Council approves major housing phase at Base31

Village A plan brings 458 new homes and a new approach to neighbourhood design

© Base31

Prince Edward County council has given the green light to the first major residential phase at Base31, approving plans for a 458-unit mixed-use neighbourhood known as Village A.

The decision came with unanimous support at a recent planning and development committee meeting, marking a significant step forward for one of the largest housing projects the County has seen.

For many, the approval reflects growing urgency around housing supply, as the municipality continues to face a shortage of attainable and affordable options.

Project aims to address housing shortage

Village A is being developed by PEC Community Partners Inc. and is positioned as a response to increasing demand for housing across a range of income levels.

Supporters say the project offers a practical way to add supply while maintaining a focus on community design.

“Our community is facing an undeniable challenge in the form of a massive shortage of quality, affordable, attainable housing,” said Hazzem Koudsi of Habitat for Humanity Prince Edward–Hastings. “This development offers a responsible, forward-thinking solution.”

Mix of housing types planned

The approved subdivision includes a variety of housing options, with 257 single-detached homes, 171 townhouses, and 30 stacked townhouses.

Units are expected to range from about 800 to 3,000 square feet, with additional medium-density blocks planned for future apartment-style buildings.

Consultants say pricing for some units could begin around $399,000, with the goal of making homeownership accessible to more residents.

“The focus of Village A is attainable housing,” said planner Stephen Willis. “There’s a wide mix of options, including potential rental opportunities.”

Laneway design introduces new model

One of the more notable elements of the plan is the use of rear laneways, a design approach that shifts garages and driveways to the back of homes.

The goal is to create more walkable streets and improve the overall look and feel of the neighbourhood, while also allowing for greater housing flexibility.

Laneways would also support additional units, including secondary suites and small detached “laneway homes.” In total, planners estimate the neighbourhood could eventually accommodate more than 300 additional units through these options.

“If homeowners can generate rental income, it changes the affordability equation,” Willis explained.

Concerns raised over maintenance and parking

While council ultimately supported the project, some practical concerns were raised during the discussion.

Councillor Brad Nieman pointed to potential costs associated with maintaining and plowing laneways, suggesting the design could place additional strain on municipal services.

Parking was also flagged as an issue. With no parking permitted on laneways and the possibility of added secondary units, councillors questioned whether the neighbourhood could handle the number of vehicles residents may have.

Project representatives acknowledged these challenges but maintained that the design benefits outweigh the operational complexities.

Strong support from community groups

Public feedback at the meeting was largely positive, with multiple speakers backing the proposal.

Support came from housing advocates, business groups, and local organizations, many of whom emphasized the need for new housing and the potential economic benefits tied to the broader Base31 redevelopment.

Local historian Peter Lockyer also highlighted the opportunity to connect housing with heritage preservation, noting the site’s history as part of the British Commonwealth Air Training Plan.

Turning those existing buildings into active community and business spaces, he said, could help ensure the long-term success of the project.

Long-term buildout and economic impact

The Village A development is expected to unfold over roughly 11 years and generate hundreds of jobs tied to construction and related services.

Developers say work could begin as early as spring 2026, with a sales centre opening as the project moves forward.

Traffic studies indicate that while some future upgrades may be needed across the broader Base31 site, Village A itself is not expected to require immediate intersection improvements.

Takeaway

Village A marks a major step in addressing the County’s housing shortage, introducing both new supply and new design ideas. While questions remain around infrastructure and long-term costs, council’s approval signals a willingness to move forward with large-scale solutions to a growing housing challenge.