The draft land use plan developed is as shown in Figure 6.1. In the plan the site is viewed as three distinct areas or zones. Land behind the SYSCO wharf is best suited as a bulk commodity terminal and other uses requiring adjacent access to the wharf. Uses in this area should be restricted to those that absolutely require an immediate adjacency to the wharf and waterfront (e.g., offshore fabrication facili-ties).

The middle section of the site was set aside for heavier industries and manufac-turing that require access to the site's core infrastructure of power, rail, process water and sewer. Industries in this area can have access to the wharf via an access road and rail, and should be laid out to facilities this flow of goods. This area is also conductive to the establishment of environmental industries.

Lighter industrial lands abut the existing commercial uses on Disco Street and Terminal Road. These uses will tend to have a smaller footprint, and will be lo-cating there to provide support services to uses in the other two zones. These lands are expected to take longer to build out, and may also incorporate uses that support the Sydney Downtown, such as auto dealers, mini-storage facilities, warehouse showrooms, etc.

The SYSCO and Coke Ovens sites divided the community of Sydney. The draft plan also included the re-establishment of a road network to reconnect downtown and Ashby with the community of Whitney Pier, while simultaneously providing improved truck access to the SYSCO property. A new bridge was proposed across Muggah Creek at Ferry Street to provide a direct connection from SYSCO to downtown Sydney.

Land Use and Economic Development

There is generally consensus in CBRM that the land uses proposed in the draft plan for the SYSCO site are appropriate. Most people consulted felt that indus-trial, port, manufacturing and environmental industries were the most suitable. While a range of ideas (from recreation and housing to heavy industry) was heard, the overwhelming majority focused on re-use of the infrastructure and us-ing the site as a key element in the re-building of the CBRM economy. Most people felt that heavy industry was appropriate.

That said, most people also believe that new industry must be “clean” with strong environmental protection. The new industrial park was described as an "eco-industrial park", forward looking and sustainable. There was also concern and support expressed for the creation of long term jobs.

The history of the SYSCO site was discussed passionately by many individuals. Residents and groups clearly see the history of coking and steel making as be-longing to Sydney (not New Glasgow). Most people believe that it should remain clear that the site was a former steel plant and the artifacts remaining there should belong to the community. There was a great deal of discussion of other former industrial sites where stacks have been left up and buildings recycled as part of a conscious acknowledgement of the site's history.

Traffic and Street Connections

Most individuals consulted believe that a direct connection from Highway 125 to the SYSCO wharf is essential. The desired level of service for this street/road connection varied from a truck haul road (nearly complete consensus) to a 4 lane controlled access highway with overpasses and interchanges (limited largely to CBRM Council and staff).

There were two primary reasons provided for the direct connection to Highway 125. For many people the SYSCO site represents the only possible hope of an eco-nomic future for CBRM. For these people, the road connection is seen as essential to attracting new businesses to the SYSCO site, and therefore not providing it is seen as “giving up” on CBRM. Others simply refuse to live with coal trucks on urban streets.

New street connections re-connecting Whitney Pier to the rest of Sydney were considered important, especially to residents of Whitney Pier.