Base31 Plans 7,500 Homes in Prince Edward County

One of the largest development projects ever proposed in Prince Edward County is preparing to move into residential construction, with approvals in place for 7,500 new homes on a 750-acre former military training base near Picton.

PEC Community Partners is developing Base31, the former British Royal Air Force training site dating to 1940. The massive redevelopment is planned to unfold over approximately 30 years and eventually include single-family homes, townhomes, condominiums and rental apartments.

Toronto Star reports that the first subdivision, known as the Hilltop, will contain approximately 450 lots, with pre-construction sales expected to begin in September.

Another major component is moving even faster. Construction of a 120-unit rental apartment development is expected to begin in October and take approximately two years to complete.

Together, the projects mark the transition of Base31 from the redevelopment of its historic commercial district into a major residential construction program.

750-Acre Former Military Base Set for Redevelopment

Base31 occupies approximately 750 acres a short drive from downtown Picton.

The property began as a British Royal Air Force training base in 1940 and retains dozens of historic structures, including former barracks, hangars and mess halls.

A roughly 70-acre section has already been transformed into the B31 District, where former military buildings have been adapted for new uses.

Existing spaces now accommodate businesses and community uses including:

• Artist studios
• Music and event venues
• Daycare facilities
• Restaurants and food businesses
• Other commercial tenants

The larger development plan will build upon that existing district while introducing thousands of new residences across the surrounding property.

Approvals in Place for 7,500 Homes

PEC Community Partners has approvals for approximately 7,500 residences.

The housing program is expected to include:

• Single-family detached homes
• Freehold townhomes
• Condominium townhomes
• Bungalow townhomes
• Condominium residences
• Purpose-built rental apartments

Five percent of the overall residential development is planned as affordable housing.

If the full development is completed, the new housing could dramatically increase the population of the Picton area, which currently has approximately 4,500 residents.

Development, however, is expected to occur gradually over approximately three decades.

Base31 co-owner Jack Winberg, who is also CEO of Rockport Group, said the development is intended to provide a range of housing types for buyers including first-time homeowners, seniors and people working remotely.

Hilltop Subdivision Will Bring First 450 Lots

One of the first major residential phases will be the Hilltop subdivision, which is planned for approximately 450 lots.

Developers expect to begin pre-construction sales shortly, starting with approximately 200 homes.

The planned housing includes condominium townhomes, freehold townhomes, bungalow townhomes and detached houses.

Once individual homes are sold, construction is expected to take approximately 12 to 18 months.

Under an optimistic development schedule, the first group of completed homes could be delivered within approximately three to four years.

For contractors and suppliers, the Hilltop subdivision represents the beginning of what could become decades of low-rise residential construction at Base31.

120-Unit Rental Project Could Start in October

A separate 120-unit purpose-built rental apartment development is also advancing.

Construction is expected to begin in October and take approximately two years.

The building will contain a mix of:

• Studio apartments
• One-bedroom apartments
• Two-bedroom apartments

Twelve studio apartments, representing 10 percent of the building's units, are planned as affordable residences.

Unlike the longer-range portions of the Base31 master plan, the rental development represents a near-term construction opportunity with a defined construction start and approximately two-year building schedule.

Major Water and Wastewater Infrastructure Required

Infrastructure will be one of the most significant construction issues affecting the long-term Base31 development.

Most of the approved 7,500 homes will require expanded municipal water and wastewater capacity.

Prince Edward County is investigating infrastructure improvements that could cost as much as $255.5 million to accommodate Base31 and other planned growth.

Development charges generated as new homes are constructed are expected to repay a significant portion of those costs. The municipality is also investigating provincial and federal funding and potential upfront contributions from developers.

According to Winberg, existing municipal capacity is expected to be sufficient to service approximately the first 400 Base31 homes.

Developers have also invested approximately $12 million in water infrastructure serving the existing commercial portion of Base31.

Future expansion could eventually create substantial opportunities for contractors involved in:

• Water mains
• Sanitary sewer systems
• Pumping infrastructure
• Stormwater management
• Road construction
• Underground utilities
• Site servicing

The timing of later residential phases could depend heavily on how the municipality and developers resolve the financing and construction of this infrastructure.

Historic Buildings Continue to Be Reused

Base31 is unusual among large master-planned developments because of the extensive collection of former military buildings already occupying the property.

Rather than clearing the entire site, portions of the former air training base have been retained and adapted for commercial, cultural and community uses.

That approach creates two different construction streams within the overall development.

New residential neighborhoods will require conventional subdivision, multifamily and infrastructure construction, while the historic B31 District can continue generating opportunities for restoration, rehabilitation and adaptive reuse.

Plans for cultural programming have become part of a dispute among Base31's ownership group. Former CEO and co-owner Tim Jones filed a lawsuit in May alleging that his partners moved away from earlier commitments involving cultural programming and community infrastructure.

The allegations remain before the courts and are disputed by Winberg.

For the construction industry, the more immediate development story is the scale of the approved residential program and the infrastructure necessary to support it.

Construction Trades Involved

With 7,500 homes planned over approximately 30 years, Base31 could generate opportunities across nearly every segment of residential and civil construction.

Potential trades and suppliers include:

• Land clearing and site preparation contractors
• Excavation and earthwork contractors
• Grading contractors
• Underground utility contractors
• Water and sewer contractors
• Stormwater management contractors
• Road and subdivision contractors
• Asphalt paving contractors
• Concrete contractors
• Foundation contractors
• Concrete forming contractors
• Structural framing contractors
• Lumber and building material suppliers
• Masonry contractors
• Roofing contractors
• Siding and exterior cladding contractors
• Window and door contractors
• Insulation contractors
• Drywall contractors
• Plumbing contractors
• HVAC contractors
• Electrical contractors
• Fire protection contractors
• Elevator contractors for multifamily buildings
• Flooring and tile contractors
• Cabinetry and millwork contractors
• Painting contractors
• Appliance suppliers and installers
• Landscaping contractors
• Sidewalk and streetscape contractors
• Heritage restoration contractors
• Adaptive reuse specialists

The planned mix of detached homes, townhouses, condominiums and rental apartments means opportunities will extend from subdivision contractors and homebuilders to larger multifamily construction firms.

Base31 Could Create Decades of Construction

The scale of Base31 makes it a significant long-term development project for Prince Edward County. The 7,500 approved homes are expected to be constructed over approximately 30 years, meaning the project could provide a continuing pipeline of residential, commercial and infrastructure construction.

More immediate activity is approaching.

Pre-construction sales for the first 200 homes are expected to begin in September, while construction of the 120-unit rental development is scheduled to start in October.

Beyond those projects, the approximately 450-lot Hilltop subdivision and future phases could eventually bring thousands more homes to the former military property.

The need for as much as $255.5 million in expanded water and wastewater infrastructure adds another potentially significant layer of civil construction.

For contractors, subcontractors and suppliers serving Eastern Ontario, Base31 is therefore much more than a single development. It represents a multi-decade construction program combining new housing, multifamily development, municipal infrastructure, commercial space and the continued adaptive reuse of historic military buildings.