55 Groves Road

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The City received an application to rezone 55 Groves Road from the Rural Residential Infill (RRI) Zone to the Residential 2 (R2) Zone to enable the development of semi-detached dwellings. To rezone, a Municipal Plan amendment is required to redesignate the property from the Rural District to the Residential District.

A total of 18 dwelling units are proposed. An updated proposed site plan (revised March 2025) can be found under the 'Documents' tab on this page.

An amendment to the St. John's Urban Region Regional Plan is also required to enable this amendment. The proposed Regional Plan amendment will re-designate the land from 'Rural' to 'Urban Development'. A copy of the proposed Regional Plan amendment is available for viewing under the 'Documents' tab found on this page.

There are two parcels of land proposed for development, both owned by the City. The property shown in blue was sold to the City in the past by the applicant, who signed an agreement with the City for the right to first refusal for reacquiring the land.

The land shown in orange is additional City-owned land which the applicant has requested to purchase to enable the proposed development.

Council has approved the sale of both properties, subject to development approval. The first step in development approval would be rezoning.

Review the materials on this page, once the consultation period opens you can provide your feedback. Ask a question at any time while the application is active.

Return to Planning St. John's main page to see other projects or learn more about the planning application process.

The City received an application to rezone 55 Groves Road from the Rural Residential Infill (RRI) Zone to the Residential 2 (R2) Zone to enable the development of semi-detached dwellings. To rezone, a Municipal Plan amendment is required to redesignate the property from the Rural District to the Residential District.

A total of 18 dwelling units are proposed. An updated proposed site plan (revised March 2025) can be found under the 'Documents' tab on this page.

An amendment to the St. John's Urban Region Regional Plan is also required to enable this amendment. The proposed Regional Plan amendment will re-designate the land from 'Rural' to 'Urban Development'. A copy of the proposed Regional Plan amendment is available for viewing under the 'Documents' tab found on this page.

There are two parcels of land proposed for development, both owned by the City. The property shown in blue was sold to the City in the past by the applicant, who signed an agreement with the City for the right to first refusal for reacquiring the land.

The land shown in orange is additional City-owned land which the applicant has requested to purchase to enable the proposed development.

Council has approved the sale of both properties, subject to development approval. The first step in development approval would be rezoning.

Review the materials on this page, once the consultation period opens you can provide your feedback. Ask a question at any time while the application is active.

Return to Planning St. John's main page to see other projects or learn more about the planning application process.

Questions

Please use this space to ask questions regarding this application and we will provide an answer. All questions will be posted as submitted. Some questions may require coordination with internal departments and additional time may be needed to post a response. 

The Q & A section will remain open while the application is active. 

If you prefer to provide comments or  submit questions using mail or email, please do so to the Office of the City Clerk, including your name and address, e-mail cityclerk@stjohns.ca or write to P.O. Box 908, St. John’s, NL, A1C 5M2. Be sure to include the name of the application in your submission. 



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  • Share The schools in this catchment zone cannot accommodate additional students. Larkhall has been rezoned twice in the past ten years, including last year, to accommodate rising student numbers. The most recent information received indicated that the school is about to surpass fire-code safety numbers, as it did last year. Due to rezoning, Leary's Brook Junior High's school population is also extremely high, and they cannot accommodate another grade. Construction on the school that is scheduled to open in Kenmount Terrace in September 2026 has not begun, which means a September 2026 start date is impossible. The most recent information received was that the bid for the school was still open. This catchment zone cannot accommodate more students or housing developments until the schooling zoning situation has been remedied. on Facebook Share The schools in this catchment zone cannot accommodate additional students. Larkhall has been rezoned twice in the past ten years, including last year, to accommodate rising student numbers. The most recent information received indicated that the school is about to surpass fire-code safety numbers, as it did last year. Due to rezoning, Leary's Brook Junior High's school population is also extremely high, and they cannot accommodate another grade. Construction on the school that is scheduled to open in Kenmount Terrace in September 2026 has not begun, which means a September 2026 start date is impossible. The most recent information received was that the bid for the school was still open. This catchment zone cannot accommodate more students or housing developments until the schooling zoning situation has been remedied. on Twitter Share The schools in this catchment zone cannot accommodate additional students. Larkhall has been rezoned twice in the past ten years, including last year, to accommodate rising student numbers. The most recent information received indicated that the school is about to surpass fire-code safety numbers, as it did last year. Due to rezoning, Leary's Brook Junior High's school population is also extremely high, and they cannot accommodate another grade. Construction on the school that is scheduled to open in Kenmount Terrace in September 2026 has not begun, which means a September 2026 start date is impossible. The most recent information received was that the bid for the school was still open. This catchment zone cannot accommodate more students or housing developments until the schooling zoning situation has been remedied. on Linkedin Email The schools in this catchment zone cannot accommodate additional students. Larkhall has been rezoned twice in the past ten years, including last year, to accommodate rising student numbers. The most recent information received indicated that the school is about to surpass fire-code safety numbers, as it did last year. Due to rezoning, Leary's Brook Junior High's school population is also extremely high, and they cannot accommodate another grade. Construction on the school that is scheduled to open in Kenmount Terrace in September 2026 has not begun, which means a September 2026 start date is impossible. The most recent information received was that the bid for the school was still open. This catchment zone cannot accommodate more students or housing developments until the schooling zoning situation has been remedied. link

    The schools in this catchment zone cannot accommodate additional students. Larkhall has been rezoned twice in the past ten years, including last year, to accommodate rising student numbers. The most recent information received indicated that the school is about to surpass fire-code safety numbers, as it did last year. Due to rezoning, Leary's Brook Junior High's school population is also extremely high, and they cannot accommodate another grade. Construction on the school that is scheduled to open in Kenmount Terrace in September 2026 has not begun, which means a September 2026 start date is impossible. The most recent information received was that the bid for the school was still open. This catchment zone cannot accommodate more students or housing developments until the schooling zoning situation has been remedied.

    RH asked 2 months ago

    Thank you for your comments. 

  • Share I strongly urge the city planners to consider an alternative area for this as a resident of Groves Road. I entirely disagree with this plan on Facebook Share I strongly urge the city planners to consider an alternative area for this as a resident of Groves Road. I entirely disagree with this plan on Twitter Share I strongly urge the city planners to consider an alternative area for this as a resident of Groves Road. I entirely disagree with this plan on Linkedin Email I strongly urge the city planners to consider an alternative area for this as a resident of Groves Road. I entirely disagree with this plan link

    I strongly urge the city planners to consider an alternative area for this as a resident of Groves Road. I entirely disagree with this plan

    GrovesRd asked 2 months ago

    Thank you for your comments.

  • Share After development of this land was already rejected by the people living on Groves Rd, why is the developer trying again to destroy the green belt and increase the already unsafe traffic in the area? Certainly there are other opportunities for development that do not have one roadway into/out of the area. on Facebook Share After development of this land was already rejected by the people living on Groves Rd, why is the developer trying again to destroy the green belt and increase the already unsafe traffic in the area? Certainly there are other opportunities for development that do not have one roadway into/out of the area. on Twitter Share After development of this land was already rejected by the people living on Groves Rd, why is the developer trying again to destroy the green belt and increase the already unsafe traffic in the area? Certainly there are other opportunities for development that do not have one roadway into/out of the area. on Linkedin Email After development of this land was already rejected by the people living on Groves Rd, why is the developer trying again to destroy the green belt and increase the already unsafe traffic in the area? Certainly there are other opportunities for development that do not have one roadway into/out of the area. link

    After development of this land was already rejected by the people living on Groves Rd, why is the developer trying again to destroy the green belt and increase the already unsafe traffic in the area? Certainly there are other opportunities for development that do not have one roadway into/out of the area.

    GrovesRd asked 2 months ago

    Thank you for your feedback.

  • Share Is it necessary to build directly on groves Road. Can you build somewhere else. There all kind of other spaces that this spot don't need to be disturb piece of land is very small and there is harder enough room with other places and vacant land that can be developed. on Facebook Share Is it necessary to build directly on groves Road. Can you build somewhere else. There all kind of other spaces that this spot don't need to be disturb piece of land is very small and there is harder enough room with other places and vacant land that can be developed. on Twitter Share Is it necessary to build directly on groves Road. Can you build somewhere else. There all kind of other spaces that this spot don't need to be disturb piece of land is very small and there is harder enough room with other places and vacant land that can be developed. on Linkedin Email Is it necessary to build directly on groves Road. Can you build somewhere else. There all kind of other spaces that this spot don't need to be disturb piece of land is very small and there is harder enough room with other places and vacant land that can be developed. link

    Is it necessary to build directly on groves Road. Can you build somewhere else. There all kind of other spaces that this spot don't need to be disturb piece of land is very small and there is harder enough room with other places and vacant land that can be developed.

    TheGroves asked 2 months ago

    Thank you for your feedback.

  • Share There is invasive species in this wooded area, especially a lot of Japanese Knotweed (mile a minute). The rhizomes underground can extend 7m away from the plant and 3m down into the soil. Cutting and digging up the knotweed just makes the rhizomes underground spread out as the plant believes it is under attack. This will potentially make this invasive species pop up in backyards of Seaborn. Proper removal process can take a number of growing seasons to eradicate completely. Will there be any strategic treatment of these invasive species before work begins and consultation with Wildlife or MUN Botanical Garden (which is close by)? on Facebook Share There is invasive species in this wooded area, especially a lot of Japanese Knotweed (mile a minute). The rhizomes underground can extend 7m away from the plant and 3m down into the soil. Cutting and digging up the knotweed just makes the rhizomes underground spread out as the plant believes it is under attack. This will potentially make this invasive species pop up in backyards of Seaborn. Proper removal process can take a number of growing seasons to eradicate completely. Will there be any strategic treatment of these invasive species before work begins and consultation with Wildlife or MUN Botanical Garden (which is close by)? on Twitter Share There is invasive species in this wooded area, especially a lot of Japanese Knotweed (mile a minute). The rhizomes underground can extend 7m away from the plant and 3m down into the soil. Cutting and digging up the knotweed just makes the rhizomes underground spread out as the plant believes it is under attack. This will potentially make this invasive species pop up in backyards of Seaborn. Proper removal process can take a number of growing seasons to eradicate completely. Will there be any strategic treatment of these invasive species before work begins and consultation with Wildlife or MUN Botanical Garden (which is close by)? on Linkedin Email There is invasive species in this wooded area, especially a lot of Japanese Knotweed (mile a minute). The rhizomes underground can extend 7m away from the plant and 3m down into the soil. Cutting and digging up the knotweed just makes the rhizomes underground spread out as the plant believes it is under attack. This will potentially make this invasive species pop up in backyards of Seaborn. Proper removal process can take a number of growing seasons to eradicate completely. Will there be any strategic treatment of these invasive species before work begins and consultation with Wildlife or MUN Botanical Garden (which is close by)? link

    There is invasive species in this wooded area, especially a lot of Japanese Knotweed (mile a minute). The rhizomes underground can extend 7m away from the plant and 3m down into the soil. Cutting and digging up the knotweed just makes the rhizomes underground spread out as the plant believes it is under attack. This will potentially make this invasive species pop up in backyards of Seaborn. Proper removal process can take a number of growing seasons to eradicate completely. Will there be any strategic treatment of these invasive species before work begins and consultation with Wildlife or MUN Botanical Garden (which is close by)?

    IG asked 3 months ago

    Thank you for your question. Removal of invasive species on the site or consultation with Wildlife or MUN Botanical Garden is not a requirement for this rezoning but we will take your comments into consideration.

  • Share As a resident of the area I have concerns with first the removal of the property for RR1 Rural Development to R2 Residential and its implications for further R2 development on Groves Rd. Development of 55 Groves Rd with its small lot size will lead to issues with traffic congestion, one street parking and city snow clearing. The Groves Rd, Gillies Rd, Pitchers Path area has seen major development in the past 20 years with already a significant increase in traffic. As there is only one entry and exit from Groves Rd, it is already difficult to enter and exit at Mount Scio Rd at peak traffic times. An additional approximate 35- 40 cars( at least 2 per household) will lead to further traffic and safety issues. Has there been any recent traffic count done in this area or will one be completed? on Facebook Share As a resident of the area I have concerns with first the removal of the property for RR1 Rural Development to R2 Residential and its implications for further R2 development on Groves Rd. Development of 55 Groves Rd with its small lot size will lead to issues with traffic congestion, one street parking and city snow clearing. The Groves Rd, Gillies Rd, Pitchers Path area has seen major development in the past 20 years with already a significant increase in traffic. As there is only one entry and exit from Groves Rd, it is already difficult to enter and exit at Mount Scio Rd at peak traffic times. An additional approximate 35- 40 cars( at least 2 per household) will lead to further traffic and safety issues. Has there been any recent traffic count done in this area or will one be completed? on Twitter Share As a resident of the area I have concerns with first the removal of the property for RR1 Rural Development to R2 Residential and its implications for further R2 development on Groves Rd. Development of 55 Groves Rd with its small lot size will lead to issues with traffic congestion, one street parking and city snow clearing. The Groves Rd, Gillies Rd, Pitchers Path area has seen major development in the past 20 years with already a significant increase in traffic. As there is only one entry and exit from Groves Rd, it is already difficult to enter and exit at Mount Scio Rd at peak traffic times. An additional approximate 35- 40 cars( at least 2 per household) will lead to further traffic and safety issues. Has there been any recent traffic count done in this area or will one be completed? on Linkedin Email As a resident of the area I have concerns with first the removal of the property for RR1 Rural Development to R2 Residential and its implications for further R2 development on Groves Rd. Development of 55 Groves Rd with its small lot size will lead to issues with traffic congestion, one street parking and city snow clearing. The Groves Rd, Gillies Rd, Pitchers Path area has seen major development in the past 20 years with already a significant increase in traffic. As there is only one entry and exit from Groves Rd, it is already difficult to enter and exit at Mount Scio Rd at peak traffic times. An additional approximate 35- 40 cars( at least 2 per household) will lead to further traffic and safety issues. Has there been any recent traffic count done in this area or will one be completed? link

    As a resident of the area I have concerns with first the removal of the property for RR1 Rural Development to R2 Residential and its implications for further R2 development on Groves Rd. Development of 55 Groves Rd with its small lot size will lead to issues with traffic congestion, one street parking and city snow clearing. The Groves Rd, Gillies Rd, Pitchers Path area has seen major development in the past 20 years with already a significant increase in traffic. As there is only one entry and exit from Groves Rd, it is already difficult to enter and exit at Mount Scio Rd at peak traffic times. An additional approximate 35- 40 cars( at least 2 per household) will lead to further traffic and safety issues. Has there been any recent traffic count done in this area or will one be completed?

    Sp asked 2 months ago

    Thank you for your feedback. The application was reviewed by the City's Transportation Engineers and no Traffic Impact Memo is required for the proposed rezoning.

  • Share What is the purpose of building new houses if it's unknown whether those houses will be unaffordable for people? In an earlier comment, it was indicated that the owner/buyer/developer of the land has not confirmed whether this housing will be financially accessible to people. While housing is a massive issue within the city, so is poverty. In theory, it sounds like a good plan, but those houses will be left empty if they're too expensive. on Facebook Share What is the purpose of building new houses if it's unknown whether those houses will be unaffordable for people? In an earlier comment, it was indicated that the owner/buyer/developer of the land has not confirmed whether this housing will be financially accessible to people. While housing is a massive issue within the city, so is poverty. In theory, it sounds like a good plan, but those houses will be left empty if they're too expensive. on Twitter Share What is the purpose of building new houses if it's unknown whether those houses will be unaffordable for people? In an earlier comment, it was indicated that the owner/buyer/developer of the land has not confirmed whether this housing will be financially accessible to people. While housing is a massive issue within the city, so is poverty. In theory, it sounds like a good plan, but those houses will be left empty if they're too expensive. on Linkedin Email What is the purpose of building new houses if it's unknown whether those houses will be unaffordable for people? In an earlier comment, it was indicated that the owner/buyer/developer of the land has not confirmed whether this housing will be financially accessible to people. While housing is a massive issue within the city, so is poverty. In theory, it sounds like a good plan, but those houses will be left empty if they're too expensive. link

    What is the purpose of building new houses if it's unknown whether those houses will be unaffordable for people? In an earlier comment, it was indicated that the owner/buyer/developer of the land has not confirmed whether this housing will be financially accessible to people. While housing is a massive issue within the city, so is poverty. In theory, it sounds like a good plan, but those houses will be left empty if they're too expensive.

    Rowan asked 3 months ago

    Thank you for your feedback.

  • Share With the removal of vegetation from the proposed area of land for development, there will be increased water runoff from the human made surfaces/structures (i.e., pavement, concrete); the houses on the North side of Seaborn could be directly affected by this. Will there be anything put in place to deal with the increase in water runoff in this area? on Facebook Share With the removal of vegetation from the proposed area of land for development, there will be increased water runoff from the human made surfaces/structures (i.e., pavement, concrete); the houses on the North side of Seaborn could be directly affected by this. Will there be anything put in place to deal with the increase in water runoff in this area? on Twitter Share With the removal of vegetation from the proposed area of land for development, there will be increased water runoff from the human made surfaces/structures (i.e., pavement, concrete); the houses on the North side of Seaborn could be directly affected by this. Will there be anything put in place to deal with the increase in water runoff in this area? on Linkedin Email With the removal of vegetation from the proposed area of land for development, there will be increased water runoff from the human made surfaces/structures (i.e., pavement, concrete); the houses on the North side of Seaborn could be directly affected by this. Will there be anything put in place to deal with the increase in water runoff in this area? link

    With the removal of vegetation from the proposed area of land for development, there will be increased water runoff from the human made surfaces/structures (i.e., pavement, concrete); the houses on the North side of Seaborn could be directly affected by this. Will there be anything put in place to deal with the increase in water runoff in this area?

    sh709 asked 3 months ago

    Thank you for your question. As part of this development, the applicant will be required to provide stormwater detention to address stormwater discharge and water runoff. 

  • Share Would it be prudent to place a stop sign at the end of Gillies Road where it intersects with Groves Road? I feel like there could be accidents once the new housing on Groves Road is built. on Facebook Share Would it be prudent to place a stop sign at the end of Gillies Road where it intersects with Groves Road? I feel like there could be accidents once the new housing on Groves Road is built. on Twitter Share Would it be prudent to place a stop sign at the end of Gillies Road where it intersects with Groves Road? I feel like there could be accidents once the new housing on Groves Road is built. on Linkedin Email Would it be prudent to place a stop sign at the end of Gillies Road where it intersects with Groves Road? I feel like there could be accidents once the new housing on Groves Road is built. link

    Would it be prudent to place a stop sign at the end of Gillies Road where it intersects with Groves Road? I feel like there could be accidents once the new housing on Groves Road is built.

    Rowan asked 3 months ago

    Thank you for your comment. There is a stop sign at the end of Gillies Road where it intersects Groves Road. If you notice a problem with a traffic sign or missing sign, please report it by contacting access@stjohns.ca.

  • Share 1. Would this provide an opportunity to run city water services to residents of groves road/pitchers path? 2. Would there be a plan to extend metro bus routes to groves road/pitchers path? 3. Is there a plan to build sidewalks to this area as part of this development? on Facebook Share 1. Would this provide an opportunity to run city water services to residents of groves road/pitchers path? 2. Would there be a plan to extend metro bus routes to groves road/pitchers path? 3. Is there a plan to build sidewalks to this area as part of this development? on Twitter Share 1. Would this provide an opportunity to run city water services to residents of groves road/pitchers path? 2. Would there be a plan to extend metro bus routes to groves road/pitchers path? 3. Is there a plan to build sidewalks to this area as part of this development? on Linkedin Email 1. Would this provide an opportunity to run city water services to residents of groves road/pitchers path? 2. Would there be a plan to extend metro bus routes to groves road/pitchers path? 3. Is there a plan to build sidewalks to this area as part of this development? link

    1. Would this provide an opportunity to run city water services to residents of groves road/pitchers path? 2. Would there be a plan to extend metro bus routes to groves road/pitchers path? 3. Is there a plan to build sidewalks to this area as part of this development?

    kaylafreake asked 3 months ago

    Thank you for your questions. The applicant is proposing to extend services from Seaborn Street to the property at 55 Groves Road, at their cost. At this time there are no plans to further extend services. The proposed rezoning does not include changes to bus routes, Metrobus is responsible for determining bus routes and service. Should the rezoning and development proceed, sidewalk will be installed in front of the new lots; however, at this time there are no plans to extend sidewalks along the rest of Groves Road. The road is built to a rural standard with gravel shoulders and roadside ditches. 

Page last updated: 06 May 2025, 10:37 AM