration
– preservation of character

Final Thought

Base31 represents a meaningful shift.

Not just in land use—but in direction.

It moves the County toward:

– larger-scale development
– more concentrated growth
– increased external visibility

Whether that is the right direction is not a technical question.

It is a community one.

Disclaimer: This article reflects a good-faith public-interest discussion based on publicly available information and general planning principles. It does not assert any wrongdoing or non-compliance. Readers are encouraged to consult official County documents and participate in formal planning and consultation processes.

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Base31: Does It Fit the County?