Base31 Development Breaks Ground in Prince Edward County: A New Era for Picton

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The groundbreaking of Base31 marks a significant milestone for one of Ontario's largest residential developments, aiming to transform a former WWII airfield into a vibrant community with 7,500 homes over the next 20-25 years.

In Prince Edward County, known for its picturesque wineries, farms, and charming shops, a transformative residential development is set to take shape. The project, named Base31, will feature a staggering 7,500 units and is strategically located on the site of a former World War II military airfield. The groundbreaking for the initial residential projects took place last Friday, marking a significant milestone in the development's timeline. The expansive 750-acre site lies just two kilometers south of Picton, a rural town approximately 160 kilometers east of Toronto, and a short drive from the scenic Sandbanks Provincial Park.
The history of the site is rich and layered. Established in 1940, the Canadian Government constructed a military training base known as No.31 Bombing and Gunnery School, which was operated by the British Royal Air Force. This facility trained airmen from various countries including the UK, Canada, Australia, and New Zealand. Following the war, the base transitioned to serve as a training hub for the Royal Canadian Air Force and the Canadian Army until its closure in 1970, after which it was sold to H.J. McFarland, a former mayor of Picton, and repurposed for light industrial use.
Over the years, the site evolved, with local artisans and small businesses repurposing its barracks and hangars. In 2021, PEC Community Partners Inc. acquired the property with a vision to revitalize the area while honoring its artistic heritage. This vision materialized into the B31 District, a cultural center that hosts music concerts, art exhibitions, and open-air markets, breathing new life into the historic grounds.
The master plan for Base31 envisions a community that integrates residential villages with extensive green spaces and natural areas, including 270 acres of protected land and a network of 10.5 kilometers of trails. The entire development is expected to unfold over a period of 20 to 25 years, with several phases planned to ensure a thoughtful approach to growth. The first phase, which recently broke ground, includes Hilltop Village, the inaugural residential village, and The Landing, a purpose-built rental building that will introduce 120 units to the market.
Hilltop Village will feature a total of 458 homes, comprising various housing styles such as two-storey detached homes, bungalows, and townhomes, with prices starting at $299,900. Alexandra De Gasperis, Vice-President of DECO Communities, the principal partner for the development, emphasizes the project's commitment to inclusivity, stating, "One concept that is embedded in the entire project is housing for all, so there is something for everyone at every stage of their life."
The architectural designs of the homes are inspired by the county's unique Victorian-era buildings, ensuring that the new structures harmonize with the existing community aesthetic. Affordability is a cornerstone of the project, with plans for 5% of the 7,500 homes to be designated as affordable housing. Recently, Base31 partnered with Habitat for Humanity Prince Edward-Hastings to facilitate the construction of affordable townhouses within Hilltop. The Landing will also include 10% affordable units, with rental prices starting at approximately $1,000 per month for these units and $1,450 for market-rate studios.
The anticipated population influx from Base31 could more than quadruple Picton’s current population of around 4,500 residents. While many locals are optimistic about the economic opportunities and the enhancement of the housing supply, some residents have expressed concerns regarding the adequacy of affordable housing and the potential impact on the town's quaint charm. De Gasperis addresses these concerns by stating, "This is a long-term plan. We're not in a rush to get there. We've consulted significantly with the community and faced very little opposition throughout our entire planning process."
However, apprehensions persist regarding the financial implications for Picton, particularly the estimated $255.5 million cost for new water and wastewater infrastructure necessary to accommodate the additional housing. Critics worry that if the housing market remains sluggish, the development could stall, leaving the municipality with substantial debt. De Gasperis reassures that infrastructure improvements are essential for any future development, emphasizing the age and capacity issues of the current water treatment facilities. "You cannot flush a single additional toilet without building upon those facilities," she explains, reinforcing the necessity of these upgrades for the sustainability of both Base31 and the broader community.
In conclusion, Base31 represents a significant shift for Prince Edward County, poised to reshape the landscape and demographic makeup of Picton while honoring its historical legacy. The development's phased approach aims to ensure that growth is sustainable and reflective of community needs, paving the way for a vibrant, inclusive future.

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