Latest news with #PlanningAct
Hamilton Spectator
4 days ago
- Business
- Hamilton Spectator
County Planning Department working to streamline development approvals process
Essex County Council received a report outlining the departmental activities and performance – active and completed approvals – of the Planning Services Division over the past year for information. It also provided some comparisons to activity over the past five-years, in addition to comments on the Planning Division actions toward achieving goals outlined in the County's Strategic Plan and initiatives detailed in the Official Plan adopted in 2024, Rebecca Belanger, Manager of Planning, explained to County Council at the July 16 meeting. The Planning Services Division – consisting of a manager, two senior planners, and a summer student – for the County of Essex facilitates the approval of planning applications on behalf of the province in conformity of all sections of the Planning Act, as well as other provincial and federal legislation. 'The Planning Services Administration continue to focus efforts on streamlining the development approvals process and to improve service delivery,' Belanger said. On a few different occasions over the past couple of years, the staff members of this County department have received correspondence from the Windsor-Essex Home Builders' Association, providing recommendations from their perspective on how the County could improve the experience in the developmental approvals process, Belanger explained. 'I'm in regular communication with the Home Builders Association representatives, working on these continuous improvements to remove red tape and continue making these improvements,' she said. One of the improvements currently underway include the implementation of the Cloudpermit Planning module, which the County is in the process of building presently. This will provide a web-based platform for processing the subdivision and condominium applications County-wide. 'This web-based platform will allow developers, agencies, local municipalities, and the County to share application updates on a live basis,' Belanger said, noting this will ensure all users have the same information at the same time. The implementation of Cloudpermit accomplishes one of the County's Strategic Plan objectives, which encourages more regional collaboration through harmonizing planning approvals. Kingsville Mayor Dennis Rogers was pleased to hear of this collaboration, noting what is heard at the local level is how much back-and-forth there is on Plans of Subdivision and Condominium. The County's Planning Services Division has noticed an increase in the number of applications that are processed. In 2019, Belanger recalled reporting to County Council there were 30 development applications in process at that time, particularly relating to subdivisions. Presently, this department has over 150 planning applications in process, Belanger added. 'In the last two-years, there has been a notable increase in the number of condominium applications submitted for approval. Many involve the redevelopment of lands within the urban centers in the County, which utilize existing municipal services and support healthy, sustainable communities.' The processing of subdivision applications in particular involves a significant time-allocation of planning application and reviewing support studies – such as functional servicing, stormwater management, traffic and environmental impact assessments – in collaboration with agencies and local municipalities. 'The complexity in processing each application is unique, based on a series of circumstances,' she explained. County Planning provides four-broad service areas: long-range planning, processing and approving planning applications, managing special projects, and responding to public and agency inquiries. In terms of special projects, the Planning Department is currently working on the preparation of a large-scale Community Improvement Plan (CIP) program guideline, which should be presented to County Council later this summer. Staff is also working on including a new natural heritage compensation guideline in the County Environmental Impact Assessment, planned to be tabled this summer or early fall. In addition, the Request for Proposal to retain a consultant to prepare the Specialty Crops Study is planned for procurement in the coming months, with the project ongoing this fall and winter. Planning staff, Belanger added, is also heavily involved in the development of the Coastal Resilience Plan for the south-shore communities of the County. The outcome of this work is intended to be transferable to the other remaining communities in the County. Work will continue over the coming years, she added. Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Hamilton Spectator
6 days ago
- Business
- Hamilton Spectator
M.J. O'Brien's 19th century Renfrew mansion soon to be replaced by new development
Renfrew – M. J. O'Brien was widely regarded as one of Renfrew's founders and early industrialists who spared no expense to build a hockey team that helped pave the way to the present day National Hockey League. He built a mansion in the town and now the old estate with its expansive tree-lined property may soon be replaced with two new buildings containing 12 apartments. Despite the efforts of some Renfrew residents to persuade town council to try and delay or halt the construction at 247 Barr Street, the majority of councillors voted in favour of the development proceeding in order to avoid an unwinnable and expensive hearing before a provincial tribunal. That was the scenario played out at a July 8 committee-of-adjustment meeting. Council received a Notice of Application containing site plan to transform the 5,900 square foot mansion and its expansive property into two new buildings containing individual residential units and increasing the number of residential units inside the 19 century home and removing a 70-year-old standalone garage. The proposal, submitted to the town's planning department by a numbered company, includes plans to remove some century-old trees that border the property and extend on to Quarry Avenue. The site plan proposes to expand the current parking area to 12 spaces with two buildings and apartments located in a semi-detached and detached home. The house, measuring almost 6,000 sq. ft., encompasses an area that borders a large section of Barr Street and Quarry Avenue and is referred to by the Renfrew Heritage Society as 'Millionaires Corner' due to the presence of other large mansions built by Renfrew's elite in the late 19 and early 20 century. Dan Donohue of Heritage Renfrew told the committee several large trees, a highlight for seasonal walking tours, will be removed. 'The development will eliminate much of the green space and all of the trees bordering the street,' he said. 'The exact appearance of the new buildings remains unknown at this time. To preserve the historic appearance of the neighbourhood, the town would have to place restrictions.' Town Planner Eric Withers listed several policies and guidelines within the province's Planning Act and said although the town could provide recommendations for the appearance of the buildings, it does not have the legislative authority to mandate how the owner must build. He advised council that although historically important, the 135-year-old house is not designated a heritage property and therefore it has none of the protections contained in the Heritage Act. The town can direct the developer in terms of drainage and other infrastructure needs, but it has no authority to force the developer to adhere to the town's design recommendations. Two other residents, Doug Fraser of Heritage Renfrew and Julia Lowton, a resident in the neighbourhood, also addressed the committee with their concerns. Mr. Fraser said he was representing two residents who did not want to appear and asked why the public notice was not issued to the current tenants renting apartments inside 247 Barr Street and surrounding properties. He also stated the addition of 12 vehicles or more will impact the traffic flow on an already limited road space and said fire trucks already have difficulty driving on the narrow street. Mr. Withers explained the Planning Act mandates that any notice of development must be sent in writing to adjacent property owners of the site in question and a public notice must be placed on a sign at the property to notify others in the immediate area. The Act does not force a developer to mail out additional notices to those renting a property in the area. Council Not In Favour Members of town council felt they had little choice as a deadline for the controversial proposal was near and the July 8 meeting was the only chance for council to deal with the issue. 'We only received the notice four days ago and there is a short window for council to respond,' Mr. Withers said. 'Councillors were aware that whether they voted in favour or against the site development, the construction was going to proceed regardless.' By voting in favour, they basically were rubber-stamping the proposal with the hope some of their recommendations might be adopted by the developer. Voting against the proposal would only result in the developer taking the town before an Ontario Land Tribunal. According to staff, the town would be on the losing end and be responsible for the costs of their appearance. Mr. Withers said the plan met all the requirements under the Planning Act and when some concerns were raised by both town and county staff, the developer incorporated solutions to some of those concerns within the final site plan. Councillor Andrew Dick was upset more with the limited time for debate on the proposal and said he spoke for taxpayers and called out the provincial bureaucracy for restricting the ability of elected officials to properly analyze the site plan. Councillors John MacDonald, Clint McWhirter, Jason Legris and Kyle Cybulski also stated their disappointment with the process and said the provincial legislation does not consider the opinions and knowledge of those elected to represent their communities. A recorded vote was requested and the motion passed 5-2 with Councillors Dick and MacDonald voting against. Mayor Tom Sidney, Reeve Peter Emon and Councillors Legris, Cybulski and McWhirter voted in favour. Mr. Withers indicated he will be meeting with the developer over the next few weeks and will share the concerns raised by both council and members of the public. Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Hamilton Spectator
07-07-2025
- Business
- Hamilton Spectator
10-storey ‘luxury condo hotel' rejected for Crystal Beach
A controversial plan to erect a 10-storey, 100-unit condominium building in Crystal Beach has been shot down by Fort Erie town council. The proposed development for 3856 Terrace Ln. and Crystal Beach Drive had drawn immediate criticism from councillors and residents alike, who voiced concerns about compatibility, environmental impact and inadequate parking. During a special council meeting on Monday, councillors nixed the proposal — bypassing the usual step of awaiting a staff recommendation report. 'This public meeting is pursuant of to the Planning Act,' Mayor Wayne Redekop said in his opening remarks. 'It's a legislative requirement; anyone is entitled to make an application for developmental approval, and the municipality has an obligation to review and proceed.' However, the formal process was cut short when councillors voted unanimously to deny the application, citing its significant departure from the Crystal Beach Secondary Plan, a land use document adopted in 2021 and approved by the Ontario Land Tribunal (OLT) in 2023. Planning staff presented the proposal, noting it sought to redesignate the property to a 'core mixed-use area' and rezone it a site-specific residential multiple zone. The development would have featured common areas, fitness and pool facilities, rooftop patios and party rooms for residents' use. Devin Morton, the town's supervisor for development approvals, said the project's proposed density was '385 units per hectare,' far exceeding the secondary plan's cap of 50 units per hectare and three-storey height limit. 'The applicant seeks to add apartments and short-term rentals as a permitted use,' Morton told councillors, adding although some commercial features were noted on plans, 'staff are confused why this land use designation was selected if commercial uses are not proposed.' Environmental concerns also weighed heavily in discussion. 'Environmental planning staff's opinion is that the existing woodland does qualify as a significant woodland,' Morton said, referencing regional species and century-old trees found on the site. Under provincial policy, such lands are not eligible for development. During the meeting, Lou Pompili, speaking on behalf of the developers, described the project as a 'luxury condo hotel,' with units to be sold individually and used at the discretion of the owners, whether that be occupancy, short-term rental or family use. But councillors raised alarm bells about a lack of detail and conflicting information provided by the applicant. 'There were a number of items where requests for changes to the zoning were being advanced, and no information was being provided by the proponent,' Morton said. Parking also emerged as a major issue, with only about two-thirds of a required 150 spots proposed. Asked where overflow vehicles would go, Pompili said, 'There has been no confirmation of where any overflow parking would be accommodated.' Ward 1 Coun. George McDermott, who moved to deny the application, criticized the design's incompatibility with the area's low-rise, cottage-style character and flagged the potential removal of significant woodland. 'This action would represent a loss of natural heritage,' he said. Ward 6 Coun. Ann-Marie Noyes said the proposal left more questions than answers. 'I haven't had a clear idea or anything clarified to me exactly what this building is going to be used for,' she said. 'Whether it's going to be commercial, a hotel, condos or apartments, I really don't know.' Councillors supported McDermott's motion unanimously, concluding the development proposal did not reflect the intent or vision of the Crystal Beach Secondary Plan, which they emphasized had been shaped through public consultation. Pompili acknowledged the possibility to appeal to the Ontario Land Tribunal, an option still available to the applicants despite council's decision. Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Hamilton Spectator
02-07-2025
- Business
- Hamilton Spectator
South Lancaster residents oppose apartment development
On one of the hottest nights of the summer of 2025, South Lancaster residents attended the council meeting to express their strong opposition to a proposed apartment development on Old Montreal Road. Temperatures were definitely rising in the Tartan Room as residents spoke boldly and impassioned against the proposed development, and Councillors seemed to be feeling the heat as well, asking for fewer theatrics and respect within the council chambers. Jacob Bolduc, from Fortenn Planning & Design on behalf of developer Impala Developments, presented the initial design and plans to the South Glengarry Council, seeking amendments to the current zoning of the property to be built upon. Currently, the property at the corner of Old Montreal Road and King Street in South Lancaster is zoned as R2, which permits residential development of single detached homes, semi-detached dwellings or duplex homes with a maximum of two units. Impala Developments is a locally owned developer looking to build an 8-unit apartment complex right in the middle of South Lancaster. To do so, Impala Developments needs the Township Council to rezone the property to R4 which would permit the low-rise apartment building. In addition, Impala Developments, along with Fortenn Planning & Design, are seeking exemptions to permit only one parking space per unit, to increase the maximum permitted height for the building, to permit balconies to project into the side yard setback area, as well as reduce the landscaped setback on the sides of the building from both the road and from 3 metres down to 0.64 metres to the neighbouring property. According to the Official Planning Act, South Lancaster is part of an Urban Settlement Area with services such as water and wastewater. These areas are being sought out for development and growth to increase the density of dwellings to deal with the housing shortage. The proposed apartment building is planned to have five 1-bedroom units and three 2-bedroom units. Jacob Bolduc from Fortenn Planning explained the apartment needs to be taller than the currently permitted height to accommodate the elevator being installed. The developer is hoping to attract seniors who are looking to downsize to live in the building, thus freeing up their single-family homes to new buyers. Jacob Bolduc further explained that the current R2 zoning of the property, through the provincial amendments to the Planning Act, already permits a duplex style building on the property, which could take up to 40 per cent of the lot's coverage. As well, an additional unit could be added to the duplex to include a total of three dwelling units. The proposed apartment building, should the revised zoning to R4 be granted, is designed to only use 19 per cent lot coverage. However, South Lancaster residents were firm in their collective mindset that the apartment is just not suitable for the area and consideration for the neighbourhood was not given. The Township of South Glengarry, as part of SDG Counties, has the tagline 'Where Ontario Began'. South Lancaster plays a key role in that heritage and history, with original houses still being called home for families that have been part of the area for generations. Other residents spent their childhood here, gathering fond memories, and after spending time away for careers, have retired home to the quaint and characterful South Lancaster. These residents are part of a tight-knit community where children ride their bikes on the streets and neighbours say hello. This isn't a neighbourhood where people are anonymous, and the residents of South Lancaster want to protect and preserve the charm of their community. Concerns for added traffic, cars parked on streets and tenants who are not invested in the community & lack accountability are all elements adding to the worries of the residents. Further, the proposed building design does not suit the style of the other unique, heritage homes that make up the neighbourhood of South Lancaster. While no decision for or against the proposal by South Glengarry Council members has been made, the residents of South Lancaster are hopeful Council members and staff will consider the issues with the proposed building plans and concerns that were brought to the table by local residents who will be directly affected by the new development. Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Straits Times
01-07-2025
- Business
- Straits Times
Two men, four companies charged for providing illegal short-term rental of private properties
Two men, four companies charged for providing illegal short-term rental of private properties SINGAPORE - Two men and the companies under their charge have been hauled to court for providing unauthorised short-term accommodation at 50 private residences in Singapore. On July 1, James Chua Jr., also known as Chua Yun Da, 44, was given 90 charges under the Planning Act for allegedly renting out 90 units at 22 private residential developments. The three companies where Chua is a director – MR Singapore, Metro Relocations, and Cleaning Centre – were also handed a total of 90 charges. In a separate case, Joshua Goh Keng Hong, 47, the former chief operating officer of ST Hospitality, was earlier charged along with the company on June 17 with 80 counts each of a similar offence. Goh and the firm allegedly rented out 80 units within 28 private residential developments. The minimum stay duration for private residential properties is three consecutive months, according to Singapore law. The Urban Redevelopment Authority (URA), who brought the charges against the two men and four companies, said this rule is intended to prevent frequent turnover of transient occupants, which could potentially change the residential character of a property and negatively impact neighbouring residents. 'URA will continue to investigate and take strict enforcement action against those found to have committed such offences,' said the agency in a media release on July 1 . Each charge of providing unauthorised short-term accommodation carries a maximum fine of $200,000. The private estates listed in the charge sheets range from condominiums in the heartlands such as Centro Residences in Ang Mo Kio and The Lakefront Residences in Lakeside, to high-end properties such as 7 Claymore and OUE Twin Peaks in the Orchard area. Several properties were in the Central Business District , such as V on Shenton, 76 Shenton along Shenton Way, and the Robinson Suites condominium at Raffles Place. Court documents did not provide details on where Chua and Goh advertised the apartments or how much they charged for rental. Publicly available business records indicate that all four companies are still operating. Metro Relocations and MR Singapore are firms engaged in human resource, while Cleaning Centre is involved in domestic cleaning services, according to business records. ST Hospitality indicated that it provides management consultancy services for hotels. It was known formerly as Straits Organization. According to its website, ST Hospitality claims to have served more than 30,000 guests in its five serviced apartments and co-living hotels, through providing short-term and long-term stays. Members of the public who suspect unauthorised short-term accommodation at private residences can contact URA on its website. All information provided will be kept strictly confidential. Christine Tan is a journalist at The Straits Times reporting on crime, justice and social issues in Singapore. Join ST's WhatsApp Channel and get the latest news and must-reads.
