With the approval of a water transfer Springbank, a sparsely populated community west of Calgary, has a new development on its horizon. One developer described it as "basically big-box commercial" (Cryderman 2008). Bingham Crossing promises to bring entertainment and retail opportunities to the many acreage owners dotting the rolling, once-agricultural fields west of Calgary as well as attract those traveling between Calgary and Banff. It will also include new residential development on one third of the site. Together with existing and approved development, it will change the face and feel of Springbank if approved.

At full build out by 2018/2020, the developers estimate that 372 acre-feet of water will be needed annually. The first phase, which will focus on commercial space in the southwest corner closest to the TransCanada highway, will require 117 acre-feet of water per year. Calalta Waterworks has agreed to supply 47 acre-feet for at least 25 years. The other 70 acre-feet could be from Allen Trout Farms if Alberta Environment agrees to approve a water rights transfer of 200 acre-feet (equivalent to almost 247,000 cubic metres) per year. If approved, Calalta has agreed to accept, pump, treat, and deliver the 200 acre-feet, subject to upgrades and expansion of their waterworks.

Because new licences for surface water are no longer available in the Bow, Oldman, and South Saskatchewan sub-basins, new developments such as this one must find water from existing licence holders. The $15 million water purchase for the Balzac mega-entertainment complex north of Calgary is an example of the transactions needed to find water in southern Alberta. So far, the purchase price for the 200 acre-feet is undisclosed.

The Bingham Crossing developers anticipate that 247 acre-feet should satisfy phase 1 (2009/10), which would be similar in size to Westhills shopping district in Calgary, and phase 2 (2012/2013), and part of phase 3 (2015/2016). But, despite water conservation measures, such as xeriscaping and rain harvesting, the developers estimate phases 3 and 4 will require them to find an additional 125 acre-feet of water-likely from other licence holders who are willing to sell their water rights in the area. As of October 22, 2008, the developers, United Communities and Rencor Developments, were in negotiation with two other parties for the remaining 125 acre-feet to support the entire project.

The requested 200 acre-feet is a small portion of the 9680 acre-feet licence held by the Allen's Trout Farm, which sources its water from Lott Creek (part of the Bow River system). Therefore, the Allen Trout Farm may part with more water for the development if its new owners (likely Regional Utilities Corp) are willing to part with it.

As well as needing approval for the water rights transfer, the developers are waiting on the Municipal District (MD) of Rocky View for its approval of the development's conceptual scheme. The conceptual scheme anticipates the project to generate $1,800,000 in annual non-residential property tax for the MD and creation of approximately 1000 jobs.

The Bingham Crossing Properties proposes stores, services, restaurants, entertainment facilities, offices, hotel/lodging facilities, a visitor center, and leisure opportunities for two thirds of the 309 acres and, for the other third, residential development with a total of 450 housing units ranging from 1 acre lots, along the northern boundary of this project, to other types of housing, including single family, villa, townhouse and condominium types units where the density of housing increases as you move closer to the commercial core. Open space (19% of the 309 acres) will intermingle the residential and commercial growth. This development, with its associated roads and other infrastructure, will be in stark contrast to the current expanse of pasture kitty corner to Calaway Park on Highway 1.

Requirements for the overall development will be a new water line from Calalta treatment plant, stormwater retention ponds to deal with greater runoff due to the increase in impervious surfaces such as pavement and rooftops, and a system to deal with wastewater. The developers plan for phase 1 to have a treatment plant in the east central portion of the development (where soil is considered suitable) and use ground disposal of treated effluent utilizing percolation through a tile field. Anticipated wastewater for phase 1 is approximately 179 cubic metres/day. Future phases of the development will require connection to a regional sanitary sewer infrastructure. The lands used for phase 1 treatment will have to be remediated for future development.

New roads and road upgrades will also be necessary to deal with the increase in traffic, compounded by the new Harmony developments and any others that may be approved in coming years.

Community residents are concerned this development will forever change the character of Springbank. It also will increase demand on the very limited water sources in southern Alberta. Water Matters has suggested that approvals for projects such as this one should wait for a broader land-use plan (such as the South Saskatchewan Regional Land-use Plan) to determine what will happen across Alberta's landscape, rather than continue down the path of ad hoc development that continues to fragment the landscape and cumulatively risk a healthy future for Alberta.

Sources

Cryderman, Kelly. January 12, 2009. Sprawl raises rural fears: plan for big box stores, condos seen as threat to Springbank. Calgary Herald.

Also check Application under the Water Act for Transfer of an Allocation of Water Under a Licence. And related files. Alberta Environment office.