Port Hood Conceptual Plan

Port Hood
Conceptual Development Plan
DRAFT
May 2014
Prepared by:
Ekistics Planning & Design
In association with:
Port Hood and Area Development Society
and
1 Starr Lane,
Dartmouth, NS, B2Y-4V7
ph: 902.461.2525
Municipality of the County of Inverness
Table of Contents
1 Introduction and Background
1.1 The Project
1.2 Goal
1.3 History of the Community
1.4 Existing Conditions
2 Inventory and Analysis
2.1 Demographics
2.2 Climate
2.3 Water Temperature
2.4 Land Use & Value
2.5 Existing & Past Plans
2.6 Community Consultation
3 Brand & Positioning
3.1 Community Background
3.2 Brand Research
3.3 Brand Positioning
4 Conceptual Development Plan
4.1 Concept
4.2 Physical Plan Components
4.3 Design Details
5 Implementation
5.1 Priorities and Phasing
5.2 Capital Cost Estimates
5.3 Next Steps
3
4
1. Introduction & Background
1.1 The Project
1.2 Goal
Ekistics Planning & Design was awarded the
Conceptual Development Plan project for Port
Hood in March, 2014. This report shall serve to
communicate our experiences, research, and advice
for the Port Hood Area.
The Port Hood Area has long been the seat of
Inverness County. The goal of this project is to
provide guidance for planning documents and
branding for the Port Hood Area that will ensure
that it retains it’s unique position amongst the
communities of the Ceilidh Trail. By developing a
Conceptual Plan with a coincident Branding and
Positioning strategy, this project will enhance the
capability to attract new businesses, new shoppers,
new tourists and newcomers to Port Hood.
Separated into five chapters, the report begins with
introductions to process, places, and hopes that the
consulting team has had in mind throughout the
planning process. Following from this, the report
shares the outcomes of community consultation
work, which leads into branding & positioning and
eventually the physical plan and implementation
strategy.
For the physical plan, this goal includes description
and demonstration of aspirational improvements
building on plan analysis and public feedback.
For both the brand and the plan the project
has envisioned not only what, but how. The
Implementation chapter identifies the next steps
and proposed project costs for all proposed work
will help the Port Hood and Area Development
Society and the Municipality of the County of
Inverness prepare to move forward.
The process begins with a research phase, where
we review best practices, conduct a design
workshop and community survey, followed by
a round of analysis. Armed with results, our
process leads into an idea generation phase where
numerous ideas are explored and reviewed against
the design brief and findings, and various concepts
are explored and refined.
Port Hood indeed has certainly has many offerings:
current and potential. With the work we are
proposing as part of this project we strongly
believe Port Hood can be prepared for upcoming
developments in Inverness County.
For the brand, this goal includes graphic
representation for the community in the form of a
logo, and consideration of how this logo can tie into
anticipated strategies for the client.
5
1.3 History of the Community
The Port Hood Area was formerly officially called,
and is still today commonly called, Chestico. When
Cape Breton Island was under the control of the
French, prior to the fall of Louisbourg in 1758,
the Port Hood Area was known as Les Iles aux
Justaucorps. This was a reference to Port Hood
Island being close to the shore by way of an
allusion to common French waistcoat of the time.
With the eventual migration of British Loyalists to
Cape Breton through the late 18th century, attempts
were made to rename areas to have Anglophone
names.
Port Hood is no exception. By the 1770s the name
Justaucorps was replaced on maps with Port Hood,
in honour of British Naval Commander Samuel
Hood. Notwithstanding this change, Gaelic settlers
who came to the area continued to refer to the area
as Justaucorps, but with Gaelic pronunciation this
became shess- ti- co, with a modern Anglicization
to Chestico. This historic etymology speaks volumes
to the history of Cape Breton Island, the impact
of European settlers, and the influence of other
cultures on the history of Inverness Country.
Port Hood Island, when it was connected to the
mainland via an isthmus contained a quarry for
finished and dressed stone. This quarry produced
much of the material for details at the Fortress of
Louisbourg.
This resource extraction, along with a fishing port,
became the main driver for the local economy and
population growth to the early 19th century.
Maturation
Port Hood was named the County Seat in 1824, a
political win for the area that led to the founding
of churches, the development of a service industry,
and the establishment of a college in town.
Origin & Founding
The naturally protected waters of the
Northumberland Strait and the natural resources
available from the earth have always been a draw
to Port Hood. The first settlements in the area
were camps, only temporary and seasonal, but
these encampments laid the groundwork for later
permanent settlement taken up by the French in
the 17th.
Fig. 1
Port Hood Court House
6
Resource extraction expanded in the late 1800s
with the opening of several coal mines on the
Eastern hillside. These mines added to economic
prosperity and diversified the local economy.
A series of storms and fires decimated the
commercial prospects of Port Hood in the time
between and after the two World Wars. These acts
of nature, in combination with the opening of the
Canso causeway saw Port Hood join with other
Cape Breton municipalities in losing population at an
alarming rate. Port Hood today remains a popular
location for families and even with the large
migration through the 1990s still hosts a permanent
population of 1,274 people.
Over the years the Port Hood Area has produced
many world class athletes, Duncan Gillis (Olympic
Silver Medalist), Al MacInnis (NHL Hockey Player),
Andrew MacDonald (NHL Hockey Player), and Bruce
Beaton (CFL Football Player). The sporting nature
of the area holds to this day, with the Port Hood
Triathlon being held annual in the Area and local
sporting events at the Sports Centre
The Chestico Museum is the home of historic
records for this community, and is the founding
force behind the Chestico Days annual summer
festival and the Ceol nan Cas step dancing festival.
Today Port Hood thrives as a summer destination
and as a service centre for a large part of Southern
Inverness County. While Port Hood remains the
county seat and home to local government its
status as an independent town was removed in
the latter half of the 20th century. Port Hood today
is wholly contained within the Municipality of the
County of Inverness.
Fig. 2
Duncan Gillis
7
1.4 Existing Conditions
Port Hood is well known for its beaches and
sunsets, both functions of the natural environment
in which it is situated. Fig. 3 shows the base map
that was created to help understand current
conditions within Port Hood.
Core
The intersection of High Road and Main Street
serves as the geographic centre of the plan
area, with extents stretching north to Murphy’s
Pond, south to the Chestico Museum, and east to
East Street. The majority of the area is within a
15-minute walk from the core.
Highway 19
Continuing up from the South (Port Hawkesbury,
Judique) Highway 19 begins to veer East - away
from the water - at Port Hood, taking much of
the traffic away from the centre of Port Hood and
allowing it to continue through to Mabou.
The 19 is a well maintained highway that is, for
the most part, free of intersection and driveway
interruptions between towns. In Port Hood some
new development (Home Hardware, School) has
been focused on this area of town.
Collindale Road
The alternative to traveling on Highway 19 is to
turn off at Port Hood, travel through Main Street
and make your way back along the ocean through
to Collindale to Mabou Harbour. This scenic drive
includes in it’s length a 9km stretch of compacted
dirt road.
Fig. 3
Base Map
8
Main Street
Sunset Sands / Sports Centre
Trans Canada Trail
Main Street, Port Hood contains many of the
institutions in the area including Town Hall, St.
Peter’s Catholic Church, the associated Parrish Hall,
St. Stephen’s Anglican Church, and the Library. Due
to investment in public infrastructure a 1.5km stretch
of Main Street has concrete sidewalk, curbs, and
streetlights.
Sunset Sands RV Park is situated on the water very
near the centre of Port Hood. Closely linked to the
Al MacInnis Sports Centre the RV Park hosts several
dozen spaces for long and short stay visitors to the
area. Amenities at the RV park include a heated
swimming pool, showers, washrooms, laundromat,
and fire pits.
The Trans Canada Trail has a trail head located
directly across Highway 19 from the Boardwalk
Beach parking lot. This trail head leads east into the
Rocky Ridge along an old rail line and provides the
opportunity for day hikes or connections into the
larger TCT system.
The Beaches
Murphy’s Pond
At the western edge of the Port Hood, where the
land meets the water there are five distinct beaches
that stretch between Lawrence’s Beach (in Harbour
View) and Murphy’s Pond / Public Dock. This does
not include the beaches that are located around Port
Hood Island.
The area’s well known fishing port is located
today at Murphy’s Pond Wharf, this is the primary
economic engine of Port Hood. Fisher’s catch
consists mainly of lobster, crab, tuna and mackerel.
As many as 150 boats dock at Murphy’s Pond Wharf
during tuna season; most come from Nova Scotia
and Prince Edward Island.
Each of the five beaches offer a unique waterfront
experience and have a varying degree of public
access. The Wharf, Lifeguard, and Murphy’s Pond
beach are most closely linked to the study area
through roadways and parking, but the two beaches
to the south (Lawrence’s and Boardwalk Beach) also
form part of Port Hood’s offering of summer active
and passive recreation opportunities.
Many of the homes located nearby the beaches are
occupied by seasonal residents of the area, with
permanent residents focused more toward Main
Street.
In addition to the commercial fishing support
at Murphy’s Pond Wharf, the area also boast a
wonderful look-off area beyond the fish huts and
lobster traps that provides a scenic vista of the
Northumberland Strait and Murphy’s Pond itself.
Rocky Ridge
Flanking the eastern edge of Port Hood is Rocky
Ridge. This ridge gently gives way to the beaches
one moves from east to west and is a defining
physical feature of the Port Hood Area.
Port Hood Island
One of the most unique aspects of the physical area
is the existing of Port Hood and Henry Islands just
off the coast of Port Hood. These islands create a
visual break as residents look to the Strait and a
unique micro climate in the waters between the
Islands and shore.
Port Hood Island has approximately 3 dozen
structures, mostly congregated around Smith’s
Cove and the public dock. There is one permanent
resident on the island with the remainder of the
structures being occupied on a seasonal basis.
9
2. Inventory & Analysis
large diversity of European ancestry amongst the
population. British, Irish, Scottish, French, and Dutch
cultures are all well represented in the Port Hood
Area.
Among the approximately 2,100 households in
the larger Port Hood Area, the majority are couple
households, with less than 250 households being
single parent households (Fig. 5) and an additional
500 couple households having children as well.
2.2 Climate
There are few visible minorities in Port Hood, but a
85 +
85 +
85 +
85 +
80-84
80-84
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80-84
75-79
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30-34
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25-29
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20-24
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15-19
85 +
85 +
600
80-84
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75-79
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500
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65-69
60-64
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30-34
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15-19
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10-14
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5-9
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5-9
5-9
0-4
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0-4
300
200
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100
Male
Fig. 4
Age Pyramids
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Male
Female
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200
Female
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300
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Male
Female
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Couples (with kids)
65-69
300
10
Halifax Halifax
700
20000
20-24
15-19
10-14
5-9
0-4
20000
15000
Female
15000
10000
10000
5000
0
5000
Male
Fig. 5
Family Types
5000
0
Male
Female
Other
Nova Scotia
Nova Scotia
Singles (no kids)
Port Hood
Port Hood
Climate and weather in Port Hood follows the
general trends common to Cape Breton. The high
summer temperatures above 25 degrees Celsius
and the lows through the winter in the freezing
range create challenges with year round use of
Singles (with kids)
Most Nova Scotian communities in rural areas have
seen a decline in population, and specifically youth
population over past decades, with a significant
turn down shown across the province in the 2011
Census. Port Hood is no exception to this reality,
provided below (Fig. 4) are age pyramids for
Port Hood and the province as a whole. It is clear
from these pyramids that the aging population is
outstripping the youth population in Port Hood.
Providing for the community according to their
needs is imperative, but this has to be done in
concordance with showing youth the opportunities
that exist for them in Port Hood for the long term.
Couples (no Kids)
2.1 Demographics
10000
5000
Female
10000
15000
15000
20000
20000
Inventory and Analysis
Site Context
Average Prevailing Wind Frequency (Hrs)
NOR TH
25
20
50 km/ h
345°
15
10
1 5°
330°
30°
40 km/ h
31 5°
5
0
45°
30 km/ h
300°
285°
-15
W EST
Daily Average
Daily Minimum
-10
75°
10 km/ h
Daily Maximum
-5
60°
20 km/ h
hrs
200+
180
160
140
120
100
80
60
40
< 20
Climate and Weather
Average Temperature ( o C)
E AS T
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
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May
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Oct
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Dec
Apr
May
Jun
Jul
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Sep
Oct
Nov
Dec
Average Rainfall (mm)
160
255°
1 05°
120
240°
1 20°
225°
1 35°
21 0°
1 50°
1 95°
80
40
0
1 65°
SOU T H
Jan
Feb
Average Snow Depth (cm)
60
40
public amenities but with thoughtful design shoulder
seasons (Fall & Spring) can accommodate public
gather and use of public spaces.
Winter snow fall levels are supportive of a local
sledding and snowmobile recreation industry that
takes advantage of existing trails.
Being a coastal community the prevailing winds in
the 20 - 30 km/h range are not surprising. These
winds can be taken advantage of for water sports
and potentially harnessing wind energy on Rocky
Ridge.
20
0
Jan
Feb
Mar
Average Precipitation (mm)
160
120
80
40
0
Jan
Feb
Mar
Fig. 6
Climate & Weather
11
Inventory and Analysis
City Context
2.3 Water Temperature
Water Temperature
o
In our early work with the community and
stakeholders we heard often that the waters off the
shores of Port Hood were some of the warmest in
the North Atlantic.
Halifax Water Temperature ( C)
25
20
15
The data in Fig. 7 supports the claim that water
temperatures in Port Hood are indeed much higher
than the Atlantic coast of Nova Scotia, but they do
not sustain the same highs that are common in the
Carolinas and along the Eastern Seaboard.
10
5
0
Jan
The increase in water temperature from the more
populated coasts of Nova Scotia is a significant
opportunity for the community of Port Hood. It is
clear that they can offer a different suite of water
based recreation opportunities with comfortably
swimmable waters as early as May and as late as
September (e.g. water above 10 degrees Celsius,
air in the 20 degrees Celsius range). On the Atlantic
Coast there are only two months where one can
rely on the air and water temperatures being high
enough to encourage beach activity.
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Port Hood Water Temperature ( o C)
30
25
20
15
10
5
0
Jan
Feb
Mar
Apr
Myrtle Beach Water Temperature ( o C)
30
25
20
15
10
Daily Minimum
5
Daily Maximum
0
Monthly Average
Jan
Feb
Mar
Apr
Fig. 7
Water Temperature
12
2.4 Land Use & Value
Using property tax data we were able to create a
map of land use for the Port Hood Area. The vast
majority of large lots are focused on Agricultural
and Forestry Resource production, but around Main
Street and through the core of Port Hood there is a
higher density of residential and commercial uses.
Notable in Fig. 8 are the areas of commercial land
(includes recreation and non-profit uses) along
Beach Road and Highway 19.
Fig. 9 on the following page includes a property
value / acre mapping of all of the lands within the
Port Hood Area.
The Canadian Urban Institute highlights important
reasons to invest in areas with higher property
values. While the urban core usually only consists
of 1% of a city’s land base, it can make up 10%
to 20% of the city’s assessment base and total
revenue from property taxes. A strong core ensures
sufficient revenue to maintain city services by
increasing the city’s bottom line and improving
economic prosperity in the area. It is also important
to note that tax revenues associated with residential
properties are generally lower than taxes associated
with commercial properties, so urban areas with a
strong commercial base can further increase a city’s
revenue. By concentrating commercial development
where the existing property values are high, the city
is able to get the highest revenue from the smallest
land area.
Port Hood Land Use
No Data
Residential
Commercial
Mixed Use
Forest
Farm & Other Resource
These principles can be instilled in the Port Hood
development process to direct development in a
way that will promote increased economic stability
and prosperity for the area.
Beach
0
250
500
1000
Fig. 8
Land Use
13
When studying the distribution of property value
per acre we see that a dense concentration of high
value is located surrounding the intersection of
Main Street and High Road, and continuing north
along Main Street. There is a clear correlation
between higher property values and dense form
of both commercial and residential land uses. This
agrees with the Canadian Urban Institute findings,
supporting the idea that future development in Port
Hood should be concentrated in areas with higher
property values.
A need for increased economic stability from
tourism, and poor infrastructure maintenance were
concerns that arose from stakeholder interviews.
Concentrated development along the commercial
core of Port Hood will improve city resources, builds
upon investments already made, and provide the
opportunity for spin off benefit in property tax. By
developing where property values are already high,
the municipality can benefit from the tax collected
immediately. By improving the infrastructure and
amenities in Port Hood, the city will have a stronger
means to attract tourism- increasing the amount of
money coming into the community long term.
Port Hood Property Value per Acre
No Data
< $25,000
$25,001 - $250,000
$250,001 - $1,000,000
$1,000,001 - $1,500,000
> $1,500,001
Beach
Fig. 9
Property Value
14
0
250
500
1000
2.5 Existing & Past Plans
An important component of establishing a baseline
understanding of the existing context and conditions
by way of reviewing existing planning policy and
past relevant studies. The intent of this work is to
develop a comprehensive picture of existing policy
and understanding of the Town and to contrast this
to established planning literature and the context
of other similar municipalities. During the initial
phase of the study, we summarized key findings
that would be compared with outcomes of the
public engagement work. This not only informs the
outcomes of the public engagement process, but
also ensures that the resulting plan is pragmatic and
appropriate to the unique context of Port Hood.



R-1 Residential Urban
R-2 Residential Rural
LITTLE MABO
U RD
C-1 Commercial
C-2 Commercial Highway
C-3 Harbourfront Development
C-4 General Commercial
O-1 Open Space
M-1 Marine Industrial
MA
RBLE
HILL
RD
M

U
R
PH
YS
PO
N
D
R

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LANE
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ER
BAYB
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RD
AR
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
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The summaries we have provided here are
not exhaustive, but they provide necessary
content for the development of the Conceptual
Development Plan. Suggestions for changes to the
Municipal Planning Strategy are included in the
implementation chapter of the report.
EYS
D RO
ER
ST
EX
AC
T
BE
H RD

D RD
FIEL
500
LL
0
BA


1,000
UPPER
HIGH RD
SOUTHWE
ST
MABOU
RD
1,500
Metres


PA
N
Y
RO
AD
EX
TE
N
CLAN RANALD RD
DUNM
CO
M
Municipal Planning Strategy for Port Hood
OR
E RD
RD
ANY
COMP


SH
The MPS for the Port Hood Plan Area supports
increased use of the Waterfront, commercial use
along Highway 19, a broad mix of residential and
governmental use within residential zones, and light
industrial uses associated with resource production.
AR
ON
DR
HIGHWAY 19


BA
CK
Port Hood Island
MAPLE GROVE RD
RD
BARBER RD

The MPS was developed and amended out of past
planning projects and matches well best practices
for small community development.


CAM KENZIE
LANE
HUGHIES LN
Henry Island
Fig. 10
Zoning
MICHAEL D RD
SHORE RD
This map is a graphical representation of property
boundaries which approximate the size,configuration
and location of properties. This map is not a land survey
and is not intended to be used for legal descriptions.
THIS IS NOT AN OFFICIAL RECORD.
MACMASSEY DR
15
Municipal Land Use By-Law for Port Hood
Physical Activity Strategy
The Land Use By-Law contains regulations for
development of lots, usage on sites, access to
developments, signage, and site density - among
other items. The current By-Law mandates
generous set backs in many zones, an issue that
may have to be addressed in any effort to create an
active street environment.
The Physical Activity Strategy includes five goals
and objectives for the Municipality. Most notable for
the Conceptual Development Plan presented here
is Goal 2, The Natural and Built Environment. This
goal is set to better utilize existing assets and create
and maintain built and natural environments and
infrastructure which support and inspire citizens to
be engaged in physical activity.
Port Hood Waterfront Study
A 2004 plan for the Waterfront areas of Port Hood
identifies significant opportunity for improvements
at Murphy’s Pond for tourists, residents, and the
commercial fishery. By creating a destination at the
northern extent of the community there is an effort
to draw people through Port Hood rather than them
potentially skirting it via Highway 19.
A Plan for Community Based Development
The Municipality’s plan for individual communities
includes a Vision and Mission for Port Hood.
Vision: “Focused on the sea, Port Hood is a
vibrant, youthful town which promotes a wealth of
happiness and economic growth and development.”
Integrated Community Sustainability Plan
The ICSP identifies infrastructure throughout
the County that may be at risk considering
environmental trends. In Port Hood the most
significant asset that is highlighted within the ICSP
are the municipally owned wharves that facilitate
transportation between the mainland and Port Hood
Island.
Recommendations are made to ensure that capital
budgets include provision for the maintenance and
improvements to the wharf infrastructure, estimated
at a cost of $350,000 at the time of the report.
Mission Statement: “To encourage individuals,
organizations and government to develop and
operate commercial, social, recreational and similar
endeavours in our area. We will also initiate and
establish (similar) efforts on our own”
Fig. 11
2004 Waterfront Study
16
2.6 Community Consultation
To assist in the start up of the project we initiated a
three pronged approach to community consultation.
We immediately began stakeholder consultation
poke with stakeholders in the community of Port
Hood. Community members and stakeholders were
contacted to inform the design firm on their area of
expertise in relation to Port Hood. These interviews
supported the preparation of an early analysis of
opportunities and constraints which informed the
development of the conceptual plan.
Stakeholders
Stakeholders brought forth a variety of issues, often
directly or indirectly related to bringing people into
the community- both as residents and as tourists.
Many voiced concern surrounding the decreasing
population base of Port Hood. Residents are moving
out west looking for jobs, the local high school has
closed due to lack of students, and there is fear that
the elementary school will soon face the same fate.
The general consensus was that Port Hood needs an
economic generator to sustain the community, help
local businesses grow and attract new businesses.
needs to be upgraded to attract tourists. A marina
was a common suggestion as a way to bring tourists
into the area. A marina offers a docking opportunity
for those coming by boat, and a pleasant
atmosphere for those walking around town. In
cooperation with the development of a marina, the
need to better maintain the wharf, shoreline, and
breakwater around Port Hood was a concern.
Both the arena and the RV Park were highlighted as
major drivers in attracting people to Port Hood, and
are seen as linked to one another’s success. In the
summer the arena attracts people to the area and
the RV Park gives them a place to stay.
The feedback collected through the stakeholder
interviews do not represent the consensus of the
town, however they highlight elements of some
importance to the general community for the design
firm to consider.
Community Workshop
On April 14th the consulting team led a community
workshop in Port Hood where we worked with
nearly 100 community members to identify
opportunities and challenges relating to future
development in Port Hood.
From this exercise the consulting team was able to
focus their design efforts on the areas of Port Hood
that the community felt were important. What we
heard overwhelmingly was that the focus should be
on three physical areas:
»»
The Waterfront
»»
Main Street
»»
Highway 19
A recurring suggestion to improve the vitality
of the community was an increased tourism
base. However, to attract people to spend an
extended period of time in the area many feel that
improvements to existing infrastructure are needed.
Infrastructure highlighted to be repaired included
main roads and docks. Residents feel that Port Hood
has much to offer in terms of natural beauty, and
improved roadways can promote a scenic drive
for tourists. As well, many participants stated that
the overall aesthetics of the town and its buildings
Fig. 12
Community Workshop
17
Online Survey
To reach an even greater cross section of people,
including summer residents of Port Hood, an online
survey was launched the evening of the Community
Workshop. The questions were in line with the
direction of the workshop and the results of both
methods of outreach resulted in similar feedback
from the community.
The most telling questions from the outreach
focused on qualitative responses.
Question: For a visitor / resident / business Port
Hood is all about ...
Key words were taken from each of the openended responses, and then ranked. The top five
words for each question are illustrated in Fig. 13.
Respondents noted that beaches were valued by
both visitors and residents. Additionally, people,
community and family were recurring themes.
Relaxation was also a frequent topic when
considering visitors in Port Hood. For business,
responses focused on the challenges of survival
and longevity year round, noting that community
support is needed to help sustain business. Many
responses also noted the opportunity and potential
to take advantage of the summer months and
increased tourism in the area.
18
Question: What do you believe are opportunities
for the future of the Port Hood area?
Question: List three SPECIFIC elements of the
community that set Port Hood apart
Survey respondents were asked to consider major
development opportunities for the Port Hood
area. Key words, topics, themes and ideas were
drawn out of each of the open-ended responses.
Some responses included more general issues and
opportunities, while others suggested specific ideas.
The themes and suggestions are illustrated with
recurring comments appearing in larger text in Fig.
14 on the opposite page.
For analysis of this question each response was
distilled down to key words and then sorted and
tallied based on how ofter the key word was raised.
Each response was assigned a point value – the top
response for each respondent was given 3 points,
the second was given 2 points, and the third given 1
point. The total points were then added up for each
word, and a final ranking was created.
Specific issues that were noted frequently include
limited access to Lawrence’s Beach, maintenance
of the Government Wharf, potential for a marina,
issues regarding the seasonal nature of Port Hood,
and population aging and decline. More general
comments included limited finances and funding,
limited services and amenities and a need for
maintenance and infrastructure improvements.
Opportunities for the future included expanding
tourism through a marina, campground expansion,
additional recreational facilities and services, and
improvements to the wharf and Murphy’s Pond.
Many of the responses included ways to enhance
the abundance of natural features, and provide
the services and amenities to make Port Hood a
summer destination.
The top ten responses are illustrated with bubbles
sized to reflect the total points in Fig. 15. What
stands out is the emphasis on natural features, more
specifically the beaches, trails, islands and sunsets.
Additionally, many responses noted that the people,
community, culture and history of Port Hood are
unique and important to the respondents.
Marina
Golf course Small scale food production
Wharf improvemenets
Public washrooms Buy local Warm waters Tuna charters Small business development
Natural beauty Skill building and job training Garbage cans Summer destination
List three SPECIFIC elements that set Port Hood apart from other areas
For a visitor Port Hood is all about:
Beaches (22.8%)
People (8.8%)
Relaxation (7.6%)
Scenery (7.0%)
Friendliness (4.0%)
Activities (3.5%)
For a resident Port Hood is all about:
Community (25.2%)
Family (13.3%)
Beaches (4.4%)
PEI Ferry
Murphy’s Pond
Boat tours
Fisheries
Marina
Warm waters
Boat, kayak, canoe, bike rental
Wharf improvemenets
Tuna charters
Accommodations
Restaurants and shopping
Public washrooms
History
Cafe and bakery
Colindale Road improvements
Highway signage
Friends (3.7%)
Boardwalk expansion and connection
Garbage cans
For a business Port Hood is all about:
Survival & Longevity (18.7%)
Culture
Recreational facilities
Beauty (3.7%)
Safety (3.7%)
Beaches
People
Sunsets
Community
Views
Winter trails
Beach improvements
Support (14.7%)
Golf course
Opportunity & Potential (6.7%)
Expanded campground
Community (5.3%)
Natural beauty
Natural
Features
Islands
Trails
Seasonal (5.3%)
Tourism (5.3%)
Fig. 13
Perception of Place
Fig. 14
Opportunities Wordle
Fig. 15
Unique Identifiers
19
Photo credit: Bob Martin
20
3. Brand & Positioning
3.1 Community Background
Brand development goes hand-in-hand with
Ekistics’ community development plan for Port
Hood. Community development is all about
refining and re-purposing existing infrastructure in
order to position a community for growth. Brand
development helps to further re-establish the
community by helping it define and focus on one
major strength--and then market that strength to
the world.
Finding one major strength that encapsulates
a community can sometimes be a challenge,
however, Ekistics took the lead right away and
began consulting Port Hood residents for their
insights and feedback.
The response from locals was nothing short
of impressive. People of Port Hood clearly
demonstrated they wanted to be part of the
development process, responding in record
numbers to our online survey/questionnaire.
The community consultation process ran parallel to
a research phase, where we read through a ream
of helpful data, notably the Destination Inverness
Strategic Tourism Plan Final Report. The document
focused on marketing Inverness County as a whole-but it contained some very powerful insights that
can be applied to the marketing of Port Hood.
3.2 Brand Insights
The Strategic Tourism Plan noted how Cape
Breton Island is internationally recognized for
its breathtaking coastal touring—and “coastal
experience” ranks as one of the top primary travel
motivators to the island. (page ii, Destination
Inverness Strategic Tourism Plan Final Report).
The report also clearly states that “any tourism
strategy for Inverness County must focus in part on
beaches and beach access.” (page iv)
Photo credit: Bob Martin
Fig. 16
Port Hood Sunset
21
One of the strongest reasons for supporting this
recommendation rests on visitor demand. Page
ten of the report points out how “participation in
outdoor activities was…higher among Cape Breton
Island visitors (62%) compared with all Nova
Scotia visitors (39%).” Based on this statistic, it’s
easy to conclude that visitors clearly identify and
enjoy everything Cape Breton Island has to offer—
outdoors.
If coastal experience and outdoor activities rank
high on a visitors’ list to Cape Breton Island, then
Port Hood is very well positioned and equipped;
home to one of the finest coastal experiences in
Inverness County, a stunningly beautiful series
of sandy beaches alongside uncommonly warm
waters.
to spend a day at Port Hood.
Simply put, Port Hood beach is a natural outdoor/
coastal experience that deserves greater promotion
and marketing. Yes, there are many other things
Port Hood has to share—from the boardwalk to
the wetlands to Port Hood Island. But it all begins
with the beach. The beach is the entry point—the
drawing card--that stands to get visitors off the
highway and into the town.
Armed with these insights, the challenge became:
how best to position Port Hood as a premier coastal
experience in Inverness County.
A strong convergence of opinion in the online
survey/questionnaire and other stakeholder
activities was noted. The community of Port Hood
sees a lot of potential in their beach as a coastal
experience and outdoor activity. An overwhelming
number of respondents (40%) pointed to the beach
as the community’s strongest asset.
Anecdotal information also had a role to play in the
branding process. Ekistics team members have a
connection to Inverness County that goes beyond
the professional. In our personal lives, several team
members regularly vacation in the Port HoodMabou-Inverness area, while others have family in
the county. The brand development process tapped
into those personal insights as well. For example,
anecdotally we know that Port Hood’s beaches rank
high on the list of outdoor activities by native Cape
Bretoners. Judique, Creignish and Troy are home
to several nice beaches and yet people in these
communities generally prefer to drive up the road
Photo credit: Bob Martin
Photo credit: Bob Martin
Photo credit: Bob Martin
Fig. 17
Port Hood Beaches
22
3.3 Brand Position
Port Hood is first among equals when it comes to
beaches. There are many communities up and down
route 19 that have a beach—some are decent and
others are very nice­—but only Port Hood comes
through with five superb beaches. (Lawrence’s,
Boardwalk, Wharf, Lifeguard and Murphy’s Pond).
So, let’s celebrate the fact with a marketing idea
that places Port Hood as THE location for beaches in
Cape Breton. We’re pulling out the stops and laying
down the gauntlet with… Port Hood: The Beach
Capital of Cape Breton.
With this statement, our message is clear and
confident: Port Hood is the king of beaches in
Inverness County and beyond, offering up a style
of sand & surf to suit everyone’s taste, from quiet
and secluded to comfy and communal. It’s all here!
Community reaction to this idea was
overwhelmingly positive by the vast majority
of people. They recognized the potential of the
idea right away--an idea that encapsulates and
celebrates Port Hood’s greatest asset.
Comments and feedback were very constructive,
focusing primarily on how we can extend this brand
idea beyond standard beach months--July through
August. We readily agree. To be truly strong and
of value to the community, this idea must extend
beyond the classic summer months and into the fall/
shoulder season.
The following pages contain some creative ideas
and renderings designed to bring out the best in this
brand idea.
23
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PortHoo
Fig. 18
Port Hood Brand Deployment
24
PO Box
24
Port Ho ,
od
B0E 2W , NS
0
902-62
3-2252
PortHo
od.ca
porthood.ca
NEWS & EVENTS | CONTACT US
ABOUT
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GALLERY
THE WARMEST WATERS &
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Join us all year long!
We have activities to keep you busy year round. So join us today!
SUNSETS THAT STOP YOU IN YOUR
STEPS & START YOUR HEART
BOOK YOUR VACATION NOW
THE WARMEST WATERS &
THE WARMEST HOSPITALITY
WE’VE BEEN EXPECTING YOU
Port Hood is a vibrant, seaside community on the west coast of Cape Breton Island, and the capital of Inverness County, Nova Scotia. You’ll find us on the Ceilidh Trail, approximately 30 minutes north from the Canso
Causeway, which links mainland Nova Scotia to Cape Breton Island.
We have miles of sandy beaches on the warmest waters in eastern Canada. We host the annual Chestico
Days and Lobster Picnic festivals. We are the home of NHL Hall of Famer Al MacInnis, CFL champion Bruce
Beaton, the late “Godfather of Celtic Music” John Allan Cameron, and former Olympian Duncan Gillis, not to
mention 2008 Canadian Idol runner-up, Mitch MacDonald!
2014
PORT HOODIE
NOW AVAILABLE!
Buy One Now!
PO Box 24, Port Hood, NS B0E 2W0
development@porthood.ca
SUNSETS THAT STOP YOU IN YOUR
STEPS & START YOUR HEART
TRY NOVA
SCOTIAN
CUISINE AT
ITS FINEST
CURRENT WEATHER
Monday May 26, 2014
Sunny with
cloudy periods
20ºC
Water Tempurature
16ºC
Fig. 19
Port Hood Envisioned Web Presence
25
26
4. Conceptual Development Plan
4.1 Concept
The Conceptual Development Plan that is presented
in this chapter has been created with an eye to
all sides of development. Within this plan we are
providing policy, program, and capital investment
direction for Port Hood and consideration of all of
these factors is needed if the community is going to
take full advantage of the assets available to it.
The projects are described in detail here, with
consideration of scalability in all cases. Each speaks
to the specific challenges faced by Port Hood and
if implemented well all will work to alleviate the
stresses caused by challenging demographics and
economics of Cape Breton in 2014.
Plan Statement
What became clear through analysis and outreach
is that the community of Port Hood is at risk
of dividing attention between two potentially
conflicting identities. On one hand the summer
brings a relaxing atmosphere that takes advantage
of the natural surroundings and amenities that the
North Western edge of Cape Breton Island provides.
On the other hand, this is a community whose core
is being bypassed by many Cape Bretoners and
tourists with minimal advantage to the town.
Fig. 20
Community Work
27
In conducting brand and positioning research for
Port Hood there were clear directions for where
development plans should focus, and while the
work done here is not as “on the nose” as the
proposed branding concept it does point fervently
toward the Beach and the waterfront as areas of
strength and best opportunity for the community.
The vision for Port Hood that offers the greatest
opportunity for success is one that takes all the
advantages of the Beach identity and applies them
to help ensure that the identity as being off the
beaten path does not jeopardize future stability and
success.
The hope for Port Hood lies in the amazing
experiences on the waterfront and beaches. Historic
infrastructure development, the natural setting,
and the combined opportunities of the Ceilidh
Trail conspire against Port Hood and don’t provide
optimal visibility for these natural amenities. That
said, Port Hood has practical advantages beyond
it’s beaches, there is great access to the Ceilidh
Trail, a traditional core that holds the county seat
for the Municipality of Inverness, and zoning and
development that is supportive of capturing traffic
along Route 19. These advantages together do not
compete with an minimize the natural assets but
rather they support development of the natural
assets for purposes of sustaining the community
that lives and works in this wonderful corner of
Cape Breton Island.
28
The Vision presented here, and supported by
the conceptual plan is one of a community that
captures, entices, and entertains. Investment in Port
Hood should work to capture the attention of users
of Route 19, entice those who are open to coming
to town, and entertain those who make the choice
to come and spend time here. This plan addresses
the perceived needs of Cape Bretoners and with
that provide a path to sharing the absolute best face
of the community to the tourists who pass by on a
regular basis.
Capture the mind of the tourist coming to Cape
Breton, the attention of the commuter driving past,
and the support of the residents of the Port Hood
Area.
Entice with coordinated efforts by local business,
and with continued interest as you travel in town.
Entertain with amenities suited to Port Hood’s
strengths, by taking advantage of the natural
setting, and by collaborating with successful
enterprise.
4.2 Physical Plan Components
Building from past plans, research, and community
feedback the Conceptual Development Plan
emphasizes interactions with the waterfront and
the experience on and traveling from Route 19 to
the waterfront. Fig. 21 shows the five opportunity
sites where we have focused design efforts for this
project. To ensure that residents as well as visitors
to the Ceilidh Trail notice these improvements,
significant efforts have been placed on improving
the physical gateways (#1 in Fig. 21) that signal
your arrival in Port Hood while traveling on the
Ceilidh Trail. From these gateways we follow the
desire lines to the waterfront through two areas
that will benefit from increased attention - the
Main Street Façade District (#2) and the Civic Core
(#3). Experiences on the beaches and waterfront
benefit from improved infrastructure in the Plan,
looking specifically at Wharf/Lifeguard Beaches
(#4) and Murphy’s Pond (#5). These interventions
are described in detail, with illustrated plans and
perspective renderings to help communicate the
desired effect of each intervention.
5
Murphy’s
Pond
Beach
Improvements
4
Community Core
3
2
Facade
District
1
Route 19 Corridor
Legend
Opportunity Areas
2,220 cars per day
Gateways
Beaches
Route 19
Fig. 21
Conceptual Development Components
0
250
500
1000
2000m
29
4.2.1. Ceilidh Trail Gateways
Central to the capturing component of the Plan is
an effort to slow the high volume of traffic that
flows on Route 19 on a daily basis. The intent is to
ensure that when you arrive in Port Hood on the
Ceilidh Trail, you should feel as though you have
arrived somewhere and have the opportunity
to stop and explore this place. Currently a single
branded gateway road sign points the way into
Port Hood, it is directed toward north bound traffic
at the southern end of Port Hood. There are recent
developments near this gateway to allow for
business opportunity in Port Hood on the Ceilidh
Trail, an increase will only help enforce the feeling
of arrival on the main thoroughfare in Eastern Cape
Breton & Inverness County.
Zoning & Land Assembly
Zoning changes to allow for continued commercial
development along Route 19 should be considered
as part of the MPS and LUB reviews that the
Eastern District Planning Commission is scheduled
to undertake in the near future. There are currently
11 parcels that are zoned either Rural or Urban
Residential in the area between the Denmore Road
and Main Street intersections, of these the largest
is the new school. We recognize that rezoning
the school lands is not ideal but establishment of
property utility with the School Board may allow for
small segments of the property to be swapped with
the town for potential future development. The
plan for the Northern Gateway shown within Fig. 23
would require this sort of negotiation to allow for
the full development opportunity as shown.
While simply rezoning may lead to future
development along the Port Hood Route 19 axis,
a more aggressive approach could include land
acquisition & assembly. Creating larger commercial
pads that would be attractive for commercial
interests that target the entire region. An active and
informed Development Society could assist in
By creating and supporting commercial
development opportunities, parkland, and
streetscape improvements (providing visual cues
to the nature of Port Hood) the Plan addresses
economic needs with respect to tourism as well
as with respect to local economic growth. The
capturing of the traveler will lead to opportunities
for them to see and do more in the traditional core
and waterfront of Port Hood.
The development plan includes the following
interventions along Route 19.
Signage & Branding
The new brand identity should be integrated into
new signage that is placed in locations that allow for
fast moving traffic to recognize the opportunity and
have time to make a decision to enter Port Hood.
This includes the current location and a mirrored
location to the North of the second gateway as
shown in Fig. 23..
30
Fig. 22
Highway 19 Design for Interaction
Fig. 23
Highway 19 Commercial Clustering
31
S
A
FR
SE
A
FR
R
ST
EX
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BA
FI E
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LD
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UP PER
D
HIGH R
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DU N
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PA
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Fig. 24
Zoning


planning and support these activities if undertaken
by the municipality.
Streetscape
HIGHWAY 19
In addition to helping to create an identity for Port
Hood on Route 19 this strategy will also bring added
tax revenue and activity on a year round basis as
regional services locate in this area.
The imagery shared showing the potential
streetscape and pedestrian environment on Route
19 is aspirational. The plan considers conditions
along the high volume corridor and envisions a
pedestrian environment that is protected from
the traffic through intense plantings and amenity
placement.
by installation of these features at the edge of
the right of way will assist in naturally slowing
drivers, ushering into the community opportunity
for highway commercial uses as well as an identity
for Port Hood that is on the Ceilidh Trail rather than
being just off the Ceilidh Trail.
It is important that when proceeding with these
suggested
improvements communication is
MAPLE GROVE RD
facilitated with the Nova Scotia Department of
Transportation and Infrastructure Renewal (TIR).
BARBE R RD
Port Hood faces a challenge that many small
municipalities in Nova Scotia face in understanding
how new development and infrastructure on local
Provincial roads can be built so that it relates to the
roadway and provides a sense of place rather than
simply being a series of driveways and parking lots.
The psychological narrowing of the travel way
CA M KENZ
32
HUGH IES LN
IE LAN E
South Gateway
The South Gateway into Port Hood is defined for
the purposes of this plan as the area around the
intersection of Route 19 and Main Street. The
area has long been the location of the Port Hood
welcome sign (Home of Al MacInnis) and with its
location at a bluff overlooking the beaches and Port
Hood Island there is significant opportunity here
to capture traffic from Route 19 with a memorable
experience that offers exposure to the strengths of
Port Hood.
The recommendation within this plan is to replace
the welcome signage with new signage that
matches the brand and positioning that Port Hood
will move forward with. The branded gateway sign
will provide direct information and subtle hints as to
the experience that is available in the core of Port
EST M
ABO U
Hood and on the beaches.
Building from and around the signage, the plan
creates the opportunity for a park built around the
Sewage and Water Treatment facilities, creating
walking paths and look offs that will allow visitors
to stop and take in the views of the strait and Port
Hood Island.
Highway commercial zoning has been implemented
in this area of Route 19. As discussed previously,
current construction of a new regional scale Home
Hardware store is a positive sign that there may be
some appetite for this type of development in Port
Hood. Opposite the Home Hardware the seasonal
Four Maid Gift shop / Clove Hitch Bar & Bistro has
the opportunity to remain open through the year
if there is even a small change in the number of
people who are destined for Port Hood from areas
throughout Inverness County.
impact on Route 19 motorists with relatively amount
of development footprint. Suggestions for this
area include consolidation of land and aggressive
marketing of the opportunities’ by a public, or nonprofit agency with interests in the development of
Port Hood.
Regardless of the timeline of the potential
development at this Gateway, it is imperative that
the Development Society investigates the possibility
for a second welcome sign that address travelers
coming from North to South. This sign should be
identical in design and messaging to the sign that is
recommended for the South Gateway (Fig. 18).
There is a subtle but significant change in the road
alignment where High Road turns into Denmore
Road. An effort should be made at the next
opportunity to improve the legibility of the
intersection, the dominant alignment should be the
High to Denmore path, but current infrastructure
still suggests the historic continuation of High Road
that is currently a dead end. Improvements such as
these should be made on an “as the opportunity
arises” basis, but it is important that they get done
to nudge local infrastructure toward the future that
is desired rather than the past that is no longer
relevant.
Throughout both Gateways the commercial
developments have been shown addressing the
street and providing the opportunity to create an
environment that supports a little walking around in
addition to the expected autocentricity of large scale
commercial uses.
North Gateway
The current state of the North Gateway (the
intersection of Denmore Road and Route 19) is – to
be polite – underwhelming. There is little to tell
motorists what opportunities lie just off Route
19 in Port Hood, and the total lack of activity on
neighbouring lands communicates that this is more
of a controlled access highway then the secondary
entrance to the Beach Capital of Cape Breton. Fig.
25 shows the current visual sensation as one drives
North on Route 19.
The vision for this intersection is highlighted by
intense commercial growth at all four corners of the
intersection. Modestly scaled buildings (1 – 2 storeys,
three to seven thousand square foot floor plans)
are placed in the four corners, creating a noticeable
Fig. 25
Highway 19 Northern Gateway Today
33
4.2.2. Main Street Facade District
Façade programs have a history of successful
implementation throughout Cape Breton, initiatives
in Cheticamp, St. Peters, Mabou, and North Sydney
have all helped increase the curb appeal of – and
pride in – Cape Breton communities. This success
has led to the continued proliferation of such
initiatives in practice and policy. Destination Cape
Breton Corporation continues to include Façade
programs as part of their strategic planning for the
Tourism sector.
This Conceptual Development Plan finds within Port
Hood a suitably commercial strip that has several
opportunity spots and existing businesses that will
benefit for coordinated façade improvements. Fig.
26 shows the limits of the area that is best situated
for a façade improvement district.
Details & Eligibility
In similar projects funding models have been
offered whereby property owners of commercial
spaces could access shared funding for the façade
improvements.
Consideration of the following terms is important in
setting up the façade program:
»» Set a cap for program spending in the entire
district.
»» Set a limit for individual commercial property
owners on a per linear foot of building frontage
basis.
»» Grant funds only to commercial property
owners
»» Partnership with business tenant (if different
from owners) allowable but focus for shared cost
capital improvements should be for permanent
infrastructure
»»
Grant funds for materials and labour
The funding source is usually accomplished
through a cost-sharing program between
municipal, provincial, and federal initiatives. It is the
recommendation of this plan to create the proposed
façade district.
nd
hE s
ort
e
er N Suppli
m
r
Fo ding
l
i
u
B
1
ot
Dep
Fire
Carrying from the overall theme and vision of
this plan, the Main Street Façade district works to
entice those traveling through Port Hood providing
thematic queues to the recreation opportunities
available through the beach and waterfront
amenities.
t
Pos
ada
Can ary
r
Lib
This section concludes with sample façade
improvements for businesses on Main Street
(between High Road and Route 19) within the
district.
M
ood
pF
O
Co-
et
ark
6
ens ffice
O
erm
Fish p and
O
2 Cooom
R
g
inin
Bar
3 D
am
Cre
e
n
4 Ic
o
i
n
it U
red
5 C
Fig. 26
Facade District Proposed Boundaries
34
By launching the program with a known cap on
the total spending there will be enticement for
commercial property owners to engage early while
funds are available. This report includes general
details on pricing to help assist the façade program
in communicating the magnitude of potential
expenses associated with façade improvement.
Façade Styles
»» Signage should be placed in areas originally
dedicated for placement - in the sign band about
the storefront, in windows, projecting from
storefronts, or on awnings.
»» The area of the storefront is where retail
creativity can be unleashed.
»»
Use durable, low maintenance materials.
»» If the original colour, detail, and materials
are known, and if they meet modern fire safety
requirements, use them.
In keeping with the strong position of Port Hood
as a beach brand and opportunity the Conceptual
Development Plan advocates for a fun and summer
evoking colourful style to the façade improvement
program.
Using a selection of bright hues and materials that
evoke sandy beaches, the façade district will help
ensure that the community encourages people to
think of the waterfront and the beaches as they
make their way through town.
Façade Design Guidelines
To assist in the creation of Facade Design Guidelines
we crafted principles to assist the team when
thinking about buildings in Port Hood; (i) the history
and character of Port Hood is a valuable asset, (ii)
all eras are part of this history, no single period is
more important than another, (iii) Port Hood should
look like everyone cares for it, and (iv) Port Hood is
at its best in the bright summer months.
Fig. 27
Example Facade
35
Sample Façade Improvements
The following samples were produced to show
the range of changes that might be expected for
a facade program in Port Hood using the design
principles outlined here.
Efforts have been made in creating these conceptual
facade improvements to show a brighter, livelier
side of Port Hood. The bright colours allude to the
sunny summer days that are the highlight of the
calendar in Port Hood.
Fig. 28
Facades Before & After
36
37
4.2.3. Civic Centre
The meeting of High Road and Main Street is
an important junction in Port Hood. Both these
avenues provide exit and entry points to Route
19, as well as connection through this intersection
to Colindale Road, and several public institutions
and amenities are already located in the vicinity of
this intersection. As an important civic landmark
the convergence of the two roads should be a
memorable experience for all those who enter.
Traffic Circle
While traffic at this location doesn’t necessarily
require a traffic circle the lines of sight are
important, and a traffic circle facilitates an
installation at the intersection of the sightlines
without taking away too much roadway. Fig. 30
shows the intersection of the lines of sight, while
Fig.29 shows one of many ways to take advantage
of the excessive space available at this intersection
currently.
Community Park & Playground
It should be noted that the removal of “The Home
of Al MacInnis” from the gateway signage is in no
way meant to diminish the accomplishments of Mr.
MacInnis or his role as a supporter of his hometown.
Considering the bevy of high-level athletes
who have hailed from this area, the Conceptual
Development Plan considers a great opportunity to
highlight the sporting history of Port Hood in the
Community Park. Individual acknowledgment of the
champions who have hailed from Port Hood would
be integrated into the interpretation program at
the park, with the ability to recognize many more
athletes and place current successful athletes on the
same plane as legends from the past.
Additionally, an expansion of the playground –
with better connection to Fraser Street and the
Community Garden – will be a great investment in
the young families that are choosing to stay and live
in Port Hood.
The investment in the Civic Core would build
upon the investments made in the sidewalk and
pedestrian lighting along Main Street and would
provide a walkable destination for most – if not all –
residents of Port Hood.
Wedge Park & Shade Pavilion
The plan improves upon the public realm in this
location in many ways, most notably by capturing
underutilized land and converting it into public
spaces. The function of this revitalized centre will be
to act as the civic hub for Port Hood residents and
residents of neighbouring communities. The facilities
detailed in this plan will support public gathering
at times of celebration (Christmas Tree Lightings,
Canada Day, Remembrance Day, etc.) and provide
more appropriate park facilities within Port Hood.
Fig. 29
Redesigned Intersection of High Road and Main Street
38
Fig. 30
High Road / Main Street Intersection
39
4.2.4. Beaches
Recognizing the success of the beaches and their
place in the hearts and minds of residents and
visitors it is important that substantial investment is
made to ensure that the opportunity for economic
development arising out of their use is capitalized
upon, without sacrificing the benefits of having a
serene beach environment.
By having improvements aimed at enhancing the
beach experience for families and tourists focused
on the area that is already heavily used we will
avoid promoting undue stress on other, more
sensitive beaches in the area. Special attention
has been paid to the design of the public beach
and wharf, as Port Hood’s beaches are vital to
the implementation strategy for the Conceptual
Development Plan.
Public Access
Public access has been improved to the Wharf
Beach and the Lifeguard Beach by the addition
of a formal boardwalk, with washrooms, change
rooms, and new kiosks. On-site parking, improving
access, reinforces the formal entrance. Supporting
this formal entrance are multiple smaller, informal
beach access points along the length of Wharf
Beach. These access points consist of trails, which
are located off the road with roadside parking. All
entrances visually invite people to the site.
The kiosks located along the boardwalk offer beach
goers a variety of products and experiences. They
create seasonal, local, commercial opportunities
for the Port Hood community. The activity created
by the service of these kiosks can offer a diverse
experience in combination with recreational beach
activities, drawing people to the area.
40
Fig. 31
Central Beaches
Fire Pits
Wharf Reconstruction
The addition of public fire pits along the Wharf
beach extending into a portion of the Lifeguard
Beach creates additional recreational opportunity stimulating beach use through the day, and through
the shoulder seasons. Fire pits are extremely
popular destinations for tourists and residents.
Areas such as South California have become known
for their inclusion of fire pits along the beach, with
people lining up as early as 5 am to reserve a pit.
The existing wharf is in disrepair and unsafe for use.
The prevailing winds in the area are southwesterly,
making the docking experience and maintenance
on the south side of the wharf challenging. For this
reason, the T-shape of the current wharf has been
altered in favour of floating docks located on the
Northside of the wharf, protected from the wind
and slosh. Additionally, the floating docks can be
removed from the water in the winter, extending
the lifespan of the infrastructure and reducing
maintenance requirements.
Fire pits offer gathering spots for entertainment
and sharing, and create a pleasant atmosphere for
both users of the pit and those simply walking along
the beach. The communal experience of sitting at
a fire and talking through the evening will imprint
on people’s memories and draw them back year
after year. Fire pits extend the hours of use along
the water, keeping people late into the night, and
improving the safety of the area. The nearby RV
Park compliments the location of fire pits along
Wharf Beach.
Fig. 32
Active Central Beaches
41
4.2.5. Murphy’s Pond
The location of the commercial fishery in Port Hood
is coincidently located adjacent to the premier local
vantage point for scenic vistas to the North face of
Port Hood Island and the Northumberland Strait. By
creating a landmark attraction and opportunities
for physical recreation and entertainment at this
location we create a pole at the north end of the
community that doesn’t currently exist. This is in
line with the well-supported 2004 plan, the updated
concepts fit well within the overall brand and plan
presented within this project.
Lookoff Park
The natural bluff at the North of Port Hood provides
brilliant vistas that currently are accessible but
not optimized as a destination. The concept Plan
envisions a landmark feature on the site, potentially
cantilevering off the edge of the cliff to accentuate
the views and relationship to the Northumberland
Strait.
With increased traffic, interpretation of Port Hood
Island becomes an added attraction at the site. The
striking views of the homesteads on the Island and
the opportunity to view both the Town of Port Hood
and the Island in a single vista present a wonderful
opportunity for delving into the relationship
between these two sides of the Harbour.
Parking for Lookoff Park
Anticipating that many visitors will drive to this
site, a properly appointed parking facility has been
added to the site to support visitors. The 28 parking
spaces proposed equal roughly the parking capacity
of the Boardwalk Beach parking lot at the South
end of Port Hood, albeit with better infrastructure
support here at Murphy’s Pond (curbing, pavement,
sidewalks, etc.).
Fig. 33
Look Off Rendering
42
Fig. 34
Murphy’s Pond
43
Kiosk at Wharf
boats be facilitated at the site.
Murphy’s Pond Trail
The active commercial fishery is a great opportunity
to engage visitors to Port Hood, the Tuna season
brings a large quantity of boats to the Harbour and
is the sort of local economic driver that should be
offered up as a unique Cape Breton experience.
The addition of recreation to the usage at the
Harbour will soften the impact of the busy
commercial space and help smooth out peaks and
troughs throughout the year with respect to usage
of the Harbour.
By situating a small kiosk, either information based
or commercial, there creates a welcoming location
amongst the Commercial infrastructure for people
interested in tours, potential ferry service to Port
Hood Island, and even Kayak rentals for day use in
Murphy’s Pond itself.
The suggested improvements include new
regularized parking and access to the breakwaters /
jettys, as well as new gangways and floating docks
for supporting recreational use.
Murphy’s Pond is a fascinating natural water body
neighbouring the Commercial fishery in Port Hood.
As part of the Conceptual Development Plan a
trail and boardwalk system is proposed that will
allow for complete circumnavigation of the 1km
loop around the Pond. This short trail is the perfect
length for locals using the trail for exercise, families
with young children, and - again - opportunities
for serenity and relaxation in Port Hood. While
segments over marshy lands at the commencement
of the trail are proposed as boardwalk, the majority
of the trail is conceptualized as a natural walking
trail.
As an added benefit, the physical installation
among the Murphy’s Pond wharf helps everyone
understand that this place is primarily for
Commercial uses, but we have to make room for
locals and visitors who want to be part of the action
(in a controlled manner).
Marina Wharf Improvements
The Marina Wharf facility is recognized as a Small
Craft Harbour by the Federal Department of
Fisheries and Oceans. The facility is managed by the
Port Hood Harbour Authority and is designated as a
Core Fishing Harbour.
Continued erosion and deterioration of the
breakwaters has provided the opportunity for
potential Federal investment in the repair and
reconfiguration of this facility.
As this process is underway, with the driving force
being the local Harbour Authority led by Frances
Gillies, the Conceptual Development Plan only
signifies that additions of recreational (power & sail)
Fig. 35
Port Hood from Murphy’s Pond Lookoff
44
Fig. 36
Examples of Actual Build Out of Concepts & Programming
45
4.2.5. Signage & Wayfinding
The suggested improvements in this plan aim to
create easy to maintain, enjoyable spaces that will
attract visitors to the town and encourage extended
visits. As an added enhancement, the Conceptual
Development Plan suggests several classes of
signage that will assist Port Hood in communicating
the brand and positioning that is desired.
Some aspects of signage have been discussed
already, this section summarizes all signage and
provides examples with the proposed brand, or best
practice examples from other jurisdictions.
Fig. 38 on the opposite page shows proposed
locations of each type of signage in each of the four
Conceptual Development Plan Areas.
and how long they will have to make a decision
once spotting a gateway sign.
The southern gateway sign benefits from a natural
bend in the roadway, that draws motorists attention
to the curve and primes them to a decision even
before they recognize the gateway sign for what it
is. The northern gateway sign however is suggested
for placement on a straight stretch of Route 19.
Considering speeds in excess of 80 km/h drivers
would have less than 4s to respond to a gateway
sign that they see at a distance of 80m from the
turning point. The Conceptual Development Plan
places the northern gateway sign at a distance
of 100m from the turning point to allow for visual
recognition up to 200m away and a decision making
time line in the 10s range.
Notably, Gateway Signage should include the visual
identity for Port Hood, but also some idea of what
opportunities await in Port Hood, and specifically
on the Beach and Waterfront. Iconography should
be deployed that is consistent with standard
messaging in Nova Scotia, and that identifies the
best opportunities in Port Hood.
Based on the Conceptual Development Plan,
iconography representing a supervised beach, vistas
& views, trails, boating, dining, and hospitality – at a
minimum – should be displayed along Route 19.
Wayfinding & Directional Signage
Wayfinding signs should be deployed at key decision
points throughout the town. The determination
of the content of such signs will depend on the
direction that is taken in implementing this plan.
Building from the brand and positioning work a clear
direction for signage is readily attainable. The focus
on the beach and graphic detailing as defined earlier
should carry through all signage.
Gateway Signage
Fig. 37 shows a potential gateway sign for Port
Hood, this example is built from the form of the
current installation and is a fine example to pull
from for queues on size, legibility, and materials. In
designing gateway signage it is imperative that we
consider the speed at which vehicles are traveling
Fig. 37
Proposed Gateway Sign
46
Interpretive Panels
Community Maps
Wayfinding
Fig. 38
Proposed Sign Locations
Gateway Signs
47
Community Maps
At key locations throughout Port Hood the
installation of Community Maps will help visitors
understand where they are in relation to other
services as well as provide a reserved advertising
opportunity for the business of Port Hood. These
highly graphical maps should communicate with
visitors who are unfamiliar with the area and
provide structure for referencing both planned public
spaces and the named beaches that form Port Hood.
Community maps are located at locations that
are frequented by visitors, such as public open
spaces, the beaches, and trail heads. The design
and fabrication of this map should be standardized
to ensure quick roll out as new public amenities
are created. Potential locations for first installations
include Summer Sands, the Community Park &
Playground, and the existing Beach kiosks.
Interpretive Panels
SPRING
SUMMER
FALL
PORT
HOOD
HAS IT
ALL
LIFEGUARD BEACH
WHARF BEACH
LAWRENCE’S BEACH
MURPHY’S POND BEACH
BOARDWALK BEACH
The public open spaces that have been proposed
in this Conceptual Development Plan are each
unique gathering places for the community in Port
Hood, they are spaces that have been located and
designed with an eye to the history and strengths of
Port Hood. Each is an ideal location for Port Hood to
tell its stories. Interpretive Panels and monuments
are an ideal way to tell these stories and build
community capacity through their development.
Further, the stories they tell in these public spaces
become the way in which visitors can participate
in a deeper dive into the history and culture that
makes Port Hood so special.
48
Fig. 39
Possible Deployment of Brand in New Signage
The Chestico Heritage Society is an ideal partner
in developing these stories and in the positioning
of Port Hood and its history as an opportunity for
engaging locals and visitors.
Developing an interpretive program is an important
step in ensuring that the development of
Interpretive Panels is not scattershot, and is done
with an eye to the most engaging stories to be told
about Port Hood.
Summary
The Conceptual Development Plan that has been
presented in this chapter follows and flows from the
brand and positioning work. Together these efforts
form an opportunity for development in Port Hood
that responds to the desires of the community, fits
with small town planning best practice, addresses
economic, social, and recreational needs, and will
ensure that Port Hood stands out among the many
amazing offerings of the Ceilidh Trail and Inverness
County.
Throughout this introduction to the Conceptual
Development Plan allusions have been made
to implementation strategies and potential
partnerships. In the following chapter these details
will be fleshed out to provide direction to the
Port Hood and Area Development Society, the
Municipality of Inverness County, and the Eastern
District Planning Commission in ensuring that Port
Hood can capture the potential that exists among
the stakeholders, residents, and businesses that
were consulted throughout the planning process.
Fig. 40
Example Community Maps & Wayfinding
49
50
5. Implementation
The challenges that face small and medium sized
communities in Nova Scotia and Cape Breton are
significant. Success in development and in providing
for the quality of life of citizens should begin with
a conceptual plan, but it should lead to a clear
implementation strategy.
All proposed policy, infrastructure, and design
changes within the Port Hood Conceptual
Development Plan – be they private or public – must
strive to achieve the development goals set out in
the Municipal Planning Strategy for Port Hood as
well as the individual goals of each project.
The idea that either the Private or Public Sector can
solve the challenges facing Port Hood on their own
will not help enable the community to capitalize on
the opportunities in front of them.
The implementation strategy presents phasing and
capital cost estimates (where possible) for each of
the components of the Conceptual Development
Plan.
5.1 Component Implementation
opportunity sites on Route 19.
Ceilidh Trail Gateways
South Gateway Park Development - South Gateway
Park is an 19,000 square foot green space with
amenities programmed for the look off / scene
chasing visitor.
Gateway Signage - Using the existing sign as a
guide, these monument signs will be situated on
substantial brick posts and measure approximately
5m x 3m. This project should be led by the Port
Hood and Area Development Society (PHADS).
Rezoning (of available lands) - Rezoning of lands
should be investigated as part of the anticipated 5
Year Review of the Municipal Planning Strategy &
Land Use Bylaw being undertaken by the Eastern
District Planning Commission (EDPC).
Land Assembly - Land assembly along Route 19
should be led by the Municipality of Inverness (MI)
with the Development Society acting as a liaison
to communicate the value of the assembly and rezoning efforts.
Streetscaping - The Municipality should lead
communication with TIR to help advance better
corridor conditions for Commercial uses on Route 19
in the study area. The work includes the addition of
street trees and sidewalks along the 1km stretch of
Roadway.
Commercial Recruitment - The Development
Society should lead the charge to find potential
businesses and agencies that would be interested
in medium to large commercial footprints at the
North Gateway Development - Following from
Rezoning and Land Assembly, commercial interests
will develop the lands highlighted as part of the
North Gateway.
High Road / Denmore Road Intersection - When
repairs are required to this intersection it is
recommended that the curbs be redesigned to work
with the majority of traffic in the area (Denmore High Road).
Main Street Façade District
Confirmation of Façade District - PHADS will work
with members to ensure that the district as defined
captures the intent of the planned program.
Partnership and Façade Program Development
- PHADS will work with the Municipality to help
procure funding and partnership agreements with
outside agencies.
Identification of Façade Program Steering
Committee - Building from this Conceptual
Development Plan work, PHADS and the
Municipality will identify a Steering Committee to
51
oversee deployment of the program in Port Hood.
Beach
Set Terms & Eligibility - The Steering Committee
(with PHADS) will set the terms of reference for the
program.
Public Entrance & Access Paths - Improvements to
the arrival experience at the main Beach service
centre would be led by the Town, with support from
PHADS to procure continued community feedback.
Façade Improvements - Private owners will engage
with the program to match funds for improvements
to their façades.
Civic Core
Road Infrastructure / Traffic Circle, Wedge Park
- Proceeding with reconfiguration of the road
infrastructure requires buy in and leadership from
the Municipality.
Wedge Park - The 7,200 square foot park is a
product of the creation of the Traffic Circle and
simplified intersection. This space should be
programmed with passive recreation opportunities
and could potentially house a community garden.
Shade Pavilion - The shade pavilion is a continuation
of the effort to add to public spaces that residents
of Port Hood can use on a regular basis and
throughout the year. These structures are available
as off the shelf items from many playground
suppliers and only require footings and site furniture
to greatly enhance the utility of the space in the
shoulder seasons.
Community Park & Playground Improvements - The
Community Park could currently use a face lift,
landscaping and amenity improvements for the
10,000 square foot space would be a great start.
52
Kiosks - New beach front kiosks could house
supplies stores, lifeguard storage, seasonal food
& bending, as well as potentially potable water &
washrooms.
Fire Pits - The Fire Pit installation is a move that
would immediately show how PHADS is contributing
to the life of Port Hood. The installation should be
accompanied by a new bylaw or some level of
regulation for the fires on the beach.
Municipal Wharf Reconstruction - The Municipal
Wharf is in need of serious repairs. Before
proceeding the improvements recommended in the
Conceptual Development Plan it would be prudent
of the Municipality to consider if they can service
Marina needs of residents through an improved
Murphy’s Pond Wharf.
Pond
Lookoff Park & Parking - The 6,000 square foot
boardwalk and cantilever structure and 28 stall
parking lot support gathering and attraction at this
location. As a Municipal project PHADS could assist
as an intermediary between other organizations
(Chestico Heritage Society) and the Municipality.
Kiosk at Wharf - The kiosk at the wharf is
conceptualized as a simple, movable timber kiosk
structure approximately 12’ x 12’ square.
Marina Wharf Improvements - The Marina Wharf
Improvements suggested in the plan do not alter
the breakwaters, they add floating docks and
gangways, and support a new effort in surfacing the
walking paths a top the stone breakwaters.
Trail Around Murphy’s Pond - The trail around
Murphy’s Pond includes a mini lookoff structure,
300m of boardwalk, and a 1km trail around the
pond.
Signage and Wayfinding
Gateway Signage - see above.
Community Maps - These maps will situate users in
Port Hood and should be installed on footings that
allow for horizontal viewing of the maps, oriented to
align North on the map with true North.
Wayfinding & Directional Signage - Directional
signage should be installed as part of new and
upgraded public spaces. The goal of this signage is
to help guide visitors between the attractions in Port
Hood.
Interpretive Panels - Similarly to Community Maps,
Interpretive Panels will be installed in public spaces
to expand on local stories and history. Making
the connection between the past and the present
through a well designed interpretive program will
help unify Port Hood for locals and those visiting.
5.2 Priorities and Phasing
Based on stakeholder conversations and the
outcomes of the public open house held in May a
draft phasing table has been prepared for use by
the Development Society.
Port Hood Conceptual Development Plan
Phasing Strategy for Program Implementation & Capital Budgetting
Phase 1
Phase 2
Phase 3
1 - 3 Years
3 - 10 Years
10 - 20 Years
Ceilidh Trail Gateways
Gateway Signage (North & South)
Rezoning (of available lands)
The identification of the Lead Agency for each
of the components is a helpful reminder to all
stakeholders who is likely the best contact for
inquiry as to progress on any individual component
of the Conceptual Development Plan.
Lead
Agency
PHADS
EDPC / MI
Land Assembly
PHADS / MI
Commercial Opportunity Definition
PHADS / MI
Commercial Recruitment
PHADS
Streetscaping
MI / TIR
South Gateway Park Development
North Gateway Development
High Road / Denmore Road Intersection
MI
MI / PHADS
MI
Main Street Façade Program
Confirmation of Façade District
PHADS
Partnership and Façade Program Development
PHADS / MI
Identification of Façade Program Steering Committee
PHADS / MI
Set Terms & Eligibility
PHADS
Façade Improvements
Private
Civic Core Public Upgrades
Road Infrastructure / Traffic Circle
MI
Wedge Park
MI
Shade Pavilion
MI
Community Park
MI
Playground Improvements
MI
Beach
Public Entrance
PHADS / MI
Public Access Paths
PHADS / MI
Kiosks
PHADS
Fire Pits
PHADS
Municipal Wharf Reconstruction
MI
Murphy's Pond
Lookoff Park
MI / PHADS
Road Infrastructure for Lookoff Park
MI / PHADS
Kiosk at Wharf
PHADS
Marina Wharf Improvements
SH (Federal)
Trail Around Murphy's Pond
PHADS / MI
Signage
Community Maps
PHADS / MI
Way-finding & Directional Signage
PHADS / MI
Interpretive Panels
PHADS
Fig. 41
Project Phasing
53
5.3 Capital Cost Estimates
Costing provided in this report is intended to provide
an order of magnitude estimate that will correspond
to the relative financial costs of each component
of the plan. Further cost analysis should be done
before proceeding with these projects.
The table in Fig. 42 contains costing for capital
components of projects as outlined in this
Conceptual Development Plan.
Port Hood Conceptual Development Plan
Order of Magnitude Costing for Capital Budgeting
Lead
Total Cost
Agency
Ceilidh Trail Gateways
Gateway Signage (North & South)
Rezoning (of available lands)
PHADS
$
70,000.00
EDPC / MI
-
Land Assembly
PHADS / MI
-
Commercial Opportunity Definition
PHADS / MI
-
Commercial Recruitment
PHADS
Streetscaping (Trees & Sidewalks both Sides, 1km Stretch)
MI / TIR
$
500,000.00
MI
$
380,000.00
$
100,000.00
South Gateway Park Development
North Gateway Development
High Road / Denmore Road Intersection
-
MI / PHADS
MI
-
Main Street Façade Program
Confirmation of Façade District
PHADS
-
Partnership and Façade Program Development
PHADS / MI
-
Identification of Façade Program Steering Committee
PHADS / MI
-
Set Terms & Eligibility
PHADS
-
Façade Improvements
Private
-
Civic Core Public Upgrades
Road Infrastructure / Traffic Circle
MI
$
400,000.00
Wedge Park
MI
$
144,000.00
Shade Pavilion
MI
$
150,000.00
Community Park
MI
$
200,000.00
Playground Improvements
MI
$
60,000.00
Public Entrance
PHADS / MI
$
202,500.00
Public Access Paths
PHADS / MI
$
41,850.00
Kiosks
PHADS
$
45,000.00
Fire Pits
PHADS
$
3,900.00
Beach
Municipal Wharf Reconstruction
MI
$ 4,000,000.00
Murphy's Pond
Lookoff Park
MI / PHADS
$
300,000.00
Road Infrastructure for Lookoff Park
MI / PHADS
$
90,000.00
PHADS
$
15,000.00
Marina Wharf Improvements
SH (Federal)
$
50,000.00
Trail Around Murphy's Pond
PHADS / MI
$
90,000.00
Kiosk at Wharf
Signage
Community Maps
PHADS / MI
$
12,000.00
Way-finding & Directional Signage
PHADS / MI
$
18,000.00
PHADS
$
30,000.00
Interpretive Panels
Fig. 42
Project Costing
54