Bow Valley

Horseshoe Lands

A new town with a population of fifty-six hundred residents has been proposed for the old Seebe townsite at the mouth of the Bow Valley. The town would be situated one kilometer north of the Highway 1 and Highway 40 South interchange, on the banks of the Bow River. Horseshoe Lands, as the development is known, is co-owned by Moondance Land Company, a Calgary-based developer, and 991021 Alberta Ltd., a wholly owned Stoney-Nakoda development company.

An Area Structure Plan (ASP) that was presented to the Municipal District (MD) of Bighorn Council proposes a range of housing, commercial and industrial developments. Proposed are 2760 housing units, ranging from high-density condos to single family detached housing, covering approximately five hundred acres. Commercial and industrial developments are planned for eighty acres, including a new wastewater treatment facility. Because of the provisions of Alberta law no environmental impact assessment is required, even given the large scope of this project.

In January 2007, representatives of CPAWS and several other environmental organizations met with a representative of the developer to discuss the proposal. Several key issues and conclusions were drawn from the discussion, including the importance of a sustainable water source and waste water treatment, and the need for regional land-use planning to put this development into context and determine cumulative environmental impacts.

The importance of a land-use planning framework for the province is becoming more evident as ad hoc developments are continually proposed in the Bow Valley, including Deadman's Flats, Carraig Ridge north of the Ghost Reservoir, Three Sisters Resort, the possible expansion of Exshaw and Horseshoe Lands. CPAWS cautioned the province and the Municipal District of Bighorn to approach the Horseshoe Lands development with extreme caution and consider the ramifications beyond the border of this project. This project would occur in the montane, an eco-region that covers less than one per cent of Alberta, and is adjacent to the important Yamnuska Meadows (Bow Valley Wildland Park) and Bow Valley Provincial Park. This area provides unique habitat for a range of wildlife species and is noted for the high diversity of vascular plants, including twenty rare or uncommon species.¹

A public hearing on the ASP was held over three days in March and April of 2007. The hearings in early March, included a presentation by the developer, and public comments for, against and neutral on the project. At the April 12 hearing, environmental consultants hired by the MD of Bighorn reviewed the environmental study commissioned by the developer. The consultants recommended the environmental study be rejected based on the fact it contained “bias”, was “inappropriate” and not “evidence-based”.

On June 12, the MD of Bighorn Council gave Second Reading approval to the ASP for Horseshoe Lands. This makes a town of over 5000 people at the edge of the Bow Valley one step closer to reality. That said, the MD Council outlined seven major amendments and twenty minor amendments that need to be addressed by the developer before the Third Reading will take place. The major amendments include the following:

1. Environmental studies need to be completed based on recommendations by Wildlife & Company and the draft ASP needs to be amended based on those environmental studies.
2. A water source needs to be clearly proven, and the license must be provided to the MD prior to the Concept Plan stage.
3. Permit for required sanitary sewage treatment system must be provided before Concept Plan approval.
4. Access road from Highway 1 should have a formal road plan, and be owned by the Province of Alberta
5. Demonstration of fiscal viability from a municipal perspective
6. Commitment to proportional development of 3:1 for residential to industrial/commercial land
7. Concept Plan approvals required prior to any subdivision or development proceeding within the ASP.

Some of the minor amendments include using the best available, demonstrated technology for storm water management, clearly recognizing the need for wetland protection and a commitment to affordable housing.

As of this summer, the developer has been working with MD administrative staff and environmental consultants to meet the terms of these amendments. The developer expects to complete the amendments and make all necessary revisions to the Area Structure Plan by September, yet MD Council is uncertain as to when a Third Reading will occur.

CPAWS is very apprehensive about this development, and the lack of context within the bigger picture. We will continue to follow this process closely, and let our views be known.

Even though the MD of Bighorn Council is no longer officially accepting submissions, we encourage you to let the Council know what you think. You can also write to the Alberta government and convey the importance of integrated management and land-use planning in the province of Alberta.

Contact information:

Municipal District of Bighorn
PO Box 310
Exshaw, AB T0L 2C0
Reeve Dene Cooper

The Honourable Ed Stelmach
Premier of Alberta
#307 Legislature Building
10800 - 97th Avenue
Edmonton, AB T5K 2B6

The Honourable Ted Morton
Minister of Sustainable Resource Development
#420 Legislature Building
10800 - 97th Avenue
Edmonton, AB T5K 2B6

The Honourable Ray Danyluk
Minister of Municipal Affairs and Housing
#104 Legislature Building
10800 - 97th Avenue
Edmonton, AB T5K 2B6

See also:

Editorial: Seebe Sprawl Would Spoil our Natural Capital

Horseshoe Lands Web site
Municipal District of Bighorn Web site

Notes:
¹Alberta Community Development, Bow Valley Protected Areas Management Plan, September 2002, p.15

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