Cable Bay rezoning bid draws fiery public hearing

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It was an overcapacity crowd Wednesday night as a large crowd was forced to view the proceedings from outside City Council chambers. (Image Credit: Ian Holmes/NanaimoNewsNOW)

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Cable Bay rezoning bid draws fiery public hearing

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NFP envisions a site capable of supporting 32 acres of industrial floor area serviced by a private access road off Phoenix Way.

Over four hundred people showed up for a marathon public hearing on the evening of Thursday, April 13, forcing overflow attendees to track the proceedings in an adjoining lobby on a big screen.

The hearing reached its four-hour deadline at 11 p.m.

The proceedings will continue on Wednesday, April 22 at 7 p.m. at the VICC.

Following the public hearing stage, two votes in support of the application would be required for the rezoning to be approved.

950 Phoenix Way, shaded in red, is proposed to be rezoned by Nanaimo Forest Products for agricultural industrial development. (Image Credit: City of Nanaimo)

Impassioned Opposition

A majority of the dozens of speakers were opposed to the NFP rezoning application, including Snuneymuxw First Nation (SFN) Elder Geraldine Manson.

She stood at the podium to state the property was wrongly taken from their ancestors, noting the SFN Sarlequun Treaty of 1854 pledged to protect their traditional homelands.

Manson said Snuneymuxw is immersed in the archaeology history of their people, stating there are indications the subject property was home to an SFN village site over 35 hundred years ago.

“1970’s, many remains were taken, over two thousand artifacts were removed and because the archaeologist was going to slow they bulldozed the rest of the land so we could not gather what we needed to gather,” Manson said.

SFN formally registered its concerns regarding rezoning 950 Phoenix Way in a letter to Nanaimo City Council last week.

Signed by SFN Chief Michael Wyse, the letter states the subject property and surrounding area represent integral parts of SFN treaty-protected village sites.

According to SFN, earlier this year NFP began responding to its requests for capacity funding, which has not been completed, causing delays.

“…these discussions remain in the early stages, however, and no agreement is in place at this time,” Chief Wyse’ letter stated.

Numerous members of the public in opposition voiced various environmental concerns.

One of the first speakers was Sarah Callies, known for her acting role in the hit television series Walking Dead.

She said compromising a world class, natural wonderland like Dodd Narrows can’t be replaced.

“The Snuneymuxw First Nation has called for an inquiry into unreported waste spillage, calling into question the transparency of the industry already here, as well as the effectiveness of the regulatory mechanisms designed to keep that industry from harming our environment,” Callies said.

Excessive Noise, odor and potential long-term human health concerns were also voiced by multiple speakers.

Toward the end of the evening, Nanaimo resident Deborah Short focused her three minute allotment on how heavy industry could harm depleted Resident Southern Killer Whale populations, as well as other marine life.

“I have not heard any serious consideration that has been made in regards to the noise pollution that new industry will create. Let’s remember that noise travels underneath the water,” Short said.

Local Cedar resident Robin Tagles fears the unknown of what various industrial enterprises could form on the property.

“My problem with changing the zoning is it becomes a big open door, I think with restrictions it could be okay, with a larger buffer zone,” Tagles said.

Several speakers, such as Terry Dewisbuler, voiced concerns about on-site erosion in reference to a sloping downward grade toward Cable Bay Trail and the ocean.

“People travel from all across the country to see Dodd Narrows, what happens on the land were discussing today will roll downhill and affect Dodd Narrows, there’s no questions about it.”

Concerned Gabriola and Mudge Island opponents also addressed City Council with their grievances.

Opposition to the rezoning a neighbouring property is evident throughout the well-travelled Cable Bay Trail network. (Image Credit: Ian Holmes/NanaimoNewsNOW)

Strong support

Paul Sadler, general manager and CEO of Nanaimo Forest Products, made an opening address on behalf of the proponent.

“Harmac purchased the subject property in our continued quest to diversity our business and help address an important need for the community. Nanaimo is desperately short of industrial land and Council initiated this process when approving the Official Community Plan in 2022,” Sadler said.

While he expanded on significant contributions NFP has on the region’s financial health, he also emphasized the need to balance economic growth with environmental sustainability.

Sadler believes a local employee-owned company is best suited to spearhead maintaining ownership of an expanding Duke Point industrial park.

“…long-term site-use agreements, selecting business that are complementary of our business, or business that can take advantage of our green energy supply is the objective. We are not the evil empire, we are responsible local owners and operators.”

Several other Harmac employees spoke in favour of the vision, while a number of community leaders also stood behind NFP, including Nanaimo Prosperity Corporation CEO Colin Stansfield.

He said private sector efforts such as NFP’s work to unleash economic growth is critically vital.

“It’s also important to be clear about what industrial means today, because much of the concern we’re hearing today is based on an outdated picture,” Stansfield said. “We’re seeing growth in clean energy and manufacturing, we’re seeing circular economy infrastructure…”

Liette Masse, greater Nanaimo Chamber of Commerce interim CEO told the hearing she’s heard chamber members and partners raise concerns about a lack of industrial land inventory.

Masse said NFP’s application is logical and consistently aligns with the City’s vision to grow Duke Point’s industrial capacity.

“This project represents an important opportunity to support long-term job creation, strengthen local supply chains, increase the commercial tax base, and send a strong signal that Nanaimo is open and ready for business,” Masse told the hearing.

She added NFP has shown a willingness to listen to community concerns by boosting the greenspace buffer from 50 to 100 metres along Cable Bay Trail.

Tempers flared at times during the hearing in which in-person addresses and live phone calls were fielded.

At least one NFP supporter, as well as a rezoning opponent, were booted from Council chambers by security a few minutes apart for unruly behaviour.

Numerous instances of jeering and clapping erupted during and following audience submissions, to the objection of Nanaimo Mayor Leonard Krog.

Advanced to the public hearing stage by Nanaimo City Council last month, City staff endorses rezoning 950 Phoenix Way, which was formally submitted by NFP late in 2023.

The City notes the proposed rezoning is supported by several policy areas, including providing appropriately zoned land for new and existing businesses.

NFP is an integral economic generator locally, with the mill’s unique employee-owned shareholder model supporting roughly 340 well paying jobs.

Last year, the City of Nanaimo reported NFP supplied $1.72 million in municipal property taxes, representing 1.07 per cent of the City’s 2025 municipal tax levy, which doesn’t include taxation supplied to other government agencies.

— with files from Alex Rawnsley and Jordan Davidson

Editors note: Accurate spellings of speakers’ names during the public hearing were not readily available, and any errors are unintentional. Those wishing to correct names listed here can email info@nanaimonewsnow.com.

Nanaimo Forest Products, which operates Harmac Pacific pulp mill, aims to rezone over 200 acres near its mill site. (Image Credit: Snuneymuxw First Nation)

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