[0:01] Where you going?
>> Good afternoon everyone and welcome to
[0:05] our special council meeting of Tuesday,
August 25th, 2026. I will now call the
[0:09] meeting to order and acknowledge that we
are in Migmagi, the ancestral and seated
[0:14] territory of the Migmagi people.
Uh administrative and procedural issues
[0:18] for today, 2.1 is approval of the
agenda. The recommended motion is that
[0:22] the agenda be approved as presented. If
we could use our raise our hands for
[0:26] today, um moved by Councillor Lockhart,
seconded by Deputy Mayor Ghoul. All
[0:30] those in favor, raise your hand.
[0:34] Motion's carried. Thank you very much.
Um 2.2, uh I will direct your attention
[0:39] to the municipal conflict of interest
act and uh requ- as you were required to
[0:44] declare conflict of interest prior to
any discussion on the matter.
[0:48] Three, organizational policy and bylaw
items. 3.1 is first reading of the bylaw
[0:53] to amend the LUB 26-11,
temporary pause on accepting AI data
[0:59] center development permit applications.
Mr. Harid, I'll give you the floor.
[1:04] » Thank you, Your Worship. Um
the actual uh item for for council's um
[1:10] consideration is is pretty brief. I I
just want to take a
[1:13] couple of minutes though to uh
reiterate, explain, and emphasize the
[1:18] reason for today's meeting and and the
reasoning behind it being a virtual
[1:22] meeting and um the the the time that was
the selected. Um because there are lots
[1:28] of conversations out there, even some of
amongst um members of council about um
[1:33] exactly what we're doing and I think
it's important that members of the
[1:36] public understand that, too. So, today
um is the very first uh meeting Today's
[1:41] meeting is very first in the process of
council uh considering putting
[1:45] regulations in place to uh specific to
AI data centers.
[1:50] The only purpose of the bylaw amendment
that's before you today is to implement
[1:54] a pause for 6 months for receiving and
processing
[1:58] uh at potential applications for
development permits related to these
[2:01] facilities while staff and the
consultants who are working on our
[2:04] comprehensive, mind you, bylaw and
municipal planning strategy review
[2:09] uh do the work they need to bring these
um regulations forward.
[2:15] Um
as most of you know, as folks on council
[2:19] would know and and perhaps members of
the public don't, um the process today
[2:24] after first reading, uh there will be a
if if council is so inclined to approve
[2:29] the motion that's before you, the um
uh first reading and notice of intent
[2:34] will be approved and then we'll proceed
to schedule public hearing uh in the
[2:38] council chambers in Upper Tantallon
sometime in September where members of
[2:42] the public will be welcomed to come and
um
[2:46] um take part in the public hearing and
uh provide and share their
[2:51] um their opinions and their concerns um
with council and members of the public.
[2:57] After that public hearing, um there
would be a a
[3:02] another period of a few days or a few
weeks and council would then consider
[3:07] second reading of the bylaw. If that
second reading were approved, then um
[3:13] the moratorium would be in place.
The pause on accepting applications,
[3:18] which is a moratorium, would be in place
uh for 6 months while this
[3:24] work goes on in the background.
After today's first reading, if council
[3:29] approves first reading today,
um we will staff of the municipality
[3:33] will be precluded from accepting and
processing any um applications for
[3:39] development permit relative to these
sorts of facilities.
[3:43] Hopefully those comments give folks some
comfort in terms of what's going on and
[3:47] what process is.
Today is just about the pause, just
[3:52] about the moratorium.
There is more work to do and it will be
[3:55] ongoing as part of the larger review
that's been going on now for about a
[3:59] year.
Um
[4:02] and when those regulations come forward
as part of the bigger package, again,
[4:08] there will be a separate process where
there will be a first reading like
[4:11] today, although it will take much, much
longer because it'll be a much larger
[4:14] document.
Um
[4:18] those documents will be available to the
public. There will be another public
[4:22] hearing, um
at least one, um for folks to be able to
[4:26] express their opinions and understand
the issues. And then council again, um
[4:31] will go through second reading and and
um
[4:36] final final approval.
[4:41] Um
we're putting a 6-month we're proposing
[4:44] to put a 6-month pause on accepting
these applications.
[4:49] If the work
the larger the work, the wider work on
[4:52] the land use bylaw, regulate uh
bylaw and the municipal planning
[4:57] strategy
for some reason takes longer than 6
[5:01] months,
council at the time can reconvene and
[5:05] consider whether another 6-month
extension to this
[5:10] moratorium or pause is appropriate.
Um our our legal counsel has advised us
[5:17] that in
in situations like these, that that
[5:20] process is a reasonable one and and
reasonability is key in
[5:26] uh ensuring that uh we do this right and
then we do this with all due regard for
[5:31] uh for process.
Um some conversation about um
[5:39] having this meeting online rather than
in person. So, two things to say about
[5:44] that.
This is um
[5:47] notice of intent first reading. Again,
as I described, there's there two more
[5:51] steps in this process alone.
This
[5:55] if it weren't for me talking forever,
this would be an exceedingly uh short
[5:59] meeting because there's just there's
just one item. So,
[6:02] the decision was taken to have it
virtually rather than have um
[6:07] nine members council uh drive in from
from all parts of the municipality for a
[6:12] 20-minute meeting.
Um
[6:14] that was the first consideration. The
second consideration is one of
[6:18] timeliness.
Once council, to reiterate, once council
[6:23] approves first reading, if they do, then
we are precluded from processing these
[6:28] sorts of applications if they if they
come. So, it was incumbent upon us to
[6:33] have this meeting as early on the
calendar as we could so that more pages
[6:39] didn't flip on the calendar and more
opportunities for these sorts of
[6:42] applications um
to be
[6:46] received would occur.
[6:50] Really clearly, though,
I'm just about done.
[6:54] Really clearly,
um
[6:58] we at this point are not uh in receipt
of any sorts of um
[7:04] uh inquiries.
We are not aware um of potential
[7:10] applications. Our staff are not engaged
with anyone kicking the tires about an
[7:14] application. This is simply a proactive
action by this council
[7:22] based on the fact that um there are
concerns in the community about these
[7:26] sorts of facilities
and um
[7:30] council wanted to get ahead of ahead of
the issue.
[7:33] So,
with that as a background,
[7:39] I don't think I forgot anything. With
that as a background,
[7:42] uh, the item before you is
a bylaw to amend the land use bylaw.
[7:49] Uh,
as I stated earlier, members of council
[7:52] were hearing significant degree of
community-based concern regarding
[7:56] potential development of AI data
centers.
[7:58] And, um,
wish to complete the ongoing
[8:02] comprehensive review of the MPS and LUB
before potentially having to consider
[8:08] any such application.
So, creating some space and time
[8:14] um,
to get the regulations in place before
[8:17] any potential and
applications come forward.
[8:22] Back in June,
June seems like so long ago.
[8:26] Back in June, uh,
council directed staff to provide
[8:30] information on the mechanics of
implementing a moratorium uh, on
[8:34] accepting applications for AI data
centers.
[8:38] Uh,
those of us who are those of you, sorry,
[8:40] I wasn't on council. Those of you who
were on council, um,
[8:44] the previous council will recall the
process we followed to put in place a
[8:48] moratorium on wind turbine development
while council considered the setback
[8:53] requirements and related regulations,
um, relative to wind turbine, um,
[8:58] development.
This process is very similar, um, to
[9:04] that process. In fact, it's exactly the
same. Change the names, it's it's
[9:08] exactly the same.
Now, in terms of any financial
[9:13] implications to to, um,
uh, making this decision, at this point
[9:18] there are
there aren't any identified. I suppose
[9:21] for the sake of completeness, we should
say that,
[9:24] um, putting the the moratorium or the
pause in place perhaps has a a negative
[9:29] or potential negative impact on the fine
future revenues. It's undefined, but for
[9:34] the sake of completeness, we're just,
um,
[9:37] we're just uh identifying that.
Uh the couple of alternatives, uh
[9:43] Council, you can proceed with first
reading the attached bylaw, which I'll
[9:47] read here before we're done. Um
and once the uh first reading has been
[9:52] given, no development permit may be
issued in the face of the pending
[9:56] changes. That's number one, and that's
the recommended solution, so that's what
[10:00] staff are recommending.
Um alternatively, you could allow the
[10:04] MPS and LUB to be reviewed to proceed
without enacting a short-term
[10:07] moratorium. Uh planning staff do
indicate that they believe that the MPS
[10:12] and LUB presently
uh likely don't permit the issue of
[10:16] development permit, um but that's not a
that's not a a known quantity. Uh
[10:21] Council could allow that development
proceed within the existing
[10:25] um provisions of the LUB.
Um as I said, the recommended the
[10:29] recommended um
action is to
[10:35] pass first reading the bylaw. The bylaw
is at page seven of your of your Council
[10:39] package,
um for those of you who are following,
[10:42] and it's a very short
uh two-paragraph bylaw bylaw 2611, and
[10:47] bylaw to amend the land use bylaw. First
line is it's just it's just the title,
[10:52] and then the the the citation. The
second is the actual meat of it. For a
[10:56] period of six months commencing on
Council approving first reading of the
[11:00] bylaw, no development permit
applications will be received for AI
[11:03] data centers while the municipality
completes its comprehensive review of
[11:08] the municipal planning strategy and land
use bylaw.
[11:10] Upon motion by Council where additional
time is deemed necessary to complete the
[11:14] review, this review period may be
expended extended one time by a further
[11:19] period of up to six months, and any
applications received following the
[11:23] expiry of the review period would be
shall be processed in accordance with
[11:28] the requirements in force at the time.
It's important
[11:33] um to realize or to understand that the
process
[11:38] um has to be reasonable. It has to stand
that test of reasonableness.
[11:42] Um
[11:45] approving this bylaw at first and second
reading
[11:51] does not
prohibit forever
[11:55] the development or the developer issuing
development permits for AI data centers.
[11:59] Rather, it provides time and gives pause
to the to those that activity to give
[12:05] council and staff the opportunity to
develop um
[12:09] the regulations.
All of those processes are subject to
[12:14] public input. They'll be done in a
public forum.
[12:19] There will be public hearings, but this
one is simply about the pause.
[12:25] So, the motion, Your Worship, that is
before council is a very simple one.
[12:31] And it is that uh that council approve
first reading of bylaw 2611, the bylaw
[12:36] to amend the land use bylaw, and further
that staff be directed to schedule a
[12:40] public hearing.
I'm happy to answer or try to answer
[12:44] any questions that council may have.
>> Thank you very much, Mr. Harris.
[12:49] Um before I move on to the uh moving of
the motion and whatever, I believe
[12:54] Councillor Redman uh would like to say
something. So, go ahead, Councillor
[12:57] Redman.
>> Uh thank you. I just wanted Greg for
[13:01] taking the time to explain the process.
It's been very confusing for
[13:06] constituents, and they've been concerned
about us having um a Zoom meeting, and I
[13:13] think the explanation that the CAO gave
was most appropriate, and I thank him
[13:19] very much for taking the time to do
that, and hopefully it eases a lot of
[13:23] minds. Thank you.
>> Thank you very much, Councillor Redman.
[13:27] » Thank you.
>> The recommended motion is that Council
[13:30] approve first reading of bylaw 26-11,
the bylaw to amend the land use bylaw.
[13:35] Further, that staff be directed to
schedule a public hearing. Someone move
[13:38] this second this to make the motion.
Moved by Councillor Redmond, seconded by
[13:42] Councillor Hotelling.
Um, any comments or discussion on the
[13:45] motion?
Go ahead, Councillor Hotelling.
[13:50] » Thank you, Mayor Gilroy. Um
so I just have a few things to say and
[13:56] apologies if it seems a little choppy.
Lots of people have been weighing in
[14:00] this morning, but I did want to share
comments and concerns
[14:04] um that I have been asked to just to
make sure that it's on the record and
[14:08] recorded here today.
Uh so, first of all, I just want to say
[14:12] that I did write this without AI. I was
trying out AI for some time and admit it
[14:17] can be useful, but there are always
there was always something missing, an
[14:22] authentic tone that comes from real
humans who are not perfect, and I like
[14:26] that. It makes me feel more connected to
the work I do, and it makes me actually
[14:31] use my brain. I am not saying I will
never use it. I just want to be clear
[14:35] that I am now more than ever paying
close attention to how and why and the
[14:39] risks associated with it.
It actually feels like we are being
[14:44] forced into using it. I try my best to
delete the options on all platforms now,
[14:49] but it keeps popping up. I understand
tech is here and we don't seem to have a
[14:53] choice in using it if we are going to be
online, but just for the record, I was
[14:57] okay with Google prior to AI.
I think it may be better to have to take
[15:03] the time to research properly and
contemplate rather than grabbing a quick
[15:07] answer that may or not be truthful, and
I make all my posts, business signage,
[15:11] and content using my own creativity now.
Call me old-fashioned, but I think it
[15:16] may be best for us as a whole to just
close the computer and and down the
[15:20] phone and go outside more often. Maybe
then we wouldn't need more data centers.
[15:25] Could it be that simple?
So, here's some things that constituents
[15:30] have shared with me.
There is an urgency to this I'm
[15:34] noticing. I've read things like we need
to be leaders in data center development
[15:38] and if we get on board early, we'll have
a windfall of tax dollars and jobs.
[15:42] This rush to sign up leaves little room
for research and data collection on what
[15:47] the ripple effect will be for our
residents and the environment. I believe
[15:51] this moratorium should be in place as
long as it takes to make an informed
[15:55] decision.
Some are comparing Nova Scotia to
[15:59] Alberta.
Here in Nova Scotia, when you sneeze,
[16:03] the farmer next over catches your cold.
Everything is too close together to have
[16:08] space for this type of industry and the
resources it consumes.
[16:12] There has been a severe lack of water
during summer months in Cumberland. Over
[16:18] the 20 years I have lived in Pugwash, my
own well has gone dry several times and
[16:23] I have many residents who have the same
concern.
[16:27] In places like Ireland and New South
Wales, they require are requiring tech
[16:32] companies to power their data centers
with renewable energy and to provide
[16:36] that renewal renewable energy
themselves, adding to the supply.
[16:41] Government regulations could force tech
companies to provide and pay for
[16:45] enormous new quantities of renewable
energy.
[16:49] And I'm talking about actual renewable
energy, not biomass or natural gas, but
[16:54] perhaps geothermal, which Cumberland has
spent years researching in Springhill.
[16:58] And part of the regulations for a data
center could be providing a community
[17:02] with renewable energy as well as their
own.
[17:06] Some questions. Will council have a
report on impacts to communities that
[17:11] already have data centers?
Will an application to build a data
[17:15] center come to council if there is no
moratorium.
[17:19] Where is all this data being used? Is it
really Canadians who need this much
[17:23] capacity?
Are we able to find this out, or can we
[17:27] put something in place that will allow
the data center to only supply data we
[17:31] need here in Nova Scotia?
Some have cited to me that we need this
[17:36] because of all our banking services,
etc., that have gone online.
[17:41] My understanding is that these are
specifically for AI data, but it would
[17:45] be good to know exactly what that means.
I have been using online banking for
[17:49] some time, and there was not this urgent
need for data centers. I will do my own
[17:53] research and find experts who I can ask
without a financial tie to these
[17:57] projects to get an un- biased opinion.
There are so many questions at this
[18:03] point that we need to know the answers
to. Perhaps there is a benefit that
[18:07] outweighs the costs and risks of this,
but I admit I don't know enough about it
[18:11] yet, and so I will be voting for the
moratorium until we have a better
[18:15] understanding. Thank you.
[18:19] » Thank you very much, Councillor
Hotelling. Anyone else have anything to
[18:22] say?
Raise your hand.
[18:26] Mr. Herritt, go ahead.
>> I Thank you, Your Worship. I just wanted
[18:30] to check in to see whether those
questions that Councillor Hotelling
[18:34] posed were rhetorical or
she was looking for an answer.
[18:39] » Thank you. Um I don't expect an answer
today. I just wanted to put those in
[18:45] your
I wanted to plant a seed.
[18:49] » What So, thank you for that. Yeah, Your
Worship, Councillor Hotelling, um
[18:52] I would expect that um when regulations
come to council, so those things won't
[18:57] be part of this proceeding because this
is simply about a pause.
[19:01] But when the actual regulations come
forward, the changes to the land use
[19:05] bylaw that address this,
um those are
[19:09] um
those are reasonable questions to ask uh
[19:13] of
consultants and our planning staff and
[19:17] council at the time can work their way
through, you know,
[19:22] what answers you can get to the to those
um
[19:26] to those questions. Just but
but really
[19:30] really quickly I I would
think that
[19:33] impacts on communities and impacts on um
properties and that are near these
[19:41] developments are
kind of sort of what the planning
[19:44] process is all about. So, I I I I would
expect that there would be information
[19:48] provided on that, counselor.
Um
[19:52] you had asked, again maybe rhetorically,
uh
[19:56] uh
without this moratorium, would would
[19:59] council be would the municipality be
accepting
[20:03] applications? I think the answer to that
is
[20:07] yeah, they would work their way through
the process. It doesn't mean they would
[20:12] necessarily be approved or that they
would be approved as of right or they
[20:16] would work their way through that
the the process. So,
[20:20] all of those things are
questions that
[20:24] members of council and the public can
ask when the actual regulations come
[20:27] forward.
>> Thank you very much, Mr. Mayor.
[20:31] Uh Counselor Italian, go ahead.
>> Uh
[20:36] thank you. Just to be clear, um it was
specifically whether the development
[20:41] agreement comes to council, if there's
no moratorium, like is it just through
[20:46] staff or does it come to a council for
approval?
[20:51] » Right. So, thank
Your Worship, yeah. So, if there's a
[20:55] development So, if the development is by
development agreement, certainly it does
[21:00] come to council.
Um
[21:03] planning staff advised that there, as I
said in my earlier remarks, they believe
[21:08] that the current land use bylaw,
municipal planning strategy,
[21:11] probably does not permit
the development of these facilities as
[21:16] it is currently
uh as it is currently written. I'll
[21:20] interpret that as it certainly has not
as of right in um
[21:25] in any zone at this point in time. So,
if that's the case,
[21:28] that would come before council.
[21:33] I I just do not foresee
[21:39] Careful, because I won't be the CAO much
longer, but but I do not foresee
[21:44] uh staff bring a staff uh an
an approval for an AI data center
[21:50] happening
anytime soon at the staff level without
[21:56] council involvement, particularly in the
face of
[22:00] you know, bringing forward this pause
and and going through the process. So,
[22:04] even if the pause
today wasn't
[22:09] um successful.
>> Thank you very much, Mr. Harold. Anyone
[22:13] else have a comment? Welcome.
[22:16] Seeing none, I'll ask that we call for
the vote. All those in favor of the
[22:19] motion, raise your hand.
[22:23] Contrary minded?
Seeing none, the motion is carried
[22:26] unanimously. Thank you very much, folks.
And if I could have a motion to adjourn,
[22:31] that would be good. Moved by Deputy
Mayor Ghoul, we are now adjourned. Thank
[22:35] you, everyone, for your participation
today and your input. Oh, Councillor
[22:38] Redmond, sorry.