[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.

Special Meeting, August 25, 2026

Transcript