Village A

Council gives green light to 458 homes at Base31

Prince Edward County Council has unanimously approved the first major residential phase of the Base31 lands— a project the developer says is one of the most ambitious housing initiatives ever undertaken in the region. With an 11–0 vote at Wednesday’s planning and development committee meeting, councillors endorsed the draft plan for Village A, a 458-unit mixed-use subdivision designed to help ease the County’s growing housing pressures while setting a new standard for neighbourhood design.

For many in the packed public gallery, the decision marked a turning point. The County faces a severe shortage of attainable and affordable housing, and the Village A project, proposed by PEC Community Partners Inc., promises a substantial infusion of diverse housing types—from compact townhomes to larger single-family homes and future apartment options.

“Our community is facing an undeniable challenge in the form of a massive shortage of quality, affordable, attainable housing,” said Hazzem Koudsi, CEO of Habitat for Humanity Prince Edward–Hastings, who spoke in strong support of the project. “This development offers a responsible, forward-thinking solution that balances growth with the values that make our community so special.”

DIVERSE MIX OF HOMES
The approved plan outlines 257 single-detached homes, 171 townhouses, and 30 stacked townhouses, with units ranging from 800 to 3,000 square feet. Two future medium-density blocks are also included in the layout and are expected to house small apartment buildings. Prices for market units are anticipated to start around $399,000—a level that consultant Stephen Willis of Stantec says is intended to widen access for a broader range of residents.

“The focus of Village A is attainable housing,” Willis told Council, noting that lot sizes will range from modest 20-foot parcels to more traditional 50-foot frontages. “The development provides a wide variety of market housing options with a diverse mix of price points, including rental opportunities.”

The 30.82-hectare site is located north of Kingsley Road and east of Church Street, forming part of the larger 750-acre Base31 property.

One of the most notable features of the proposal is the introduction of publicly owned rear laneways—an urban-design approach rarely used in rural Ontario. Instead of driveways and garages dominating the streetscape, vehicle access will shift to the back of the homes. According to Willis, the laneways are intended to create more walkable, visually appealing streets and support a wider mix of housing types.

The laneways will also unlock opportunities for secondary suites and small “laneway houses,” allowing homeowners to add rental units either at the time of construction or later. Willis estimated Village A could eventually include more than 300 additional units through laneway homes, garden suites, and internal secondary apartments.

“The reason why this makes housing more affordable is simple,” Willis explained. “If a homeowner knows they can generate rental income from an additional unit, that fundamentally changes the affordability equation.”

However, the laneway system drew questions from some councillors, particularly regarding maintenance and snow plowing. Councillor Brad Nieman warned that the County would face higher operational costs.

“We are asking the taxpayers to pay more for a subdivision,” Nieman said, noting that plowing laneways could require multiple passes.

Willis acknowledged the concern but said the trade-off is a more diverse and flexible housing supply. One potential mitigation, he noted, is that laneways could operate with a different level of service than public streets.

Parking, too, emerged as a sticking point. With parking prohibited on laneways and additional secondary units possible, councillors questioned whether the neighbourhood could accommodate the number of vehicles residents might own. Mike Pettigrew of the Biglieri Group, representing the developers, stressed that each principal dwelling will include at least one parking space, and removing front driveways will make room for more on-street parking—though that will be limited during winter.

“It’s an operational challenge,” Willis conceded, “but not one that outweighs the benefits of the design.”

While councillors voiced several practical concerns, the public response at the meeting was overwhelmingly supportive. Eight speakers— including representatives from Habitat for Humanity, the Prince Edward County Chamber of Commerce, child and family service providers, and local businesses—urged Council to approve the plan.

Local historian Peter Lockyer highlighted the site’s historical value and its potential as an economic driver. He emphasized that Base31’s existing buildings, many dating back to the Second World War when the site served as a British Commonwealth Air Training Plan facility, present a rare opportunity.

“This large-scale initiative celebrates how we made history,” Lockyer said. “What really needs to happen is that we turn this dormant asset— our history and heritage—into a community business. If we want history to matter, it needs to make money.”

Lockyer praised plans to preserve and repurpose dozens of heritage buildings for tourism, local business incubation, and events—a key element of PEC Community Partners’ broader Base31 revitalization strategy.

JOBS, INFRASTRUCTURE, WHAT NEXT
The Village A build-out is expected to span 11 years and generate the equivalent of 391 full-time, locally procured jobs. Despite national concerns about tariffs and a sluggish new-home market, Jack Winberg, CEO of Rockport Group, expressed confidence in both the project and the region.

“We are ready to get started,” he told Council. “The spring of 2026 will see earth moving on the site, and we will be opening our sales centre.”

Traffic impacts were also discussed at length. A transportation study found that Village A itself will not require external intersection upgrades, though three intersections will need improvements as the wider Base31 development progresses. These will be paid for by the developer.

In his closing remarks, Mayor Steve Ferguson praised the developers for delivering on the commitments made at the outset of the Base31 transformation.

“What we are seeing is not a subdivision, but the development of a neighbourhood—and large neighbourhoods within neighbourhoods,” Ferguson said. “It will be a wonderful place for families and people to reside in Prince Edward County.”

With the approval of Village A, the County enters a new chapter in addressing its housing challenges while reshaping a historic property into a dynamic residential and cultural destination.