County of Wellington Official Plan - Office Consolidation, December 2025
Wellington County, Ontario
· adopted 1998-09-24
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unofficial consolidation, the official version is held by the municipal clerk.
COUNTY OF WELLINGTON
Official Plan
OFFICE CONSOLIDATION
This is an office consolidation of the Wellington County Official Plan which
was adopted by Wellington County Council on September 24, 1998,
approved by the Ministry of Municipal Affairs on April 13, 1999 and came into
effect on May 6, 1999.
Last Updated: December 2025
INTRODUCTION
1
1.1
PURPOSE
1
1.2
WELLINGTON COUNTY
1
1.3
THE PLAN
2
1.4
FUTURE CHANGES
2
1.5
COUNTY RESTRUCTURING
2
WELLINGTON'S PLANNING VISION
3
2.1
FUNDAMENTAL BELIEFS
3
2.1.1
Planning Concepts
3
2.1.2
Sustainable Development
3
2.1.3
Land Stewardship
3
2.1.4
Healthy Communities
3
2.1.5
Complete Communities
4
2.1.6
Decision Making
4
2.2
OUR COMMITMENT TO THE FUTURE
4
2.3
URBAN, RURAL AND GREENLAND SYSTEMS
6
2.4
THE PROVINCE
6
2.5
OUR NEIGHBOURS
6
2.6
COUNTY-LOCAL PARTNERSHIP
6
2.7
LOCAL PLANNING
7
2.8
SECONDARY PLANS
7
8
WELLINGTON GROWTH STRATEGY
8
3.1
GENERAL STRATEGY
8
3.2
PROJECTED GROWTH
9
3.3
GUIDING GROWTH
9
3.3.1 Targets
10
3.4
SERVICING GROWTH
10
3.5
ALLOCATING GROWTH
10
3.6
PHASING GROWTH
15
GENERAL COUNTY POLICIES
17
4.1
CULTURAL HERITAGE AND ARCHAEOLOGICAL RESOURCES
17
4.1.1
Identifying Cultural Heritage Resources
17
4.1.2
Ontario Heritage Act
18
4.1.3
Heritage Committees
18
4.1.4
Heritage Areas
19
4.1.5
Policy Direction
19
4.2
ECONOMIC DEVELOPMENT
21
4.2.1
Supply
21
4.2.2
Conversion
21
4.2.3
Variety
22
4.2.4
Settlement Area Opportunities
22
4.2.5
Rural Opportunities
22
4.2.6
Home Business
22
4.3
FARMLAND PROTECTION
23
4.3.1
Prime Agricultural Areas
23
4.3.2
Secondary Agricultural Areas
23
4.3.3
Policy Direction
23
4.4
HOUSING
24
4.4.1
Supply
24
4.4.2
Variety
24
4.4.3
Residential Intensification
24
4.4.4
Greenfield Housing
25
4.4.5
Affordable Housing
26
4.4.6
Additional Residential Units
26
4.4.7
Garden Suites
28
4.4.8
Special Needs and Seniors Housing
28
4.5
HUMAN-MADE HAZARDS
29
4.5.1
Mines, Mineral Resources Sites
29
4.5.2
Contaminated Sites
29
4.6
IMPACT ASSESSMENT
29
4.6.1
General
29
4.6.2
Planning Impact Assessment
29
4.6.3
Environmental Impact Assessment
30
4.6.4
Traffic Impacts Assessment
31
4.6.5
Agricultural Impact Assessment
32
4.6.6
Fiscal Impact Assessment
32
4.6.7
Heritage Impact Assessment and Conservation Plan
33
4.7
URBAN AREA PROTECTION
34
4.7.1
Distinct Urban-Rural Boundary
34
4.8
EXPANSION OF PRIMARY URBAN CENTRES, SECONDARY URBAN CENTRES
AND HAMLETS
34
4.8.1
General
34
4.8.2
Primary Urban Centre Expansion Criteria
34
4.8.3
Secondary Urban Centre Expansion
36
4.8.4
Hamlet Expansion
36
4.9
WATER RESOURCES
36
4.9.1
Watershed Planning
36
4.9.2
Surface Water
36
4.9.3
Groundwater
36
4.9.4
Policy Direction
37
4.9.5
Source Water Protection
38
4.9.6
West Montrose and Everton Water Management Protection Areas
45
4.9.7
Paris and Galt Moraine Policy Area
45
4.10
WATERSHED PLANS
46
4.10.1
Mill Creek Watershed
46
4.10.2
West Credit Subwatershed 15
47
4.10.3
Hanlon Creek Watershed
48
4.10.4
Nichol Drain No. 2 Subwatershed
48
4.11
PUBLIC SPACES, PARKS AND OPEN SPACE
48
4.12
COMMUNITY IMPROVEMENT
48
4.12.1
Introduction
48
4.12.2
Objectives
49
4.12.3
Identifying Areas
49
4.12.4
Implementation
49
4.12.5
County Participation
50
THE GREENLANDS SYSTEM
51
5.1
DEFINED
51
5.2
PURPOSE
51
5.3
PLANNING APPROACH
52
5.4
CORE GREENLANDS
52
5.4.1
Wetlands
52
5.4.2
Habitat of Endangered or Threatened Species and Fish Habitat
52
5.4.3
Hazardous Lands
53
5.5
GREENLANDS
54
5.5.1
Habitat
54
5.5.2
Natural and Scientific Interest
54
5.5.3
Streams and Valleylands
54
5.5.4
Woodlands
54
5.5.5
Environmentally Sensitive Areas (ESA's)
55
5.5.6
Ponds, Lakes and Reservoirs
55
5.6
DEVELOPMENT CONTROL
55
5.6.1
Permitted Uses
55
5.6.2
Development Impacts
55
5.6.3
Adjacent Lands
56
5.6.4
Zoning
56
5.6.5
Agriculture
57
5.6.6
Mineral Aggregate Areas
57
5.6.7
Greenlands Mapping
57
5.6.8
Conservation Authority Regulations
57
5.7
RESTORATION AND ENHANCEMENT
57
5.8
GREENBELT PLAN
57
THE RURAL SYSTEM
58
6.1
DEFINED
58
6.2
PURPOSE
58
6.3
PLANNING APPROACH
58
6.4
PRIME AGRICULTURAL AREAS
59
6.4.1
Defined
59
6.4.2
Agriculture First
60
6.4.3
Permitted Uses
60
6.4.4
Home Businesses and Farm Businesses
60
6.4.5
Agriculture-related Uses
61
6.4.6
Accessory Residence
61
6.4.7
Wayside Pits, Portable Asphalt Plants and Portable Concrete Plants
61
6.4.8
Community Service Facilities
61
6.4.9
Minimum Distance Formula (MDS)
62
6.4.10
Group Homes
62
6.4.11
Kennels
62
6.5
SECONDARY AGRICULTURAL AREAS
62
6.5.1
Defined
62
6.5.2
Identification
62
6.5.3
Permitted Uses
63
6.5.4
Rural Clusters
63
6.5.5
Commercial, Industrial & Institutional
63
6.5.6
Wayside Pits, Portable Asphalt Plants and Portable Concrete Plants
63
6.5.7
Minimum Distance Formula (MDS)
64
6.6
MINERAL AGGREGATE AREAS
64
6.6.1
Mineral Aggregate Resource Overlay
64
6.6.2
Protection
64
6.6.3
Existing Aggregate Operations
64
6.6.4
Permitted Uses
65
6.6.5
New Mineral Aggregate Operations
65
6.6.6
Public Information
65
6.6.7
Ancillary Uses
66
6.6.8
Rehabilitation
66
6.6.9
Mining Below Water Table
66
6.7
RECREATIONAL AREAS
67
6.7.1
Defined
67
6.7.2
Permitted Uses
67
6.7.3
Cottage Areas
67
6.7.4
Cottage Conversion
67
6.7.5
Tent and Trailer Parks
68
6.7.6
Trailer Park Conversion
68
6.7.7
Active and Passive Recreation
69
6.7.8
Golf Courses
69
6.7.9
Recreational Commercial Uses
70
6.8
RURAL EMPLOYMENT AREAS
70
6.8.1
Defined
70
6.8.2
Permitted Uses
70
6.8.3
Land Use Compatibility
70
6.8.4
Existing Employment Areas outside Settlement Areas
71
6.8.5
Continuation of Permitted Use
71
6.9
COUNTRY RESIDENTIAL AREAS
71
6.9.1
Defined
71
6.9.2
Permitted Uses
71
6.10
SECONDARY URBAN CENTRES
72
6.10.1
Defined
72
6.10.2
Permitted Uses
72
6.10.3
Services
72
6.10.4
Land Use Compatibility
72
6.10.5
Impact Assessment
72
6.10.6
Residential Uses
73
6.10.7
"Main Street"
73
6.10.8
Other Commercial Uses
73
6.10.9
Transition Areas
73
6.10.10
Industrial Development
73
6.10.11
Institutional
73
6.10.12
Parks and Open Space
73
6.10.13
Greenlands System
74
6.10.14
Urban Forests
74
6.11
HAMLETS
74
6.11.1
Permitted Uses
74
6.11.2
Servicing
74
6.11.3
Land Use Compatibility
74
6.11.4
Impact Assessment
75
6.11.5
Urban Forests
75
THE URBAN SYSTEM
76
7.1
DEFINED
76
7.2
PURPOSE
76
7.3
PLANNING APPROACH
76
7.4
PRIMARY URBAN CENTRES
77
7.4.1
Permitted Uses
77
7.4.2
Services
77
7.4.3
Land Use Compatibility
77
7.4.4
Impact Assessment
77
7.4.5
Residential Use
77
7.4.6
"Main Street"
79
7.4.7
Regional Retail Centre
79
7.4.8
Other Commercial Uses
79
7.4.9
Transition Areas
79
7.4.10
Industrial Development
79
7.4.11
Institutional
80
7.4.12
Parks and Open Space
80
7.4.13
Greenlands System
80
7.4.14
Urban Forests
80
7.4.15
Sewage Treatment Plants
80
DETAILED PRIMARY AND SECONDARY URBAN CENTRE POLICIES
81
8.1
GENERAL
81
8.1.1
Purpose
81
8.1.2
Overview
81
8.1.3
Vision Statement
81
8.1.4
Major Objectives
82
8.2
ALL DESIGNATIONS
82
8.3
RESIDENTIAL
83
8.3.1
Overview
83
8.3.2
Objectives
83
8.3.3
Permitted Uses
84
8.3.4
Low-Density Development
84
8.3.5
Medium Density Development
84
8.3.6
Bed and Breakfast Establishments
85
8.3.7
Home Occupations
85
8.3.8
Residential Care Facilities
86
8.3.9
Non-Residential Uses
86
8.3.10
Compatibility of New Development
86
8.3.11
Intensification Criteria
86
8.4
CENTRAL BUSINESS DISTRICT
87
8.4.1
Overview
87
8.4.2
Objectives
87
8.4.3
Permitted Uses
88
8.4.4
Scale of Development
88
8.4.5
Parking
88
8.4.6
Design Considerations
88
8.4.7
Zoning By-law
89
8.4.8
Expansion Criteria
89
8.5
RESIDENTIAL TRANSITION AREA
89
8.5.1
Overview
89
8.5.2
Objectives
89
8.5.3
Permitted Uses
90
8.5.4
Scale of Development
90
8.5.5
Design Considerations
90
8.5.6
Zoning By-law
90
8.5.7
Expansion Criteria
91
8.6
HIGHWAY COMMERCIAL
91
8.6.1
Overview
91
8.6.2
Objectives
91
8.6.3
Permitted Uses
91
8.6.4
Scale of Development
92
8.6.5
Access
92
8.6.6
Design Considerations
92
8.6.7
Restricting Residential Uses
92
8.6.8
Zoning By-law
92
8.6.9
Expansion Criteria
92
8.7
INDUSTRIAL
93
8.7.1
Overview
93
8.7.2
Objectives
93
8.7.3
Permitted Uses
93
8.7.4
Design Consideration
94
8.7.5
Scale of Development
94
8.7.6
Expansion Criteria
94
8.7.7
Continuation of Permitted Use (Industrial)
94
8.8
RECREATIONAL
95
8.8.1
Overview
95
8.8.2
Objectives
95
8.8.3
Permitted Uses
95
8.8.4
Parks, Culture and Recreation Master Plan
96
8.9
GREENLANDS SYSTEM
96
8.9.1
Overview
96
8.9.2
Objectives
96
8.9.3
Permitted Land Use
97
8.9.4
Hazardous Lands and Sites
97
8.9.5
Flood Plain Lands
97
8.9.6
Special Policy Areas - Flooding
97
8.10
FUTURE DEVELOPMENT
98
8.10.1
Overview
98
8.10.2
Objectives
98
8.10.3
Permitted Uses
98
8.10.4
Redesignation of Future Development Areas
98
LOCAL PLANNING POLICY
100
9.1
GENERAL
100
9.1.1
Overview
100
9.1.2
Objectives
100
9.2
CENTRE WELLINGTON LOCAL POLICIES
100
9.2.1
Aggregate Extraction from Belwood Lake
100
9.2.2
Fergus Golf Course Recreational/ Residential Area
100
9.2.3
Club Harmonie
101
9.2.4
Policy Areas
101
PA1-1
Wellington Place Lands (Nichol)
101
PA1-2
Waste Transfer Station
102
PA1-3
Eisen Landscape Materials Yard (Nichol)
102
PA1-4
6734 Wellington Road (West Garafraxa)
103
PA1-5
6235 Guelph Street (Nichol) - Elora BESS LP
103
PA1-6 Mineral Aggregate Resource Analysis Area
104
9.2.5
Fergus and Elora/Salem Fringe Area
104
9.3
ERIN LOCAL POLICIES
104
9.3.1
Sopinka
104
9.3.2
Policy Areas
104
PA2-1
Zumberak
104
PA2-2
Former Waste Disposal Site (Hillsburgh)
104
PA2-3
Everdale
105
PA2-4
Kirk Second Unit
105
9.4
GUELPH - ERAMOSA LOCAL POLICIES
105
9.4.1
Rockwood Floodplain Policies
105
9.4.2
Seaton Property (Rockwood)
106
9.4.3
Rockwood Residential Transition Area
106
9.4.4
Policy Areas
107
PA3-1
Guelph Centre of Spirituality
107
PA3-2 The Federated Women's Institute of Ontario
107
PA3-3
River Walk Estates (Rockwood)
107
PA3-4
Guelph Township
107
PA3-5
Guelph Township
107
PA3-6
Guelph Township
107
PA3-7
Guelph Township
107
PA3-8
Guelph Township
108
PA3-9
Guelph Township
108
PA3-10 Guelph Township
108
PA3-11 Guelph Township
108
PA3-12 Vet Clinic (Guelph Township)
108
PA3-13 Eden Mills - Floodplain Policies
108
PA3-14 Lou Fontonato (Eden Mills)
109
PA3-16 Guthrie/Wilson Hamlet Expansion (Crewson's Corners)
109
PA3-17 Guelph Golf Academy
109
PA3-18 LVB Milling (Guelph Township)
109
PA3-19 Automobile Sales and Related Uses
109
PA3-20 Elementary School (Rockwood)
109
PA3-21 Propane Operations
109
9.5
MAPLETON LOCAL POLICIES
110
9.5.1 Special Policy Area - Floodplain Management
110
9.5.2
Mobile Homes
110
9.5.4
Policy Areas
111
PA4-1 Riverview Expansion Area
111
PA4-2 Hollen Feed Testing Lab
111
PA4-3
Cherry/Donkersgoed Industrial Area
112
PA4-4
Mobile Home Park
112
PA4-5
Norwell Dairy Systems Industrial Area
114
PA4-6 Wallenstein Industrial Nodes
115
PA4-7
Wallenstein Future Development Area
115
PA4-8 Glenaviland Golf and Residential Development
115
PA4-9 Moorefield Public Works Garage
116
9.6
MINTO LOCAL POLICIES
117
9.6.1
Special Policy Area Floodplain Management
117
9.6.2
Mobile Homes
118
9.6.3
Policy Areas
119
PA5-1
Pike Lake Recreational Area
119
PA5-2
Phase II - Minto Pines Subdivision
120
PA5-3
Hunter's Run Subdivision
120
PA5-4
Howes Lane Residential Development (Harriston)
120
PA5-5
Clifford
121
PA5-6
Mobile Homes Parks
121
PA5-7
Deleted by Amendment No. 123
123
PA5-8
TG Minto Industrial Site
123
PA5-9 Clark / Heinmiller Residential
124
PA5-10 Propane Operations
124
PA5-11 North Clifford Planning Area
125
PA5-12 Design Policies "Village Feel"
125
PA5-13 North Palmerston Planning Area
126
PA5-14 Former Waste Disposal Facility (Palmerston)
126
9.7
WELLINGTON NORTH LOCAL POLICIES
126
9.7.1
York Soaring Club
126
9.7.2
Policy Areas
127
PA6-1
Potential Waste Water Plant Site (Mount Forest)
127
PA6-2
Deleted by Amendment No. 123
127
PA6-3
Deleted by Amendment No. 127
127
PA6-4
Rural Clusters
127
PA6-5
Former Waste Disposal Site (Arthur Village)
127
PA6-6
Mobile Home Parks
128
PA6-7
Large Format Retail (Egremont Annexation Lands)
130
PA6-8 Murphy Lands
130
PA6-9 Wilson Quarry - Phase 2 Subaqueous Extraction
131
PA6-10 PENDING
131
PA6-11 440 Wellington St. E, Mount Forest
131
PA6-12 Mount Forest Future Development Areas
131
9.8
PUSLINCH LOCAL POLICIES
132
9.8.1
Wellington Rd 46
132
9.8.2
Puslinch Lake Area
133
9.8.3
Puslinch Industrial Policy
134
9.8.4
Regionally Significant Economic Development Study Area
134
9.8.5
Puslinch Township
134
9.8.6
Policy Areas
134
PA7-1
Puslinch Economic Development Area
135
PA7-2
Millcreek Residential Area
135
PA7-3
Reid's Heritage Lake
135
PA7-4
Former Policy Area Number 5
137
PA7-5
Capital Materials Wellington Pit No. 5
137
PA7-6
Mini Lakes
137
PA7-7
Aberfoyle Floodplain Policies
138
PA7-8
Aberfoyle Snomobiles Relocation
139
9.9
GREENBELT POLICIES (Erin and Puslinch)
139
9.9.1
Purpose
139
9.9.2
Greenbelt Plan Structure
140
9.9.3
Relationship to the Official Plan
140
9.9.4
Agricultural System
140
9.9.5
Natural System
141
9.9.6
Key Natural Heritage Features and Key Hydrologic Features
143
9.9.7
Settlement Areas
144
9.9.8
Non-Agricultural Uses
145
9.9.9
Infrastructure
146
9.9.10
Natural Resources
149
9.9.11
Existing Uses
152
9.9.12
Lot Creation
152
9.9.13
Parkland, Open Space and Trails
153
CREATING NEW LOTS
154
10.1
GENERAL POLICIES
154
10.1.1
All New Lots
154
10.1.2
Subdivision Required
154
10.1.3
Matters for Consideration
154
10.1.4
Studies
155
10.1.5
Conditions of Approval
156
10.1.6
Part-Lot Control
156
10.2
GREENLAND SYSTEM
156
10.2.1
New Lots Restricted
156
10.2.2
Environmental Impact Studies
156
10.3
PRIME AGRICULTURAL LAND
156
10.3.1
New Lots
156
10.3.2
Agricultural Uses
157
10.3.3
Agriculture-Related Uses
157
10.3.4
Residence Surplus to a Farming Operation
157
10.3.5
Lot Line Adjustments
157
10.3.6
Community Service Facilities
158
10.3.7
Minimum Distance Formula (MDS)
158
10.4
SECONDARY AGRICULTURAL AREAS
158
10.4.1
Lot Creation
158
10.4.2
Agricultural Uses
158
10.4.3
Agricultural-Related Uses
158
10.4.4
Residential Lots
159
10.4.5
Commercial, Industrial & Institutional Lots
159
10.4.6
Lot Line Adjustment
160
10.4.7
Minimum Distance Formula (MDS)
160
10.5
OTHER RURAL SYSTEM LANDS
160
10.5.1
Secondary Urban Centres and Hamlets
160
10.5.2
Mineral Aggregate Areas
160
10.5.3
Recreational Area
160
10.5.4
Rural Employment Areas
160
10.5.5
Country Residential Areas
160
10.5.6
Lot Line Adjustment
160
10.6
URBAN SYSTEM
161
10.6.1 Primary Urban Centres
161
10.6.2 Lot Line Adjustments
161
10.6.3 Future Development Areas
161
ENVIRONMENTAL SERVICES
162
11.1
GENERAL
162
11.2
WATER AND SEWAGE
162
11.2.1
Types of Services
162
11.2.2
Objectives
162
11.2.3
Servicing Options Assessment
163
11.2.4
Primary and Secondary Urban Centre Policies
164
11.2.5
Hamlet Servicing
165
11.2.6
Rural System Servicing
165
11.2.7
Erin Village - Special Policy
165
11.2.8
Vulnerable Areas
166
11.3 STORM WATER MANAGEMENT
166
11.3.1
General
166
11.3.2
Level of Protection
166
11.3.3
Watershed Plans
166
11.3.4
Storm Water Management Report
167
11.3.5
Adjacent Municipalities
167
11.3.6
Major-Minor Protection
167
11.3.7
Natural Drainage
168
11.3.8
Fisheries
168
11.4
WASTE MANAGEMENT
168
11.4.1
Waste Management Planning
168
11.4.2
Waste Reduction
168
11.4.3
Reuse and Recycling
168
11.4.4
Disposal
169
11.4.5
Adjacent Uses
169
TRANSPORTATION
170
12.1
GENERAL
170
12.2
PEDESTRIAN FACILITIES
170
12.3
CYCLING
171
12.4
PUBLIC TRANSIT
171
12.5
ROADWAYS
171
12.5.1
General
171
12.5.2
Provincial Highways
171
12.5.3
Major Roadways
172
12.5.4
Local Roadway
172
12.5.5
Other Roadways
173
12.5.6
Road Widening Policies
173
12.5.7
Setbacks
174
12.6
UTILITIES
174
12.6.1
Utilities Allowed
174
12.6.2
Easements and Location Criteria
175
12.7
AIRPORTS
175
IMPLEMENTATION
179
13.1
GENERAL
179
13.2
AMENDMENTS
179
13.2.1
General
179
13.2.2
Public Meetings Alternative Procedures
179
13.3
ZONING BY-LAWS
180
13.4
TEMPORARY USE BY-LAWS
180
13.5
HOLDING BY-LAWS
180
13.6
INTERIM CONTROL BY-LAWS
181
13.7
MINOR VARIANCES
181
13.8
NON-CONFORMING USES
181
13.8.1
Defined
181
13.8.2
Status Zoning
182
13.8.3
Extensions or Similar Uses
182
13.8.4
Non-Complying Uses
182
13.9 DELEGATED AUTHOURITY FOR MINOR ZONING BY-LAW AMENDMENTS
182
13.10
SITE PLAN CONTROL
183
13.11 COMMUNITY PLANNING PERMIT SYSTEM
184
13.12
PARKLAND REQUIREMENTS
185
13.12.1
General
185
13.12.2
Parkland Dedication
185
13.12.3
Cash-In-Lieu
185
13.12.4
Other Lands
185
13.12.5
Alternative Requirements
186
13.13
PARKING
186
13.13.1
General
186
13.13.2
Alternative Sites
186
13.13.3
Downtown Areas
186
13.14
MAINTENANCE AND OCCUPANCY STANDARDS
186
13.15
DEVELOPMENT CHARGES
187
13.16
INDIGENOUS ENGAGEMENT
187
13.17
REVIEW
187
13.18
COMPLETE APPLICATION AND PRECONSULTATION
187
INTERPRETATION
190
14.1
CONFORMITY TO THIS PLAN
190
14.2
FLEXIBILITY OF THE PLAN
190
14.3
NO AMENDMENTS NEEDED
190
14.4
REFERENCE TO COUNCIL
190
14.5
DEFINED TERMS
190
DEFINITIONS
191
SCHEDULES
COUNTY GROWTH STRUCTURE AND EMPLOYMENT AREAS
Schedule A
COUNTY OF WELLINGTON
Schedule A1
CENTRE WELLINGTON
Schedule A2
ERIN
Schedule A3
GUELPH/ERAMOSA
Schedule A4
MAPLETON
Schedule A5
MINTO
Schedule A6
WELLINGTON NORTH
Schedule A7
PUSLINCH
LAND USE
Schedule B1
CENTRE WELLINGTON
B1-1
Wellington Place
Schedule B2
ERIN
Schedule B3
GUELPH-ERAMOSA
B3-1
Rockwood
Schedule B4
MAPLETON
B4-1
Drayton
B4-2
Moorefield
B4-3
Wallenstein
Schedule B5
MINTO
B5-1
Clifford
B5-2
Harriston
B5-3
Palmerston
Schedule B6
WELLINGTON NORTH
B6-1
Mount Forest
B6-2
Arthur
Schedule B7
PUSLINCH
B7-1
Aberfoyle
B7-2
Morriston
WELL HEAD PROTECTION AREAS
Schedule C1
CENTRE WELLINGTON
Schedule C2
ERIN
Schedule C3
GUELPH/ERAMOSA
Schedule C4
MAPLETON
Schedule C5
MINTO
Schedule C6
WELLINGTON NORTH
Schedule C7
PUSLINCH
Schedule D
MINERAL AGGREGATE RESOURCE OVERLAY
APPENDICES
APPENDIX I
SOUTH WELLINGTON WATERSHED STUDY AREAS
APPENDIX II
LICENCED AGGREGATE OPERATIONS
APPENDIX III
PROVINCIALLY SIGNIFICANT WETLANDS
APPENDIX IV SOURCE PROTECTION PLAN AREAS
Wellington County Official Plan
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December 2025
PART 1
INTRODUCTION
1.1
PURPOSE
Wellington County is a good place to live. This plan intends to keep it that way.
Wellington County Council commits itself to ensuring that existing and future residents have
access to an adequate supply and variety of:
jobs
homes
shopping
services
leisure activities
educational opportunities
cultural facilities
and that the people of the County enjoy:
clean air
clean water
healthy communities
natural heritage
cultural heritage
public health
public safety
1.2
WELLINGTON COUNTY
Wellington County is a community of 100,800 (in 2021) people living in an area of over 1,000
square miles. The small towns and rural countryside of the County are located west of the Greater
Toronto Area and east of the Kitchener Waterloo area. The separated City of Guelph is within
southern Wellington. These larger centres create growth pressures throughout the County.
The rich farmland, large natural areas and small urban places of Wellington offer attractive
choices to many people and businesses. The proximity to larger centres offers opportunities and
challenges which must be addressed in a careful process of community building.
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December 2025
1.3
THE PLAN
This Official Plan is a legal document intended to give direction over the next 20 to 30 years, to
the physical development of the County, its local municipalities and to the long term protection of
County resources.
All land use and servicing decisions must conform to the policies of this plan.
Through this Plan, County Council will outline a long-term vision for Wellington County's
communities and resources.
The Plan provides policy to attain the long-term vision.
It is expected that the policies of this Plan will be the basis on which County and local councils
and other government agencies make decisions on land use planning matters. Public and private
initiatives will be required to conform with County policy.
1.4
FUTURE CHANGES
The future will bring changes some of which are foreseen, others of which are unforeseen.
The County will update this Plan on a regular basis to ensure that it remains relevant and to
address new needs, opportunities and constraints.
The people of the County will be given opportunities to guide future changes to this Plan through
a public consultation process.
1.5
COUNTY RESTRUCTURING
The Minister of Municipal Affairs on November 26, 1997 approved an Order restructuring the
County of Wellington effective January 1, 1999. The restructuring proposal developed by the
County and supported by the majority of local councils resulted in a two-tier government structure
with a county government and seven local governments.
This Plan recognizes this new structure by basing the land use schedules and growth strategy on
the County and the seven proposed local municipalities.
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December 2025
PART 2
WELLINGTON'S PLANNING VISION
2.1
FUNDAMENTAL BELIEFS
2.1.1 Planning Concepts
Wellington County supports certain community planning concepts recognized in Ontario and in
many other parts of the world. These concepts include:
-
sustainable development
-
land stewardship
-
healthy communities
-
complete communities
2.1.2 Sustainable Development
Sustainable development is a concept that supports development which "meets the need of the
present without compromising the ability of future generations to meet their own need."
Wellington County will make planning decisions which properly balance:
-
protecting and enhancing the natural environment;
-
enhancing economic competitiveness;
-
fostering a healthy, safe and socially responsible society.
2.1.3 Land Stewardship
Land Stewardship recognizes that preserving natural features and protecting the environment is
a shared value between government, community groups and landowners. County Council
believes that all landowners are entitled to reasonable use and enjoyment of their land but they
are also stewards of the land with responsibility to the community for the long term environmental
health of their land.
2.1.4 Healthy Communities
Healthy communities are those which:
-
foster physical, mental, social and economic well being;
-
provide residents with a sense of control over decisions which affect them;
-
are designed to reduce the stress of daily living and meet the life-long needs of its residents;
-
make accessible employment, social, health, educational, recreational and transportation
opportunities for people of all ages, abilities, and incomes.
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December 2025
2.1.5 Complete Communities
Complete communities are those which:
-
provide a diverse mix of land uses;
-
provide a diverse range and mix of housing options;
-
expand convenient access to a range of transportation options, public service facilities,
open spaces, recreational facilities, and healthy, local, and affordable food options;
-
provide for more compact built form and a vibrant public realm;
-
are age friendly.
2.1.6 Decision Making
Wellington County will promote land use decisions which provide an economically strong, healthy
and socially responsible community and which protect our natural and cultural heritage for this
and future generations.
2.2
OUR COMMITMENT TO THE FUTURE
Over the next twenty years County Council commits to pursue planning policies which achieve
the following objectives:
2.2.1
Accommodate a total County population of 160,000 by the year 2051;
2.2.2
Direct growth to urban areas and in particular to those with municipal sewer and water
services;
2.2.3
Provide opportunities for jobs, commerce and services that are based on population
growth;
2.2.4
Provide opportunities for housing which accommodate a wide range of need and
affordability;
2.2.5
Ensure that County residents have convenient access to commercial uses and
services;
2.2.6
Maintain strong main streets in towns and villages as a focus for commerce and
services;
2.2.7
Develop complete communities, which are efficient and livable;
2.2.8
Ensure cost effective development and land use patterns;
2.2.9
Maintain the small town and rural character of the County;
2.2.10
Protect the agricultural land base for farming;
Wellington County Official Plan
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December 2025
2.2.11
Ensure that farmers, following normal farming practices, are not hindered by conflicting
development.
2.2.12
Require development to pay its fair share of growth related costs and to demonstrate
its compliance with the County's planning policies;
2.2.13
Provide the infrastructure required to accommodate growth in an environmentally and
fiscally responsible manner;
2.2.14
Maintain clean water, clean air and a healthy, diverse and connected Greenlands
system;
2.2.15
Protect, restore or, where feasible, improve the diversity, connectivity and ecological
functions of natural heritage features and areas such as wetlands, environmentally
sensitive areas, streams and valley lands, woodlands, areas of natural and scientific
interest, discharge and recharge areas and other open space areas;
2.2.16
Support the creation of partnerships among landowners, community groups and
government which promote or undertake land stewardship activities.
2.2.17
Prevent, eliminate or minimize the risks to public health or safety and to property
caused by natural hazards;
2.2.18
Promote a natural heritage systems approach to watershed management that includes
protecting the County's Greenlands System and public health and safety.
2.2.19
Ensure that County residents continue to have convenient access to health care,
education and cultural facilities;
2.2.20
Develop a safe and efficient transportation system for people, goods and services;
2.2.21
Broaden recreational and leisure opportunities;
2.2.22
Promote energy efficient land use and servicing decisions; and
2.2.23
Ensure responsible waste management practices, which emphasize waste reduction,
reuse and recycling.
2.2.24
Ensure the quality and quantity of groundwater and surface water are protected as an
essential resource for urban and rural water supplies, agricultural production, the
maintenance of the Greenland system, and future growth.
2.2.25
The County recognizes the need for increased energy supply to be promoted by
providing opportunities for energy generation facilities, and supports the use of
renewable energy systems and alternative energy systems, where feasible and
appropriate.
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December 2025
2.3
URBAN, RURAL AND GREENLAND SYSTEMS
In order to clearly articulate the County's vision, lands within Wellington will be placed in broad
categories - urban, rural and greenland systems. Urban systems will be the focus for growth,
rural systems will be the focus for resource activities and the greenlands system will be the focus
for protection of the natural heritage system.
2.4
THE PROVINCE
The Provincial government has ultimate legislative responsibility for land use planning and
community development. The County has been delegated a number of provincial planning
responsibilities and will continue to encourage the Province to allow a greater degree of
community control in land use matters affecting Wellington. The County recognizes and accepts
the value of provincial policy statements to provide a common planning framework for Ontario
and its planning decisions shall be consistent with the Provincial Planning Statement.
The province has established a Greenbelt Plan which maintains policy connections to the
Provincial Policy Statement (2020) and the Growth Plan for the Greater Golden Horseshoe (2019,
as amended). The County recognizes the role of the Greenbelt in preserving agricultural and
natural systems in the Greater Golden Horseshoe, and its decisions shall conform to the
Greenbelt Plan.
2.5
OUR NEIGHBOURS
Wellington County borders on nine other Counties and Regions, the City of Guelph and many
other local municipalities. Wellington is also part of six Conservation Authorities. The County
recognizes and welcomes the need to work co-operatively with our neighbours to ensure our
common interests are achieved.
2.6
COUNTY-LOCAL PARTNERSHIP
The County and the local municipal governments in Wellington share responsibility for the wise
management of our resources and the betterment of the community. The County will work co-
operatively with local governments to provide a land use planning system which is thorough and
efficient and which promotes the County's overall planning vision.
The County will ensure that local municipalities are involved in any changes to official plan policy
that affects their community and the County may provide local municipalities with a direct
involvement in the public consultation process.
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December 2025
2.7
LOCAL PLANNING
The County's Official Plan attempts to provide a consistent set of policies across Wellington.
These policies are developed in sufficient detail to provide appropriate official plan coverage for
the entire County, while still responding to local conditions.
Local municipalities will have the option of relying on the County's planning policies or developing
their own more detailed policies for all or parts of their community.
Local municipalities will continue to manage the development control process. The use of local
zoning by-laws, site plan and development agreements or a Community Planning Permit System
will ensure that local standards are applied to new building activity.
Local municipalities will develop comprehensive zoning by-laws or a Community Planning Permit
System that implement the County Official Plan and any local official plans.
Local municipalities will also exercise development control functions in a manner consistent with
the Provincial Planning Statement, and in conformity with the Greenbelt Plan, County Official Plan
and any local official plans.
The County and local municipalities will make all reasonable efforts to avoid duplication in policies
and approval processes.
Local municipalities will also follow a phasing process for extending and sequencing growth in
accordance with Section 3.6 of this Plan.
2.8
SECONDARY PLANS
Secondary Plans may be established for all or part of a local municipality either as part of the
County Plan or as locally adopted plans. The County Official Plan will remain the primary
document and Secondary Plans will complement the County's Plan by providing greater detail or
clarity with respect to important local issues. The County Official Plan will have to be amended
when secondary or local plans are proposed in order that duplication is avoided.
Wellington County Official Plan
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December 2025
PART 3
WELLINGTON GROWTH STRATEGY
3.1
GENERAL STRATEGY
Wellington County will grow from approximately 100,800 people in 2021 to approximately 160,000
people in 2051. Wellington will plan for new housing, commerce, employment and services for
about 59,000 new residents.
As a general strategy, Wellington will encourage development patterns which:
-
are cost efficient
-
are environmentally sound
-
are compatible with existing uses
-
maintain small town character
-
maintain resource land
-
provide access to community services and facilities
To achieve the general growth strategy Wellington will encourage a greater share of the County's
growth to locate in the urban system than has been the norm. New multiple lots or units for
residential development will be directed to primary urban centres, secondary urban centres and
hamlets, and may be allowed in site-specific locations with existing approved zoning or
designation that permits this type of development. The priorities for directing growth will be as
follows:
1.
the majority of growth will be directed to primary urban centres that offer municipal water
services and municipal sewage services.
2.
growth will be limited in primary urban centres, secondary urban centres and hamlets that
offer partial, private communal or individual on-site services.
3.
to a lesser extent, growth will also be directed to secondary agricultural areas.
Schedules A and A1 through A7 delineate the County growth structure by identifying:
-
primary urban centres and the designated greenfield areas, delineated built boundary and
employment areas within them
-
secondary urban centres and employment areas within them
-
a regionally significant economic development study area
-
rural employment areas
-
hamlets
-
Greenbelt Area
Primary urban centres and secondary urban centres collectively are sometimes referred to as
"urban areas" and "urban centres" throughout this Plan.
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December 2025
3.2
PROJECTED GROWTH
Table 1 shows, on a County Wide basis, the projections for population, households and
employment expected for Wellington over 30 years. This forecast is based on a county population
and household forecast prepared by Watson and Associates Economists Ltd. and will be used by
all municipalities and government agencies in planning for growth and growth-related facilities.
The forecast anticipates that 89% of population growth in Wellington County will take place in 12
primary urban centres. The remainder will largely be directed mainly to 2 secondary urban
centres, hamlets and secondary agricultural areas.
3.3
GUIDING GROWTH
Wellington has the following objectives for growth:
-
to encourage efficient cost effective development patterns;
-
to take advantage of capacities in existing and planned water, waste water, utilities and
transportation systems to support the achievement of complete communities through a
more compact built form;
-
to encourage growth in primary and secondary urban centres;
-
to identify and promote opportunities for growth in the built up areas of primary urban
centres through intensification and redevelopment where this can be accommodated,
taking into account small town scale and historic streetscapes;
-
to encourage more efficient use of land through increased densities in designated
greenfield areas of primary and secondary urban centres;
-
to identify areas outside of prime agricultural areas as a location for limited rural growth
opportunities;
-
to maintain a healthy balance between jobs and housing in order to reduce the need for
long-distance commuting, and increase the modal share of walking and cycling, where
appropriate;
-
to provide choice for residents and businesses by providing a variety of growth
opportunities, housing types, services, recreation and cultural activities, and public open
space;
-
to encourage mixed-use and pedestrian-friendly development in appropriate locations;
-
to prohibit the establishment of new settlement areas;
-
to support a culture of conservation, including water, energy and cultural heritage
conservation, air quality protection and integrated waste management;
-
to support the achievement of complete communities in primary and secondary urban
centres and hamlets; and
Wellington County Official Plan
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December 2025
-
to establish
and
implement
phasing
policies,
where
appropriate,
to
ensure
that development within designated greenfield areas is orderly and aligns with the timely
provision of the infrastructure and public service facilities.
In order to achieve these objectives, the County has established the following targets:
3.3.1 Targets
Residential Intensification:
By the year 2015 and for each year thereafter, a minimum of 15 percent of all residential
development occurring annually will be within the built-up area. Local municipalities are
encouraged to exceed the minimum target and the Township of Centre Wellington and Township
of Wellington North are encouraged to exceed a minimum target of 20 percent.
Greenfield Density:
The designated greenfield area of the County will be planned to achieve an overall minimum
density of not less than 40 residents and jobs per hectare. All local municipalities are encouraged
to exceed the overall minimum density target, and the Township of Centre Wellington is
encouraged to exceed an overall minimum density target of not less than 52 residents and jobs
per hectare.
Lands added to the designated greenfield area of Fergus through Official Plan Amendment
126 will be planned to achieve an overall minimum density target of not less than 56 residents
and jobs per hectare.
Lands added to the designated greenfield area of Elora-Salem through Official Plan Amendment
126 will be planned to achieve an overall minimum density target of not less than 53 people and
jobs per hectare."
Affordable Housing:
minimum of 25% of new housing in the County will be affordable to low and moderate income
households.
3.4
SERVICING GROWTH
Wellington will provide for the efficient and environmentally sound use of land by encouraging full
municipal water and waste water services for new development. Where full municipal services
are not available or cannot be provided, municipalities may choose to use private communal
sewage services and private communal water services. The use of individual on-site systems will
be limited to the low intensity uses in the rural system and unserviced settlement areas. Existing
development and development commitments based on individual on-site services may be
recognized and, if proven adequate, may continue. Development commitments may include
lands designated or zoned for development or with approved subdivisions.
3.5
ALLOCATING GROWTH
The location of growth in Wellington will be influenced by a number of factors including:
-
market forces
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December 2025
-
available land and services
-
planning policies
Wellington will use planning policies to influence a change in past development patterns. A
greater share of growth will be forecast for primary urban centres than has been experienced in
the past. Land will be set aside in primary urban centres to accommodate growth and the policies
of this Plan will encourage municipal or communal services.
The allocation of growth to local municipalities is shown on Table 2 to 8. All municipalities will not
grow at the same rate.
In determining the rate for each local municipality, County Council considered:
-
its' desire to encourage urban growth
-
its' desire to protect resource land
-
the historic rate of local growth
-
available land and services
Due to the difficulty in forecasting growth for small areas, secondary urban centres and hamlets
are not assigned specific forecasts but are part of the residual municipal forecasts after primary
urban centres are calculated.
This forecast will be used by all municipalities and government agencies in planning for growth
and growth related facilities.
Table 1
WELLINGTON COUNTY
Projected Growth in Wellington County to 2051
2021
2051
Total Population1
100,800
160,000
% of Population in Primary Urban Centres
53
66
Households
36,060
57,940
Total Employment2
43,000
70,000
1 Includes net undercount adjustment which is estimated at approximately 3%
2 Includes 'no fixed place of work' employment.
Table 2
TOWNSHIP OF CENTRE WELLINGTON
Projected Growth in Wellington County to 2051
2021
2051
Centre Wellington
Total Population1
34,100
58,200
Households
12,810
22,130
Total Employment2
12,200
25,100
2021
2051
Elora-Salem
Total Population1
7,800
14,100
Households
2,960
5,280
Wellington County Official Plan
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December 2025
Fergus
Total Population1
19,100
36,300
Households
7,320
14,080
Outside Primary Urban Centres
Total Population1
7,200
7,800
Households
2,530
2,770
1 Includes net undercount adjustment which is estimated at approximately 3%
2 Includes 'no fixed place of work' employment
Table 3
TOWN OF ERIN
Projected Growth in Wellington County to 2051
2021
2051
Erin
Total Population1
12,000
26,300
Households
4,230
9,200
Total Employment2
3,100
6,200
2021
2051
Erin Village
Total Population1
3,100
10,800
Households
1,140
3,840
Hillsburgh
Total Population1
1,400
6,100
Households
550
2,190
Outside Primary Urban Centres
Total Population1
7,500
9,400
Households
2,540
3,170
1 Includes net undercount adjustment which is estimated at approximately 3%
2 Includes 'no fixed place of work' employment
Table 4
GUELPH/ERAMOSA TOWNSHIP
Projected Growth in Wellington County to 2051
2021
2051
Guelph/Eramosa
Total Population1
13,600
14,700
Households
4,650
5,110
Total Employment2
6,000
6,800
2021
2051
Rockwood
Total Population1
5,200
5,800
Wellington County Official Plan
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December 2025
Households
1,880
2,180
Outside Primary Urban Centre
Total Population1
8,400
8,900
Households
2,770
2,930
1 Includes net undercount adjustment which is estimated at approximately 3%
2 Includes 'no fixed place of work' employment
Table 5
TOWNSHIP OF MAPLETON
Projected Growth in Wellington County to 2051
2021
2051
Mapleton
Total Population1
11,200
15,100
Households
3,260
4,820
Total Employment2
4,400
7,000
2021
2051
Drayton
Total Population1
2,400
4,300
Households
850
1,580
Moorefield
Total Population1
600
2,500
Households
180
880
Outside Primary Urban Centres
Total Population1
8,200
8,300
Households
2,230
2,360
1 Includes net undercount adjustment which is estimated at approximately 3%
2 Includes 'no fixed place of work' employment
Wellington County Official Plan
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December 2025
Table 6
TOWN OF MINTO
Projected Growth in Wellington County to 2051
2021
2051
Minto
Total Population1
9,300
15,200
Households
3,400
5,460
Total Employment2
4,200
6,500
2021
2051
Clifford
Total Population1
900
1,400
Households
390
580
Harriston
Total Population1
2,200
3,500
Households
830
1,280
Palmerston
Total Population1
3,000
6,800
Households
1,160
2,460
Outside Primary Urban Centres
Total Population1
3,200
3,500
Households
1,020
1,140
1 Includes net undercount adjustment which is estimated at approximately 3%
2 Includes 'no fixed place of work' employment
Table 7
TOWNSHIP OF PUSLINCH
Projected Growth in Wellington County to 2051
2021
2051
Total Population1
7,900
10,000
Households
2,850
3,560
Total Employment2
5,800
7,900
1 Includes net undercount adjustment which is estimated at approximately 3%
2 Includes 'no fixed place of work' employment
Wellington County Official Plan
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December 2025
Table 8
TOWNSHIP OF WELLINGTON NORTH
Projected Growth in Wellington County to 2051
2021
2051
Wellington North
Total Population1
12,700
20,500
Households
4,860
7,660
Total Employment2
7,300
10,500
2021
2051
Arthur
Total Population1
2,700
4,800
Households
1,055
1,845
Mount Forest
Total Population1
5,500
10,600
Households
2,330
4,110
Outside Primary Urban Centres
Total Population1
4,500
5,100
Households
1,475
1,705
1 Includes net undercount adjustment which is estimated at approximately 3%
2 Includes 'no fixed place of work' employment
3.6
PHASING GROWTH
Local municipalities, in coordination with the County, shall identify the logical and timely extension
and sequencing of growth in designated greenfield areas as indicated on Schedule A (County
Growth Structure). The process for phasing growth in Primary Urban Centres shall include the
following:
a) a Secondary Plan implemented through a County or local Official Plan Amendment;
b) a County Official Plan Amendment and/or local Official Plan Amendment;
c) a Growth Management and Phasing Plan approved by a local Council; or
d) a combination of any of the above.
Growth will be phased to address availability, feasibility and plans for staging extensions or
improvement of municipal sewage services, municipal water services, roads, active
transportation, other infrastructure and public service facilities to support fully serviced and
complete communities and employment areas. Other County or local planning criteria considered
appropriate in the circumstances may also apply.
Phasing will sequence development to ensure the substantial completion of new community area
and employment areas before additional community areas and employment areas are opened up
for development.
Land identified for urban development or future urban development within primary urban centres
may include active agricultural uses. Phasing options should be considered to keep lands in
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December 2025
agricultural production and leave agricultural infrastructure in place until the land is to be
developed.
This policy does not apply to prevent the completion of previously approved development, logical
infilling or development of a minor nature if the overall intent of this section is met.
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December 2025
PART 4
GENERAL COUNTY POLICIES
The following policies apply throughout the County of Wellington:
4.1
CULTURAL HERITAGE AND ARCHAEOLOGICAL RESOURCES
Cultural heritage and archaeological resources form an important and in many cases highly visible
part of the community fabric. These resources are a source of civic pride for the residents, a
benefit to the local economy through tourism, and are important to our understanding of the
settlement of the County. The policies of this Plan, in conjunction with the Ontario Heritage Act,
provide a framework for the protection and enhancement of cultural heritage resources in
Wellington.
Built Heritage
Wellington has a rich history reflected in many buildings and structures, either individually or in
groups, which are considered to be architecturally or historically significant to the community,
county, province or country.
Cultural Heritage Landscapes
A cultural heritage landscape is a defined geographical area of heritage significance which has
been modified by human activities and is valued by a community. It involves a grouping(s) of
individual heritage features such as structures, spaces, archaeological sites and natural elements,
which together form a significant type of heritage form, distinctive from that of its constituent
elements or parts. Examples may include, but are not limited to, heritage conservation districts
designated under the Ontario Heritage Act, and villages, parks, gardens, battlefields, mainstreets
and neighbourhoods, cemeteries, trailways and industrial complexes of cultural heritage value.
For cultural heritage landscapes to be significant, they must be valued for the important
contribution they make to our understanding of a place, an event, or a people.
Archaeological Resources
The past settlement of Wellington forms an important aspect of our community. Traces of human
settlement both recent and long past are recognized as important elements of our history and
culture. Archaeological resources include a property or area recognized by the Province as being
archaeologically significant.
4.1.1 Identifying Cultural Heritage Resources
Cultural heritage resources include, but are not necessarily restricted to the following criteria
under Ontario Regulations 9/06 issued under the Ontario Heritage Act.
a)
A property has design value or physical value because it:
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i)
is a rare, unique, representative or early example of a style, type, expression,
material or construction method,
ii)
displays a high degree of craftsmanship or artistic merit, or
iii)
demonstrates a high degree of technical or scientific achievement.
b)
A property has historical value or associative value because it:
i)
has direct associations with a theme, event, belief, person, activity, organization
or institution that is significant to a community,
ii)
yields, or has the potential to yield, information that contributes
to
an
under-
standing of a community or culture, or
iii)
demonstrates or reflects the work or ideas of an architect, artist, builder, designer
or theorist who is significant to a community.
c)
A property has contextual value because it:
i)
is important in defining, maintaining or supporting the character of an area,
ii)
is physically, functionally, visually or historically linked to its surroundings, or
iii)
is a landmark.
4.1.2 Ontario Heritage Act
Under the Ontario Heritage Act, a local Council may pass by-laws to:
a)
Designate individual properties of cultural heritage value or interest, in accordance with
the criteria set out in Ontario Regulation 9/06. Such a by-law shall include a description
of the property and a statement of cultural heritage value or interest and description of the
heritage attributes;
b)
Designate a Heritage Conservation District or Districts in order to protect the heritage
resources of an area. Such a by-law will be based on a study identifying the heritage
resources of the area. If a by-law is passed to identify a Heritage Conservation District,
the designated area may be recognized by an amendment to the Plan.
Designated heritage properties and heritage conservation districts shall be listed in a register of
properties kept by the municipal clerk. The register may also include properties that Council
considers to be of cultural heritage value or interest but have not been designated.
4.1.3 Heritage Committees
A Heritage Committee will advise and assist Council on cultural heritage resource matters as set
out by the Ontario Heritage Act.
Other Municipal Authority
a)
A local Council may pass by-laws providing for the acquisition by purchase, lease, or
otherwise of any property or part thereof, designated under Part IV of the Ontario Heritage
Act. A local Council may dispose by sale, lease or otherwise of any property or interest
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acquired under Part IV of the Ontario Heritage Act upon such terms and conditions as
Council may consider necessary.
b)
Pursuant to the Planning Act, the Municipal Act and other relevant legislation, a local
Council may pass by-laws for the following purposes:
i)
to ensure the protection of heritage features;
ii)
to regulate development so that it is sympathetic in height, bulk, location and
character to heritage resources;
iii)
to control demolition of heritage buildings or structures in a defined area.
c)
A local Council may enter into an easement agreement or covenant, pursuant to Section
37 of the Ontario Heritage Act, with the owner of any real property and register such
easement or covenant against the real property in the land registry office for the purpose
of:
i)
conserving, protecting and preserving the heritage features of the property;
ii)
preventing any demolition, construction, alteration, remodeling
or
any
other
action which would adversely affect the heritage features of the property;
iii)
establishing criteria for the approval of any development affecting the heritage
property.
d)
A local Council will use its best efforts to obtain, in consultation with the Heritage
Committee, documentation for archival purposes which may include a history,
photographic record and measured drawings, of cultural heritage resources which are to
be demolished or significantly altered.
4.1.4 Heritage Areas
This Plan may identify a Heritage Area as shown on Schedule B, for the purposes of regulating
land use under the Planning Act.
It is the policy of this Plan that any development, redevelopment or public work shall respect the
goals and objectives relating to the protection and enhancement of heritage resources.
Development projects requiring planning approval which are of a size, scale or character not in
keeping with the surrounding heritage resources shall not be allowed. The Heritage Area is
broadly defined and contains many buildings which are not heritage resources. The intent of the
Heritage Area is to identify an area in which a significant number of buildings contain heritage
values and to ensure proper consideration is given to protecting these buildings when
development proposals are put forward. A Heritage Area is not a Heritage Conservation District
under the Ontario Heritage Act.
4.1.5 Policy Direction
a)
significant built heritage resources and significant cultural heritage landscapes shall be
conserved. Conserved means the identification, protection, use and/or management of
heritage and archeological resources in such a way that their heritage values, attributes
and integrity are retained. This may be addressed through a conservation plan or heritage
impact assessment in accordance with Section 4.6.7.
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b)
The need for a Heritage Impact Assessment and/or Conservation plan will be based on
the heritage attributes or reasons for which the resource is identified as significant,
and will normally be identified in pre-consultation on development applications.
c)
Wellington County will work with its local municipalities to identify significant cultural
heritage landscapes. The identification of significant cultural heritage landscapes shall be
implemented through at least one of the following options:
i)
Added to an Official Plan through an Amendment that shows the resource as an
overlay designation on the Schedule, and adds site-specific policies where
needed;
ii)
included in the municipal register of properties that Council considers to be of
cultural heritage value or interest but have been designated;
iii)
Designated under the Ontario Heritage Act.
d)
The need for a Heritage Impact Assessment
e)
Wellington will encourage the conservation of significant built heritage resources through
heritage designations and planning policies which protect these resources.
f)
The re-use of heritage buildings is often a valid means of ensuring their restoration,
enhancement or future maintenance. Projects to re-use heritage buildings may be given
favourable consideration if the overall results are to ensure the long term protection of a
heritage resource and the project is compatible with surrounding land uses and represents
an appropriate use of land.
g)
Where a property has been identified as a protected heritage property, development and
site alteration may be permitted on adjacent lands where the proposed development and
site alteration has been evaluated and it has been demonstrated that the heritage
attributes of the protected heritage property will be conserved. Mitigative measures and/or
alternative development approaches may be required in order to conserve the
heritage attributes of the protected heritage property affected by the adjacent development
or site alteration.
h)
The County recognizes the important cultural significance of the Grand River as a
Canadian Heritage River, and the need to conserve its inherent values.
i)
Where development and site alteration is allowed, significant archaeological resources
must be conserved. Such resources will be conserved
through
removal,
and
documentation, or preservation on site. Where significant archaeological resources must
be preserved on site, development and site alteration will only be allowed if the heritage
integrity of the site is maintained.
j)
Where the County has determined a proposed development has areas of archaeological
potential, an assessment of the property will be required to identify archaeological
resources. Resources identified and determined to be significant will be conserved. The
County may also require parts of a site to be excluded from development in order to
maintain the heritage integrity of the site.
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k)
The County or local municipality may develop an archaeological master plan to be used
as a planning tool where addressing archaeological conservation concerns. The principal
components of the master plan would be:
i)
an inventory of all registered and known archaeological sites in the County;
ii)
archaeological potential mapping based on locally relevant criteria;
iii)
implementation guidelines for use of the master plan and management of the
area's historical heritage.
l)
The County will engage Indigenous communities with Aboriginal and treaty rights or
traditional territory in the area and consider their interests when identifying, protecting, and
managing cultural heritage resources and archaeological resources.
4.2
ECONOMIC DEVELOPMENT
4.2.1 Supply
Wellington County will ensure that sufficient land is designated and available to accommodate an
appropriate range and mix of employment opportunities (including industrial, commercial and
institutional uses) to meet projected needs for the growth forecast.
The County will encourage and support decisions, which ensure that an adequate supply of
employment lands is available at all times.
An adequate supply includes maintaining a range and choice of suitable sites of various sizes for
employment uses which support a wide range of economic activities and ancillary uses, and take
into account the needs of existing and future businesses.
The County will protect employment areas along major goods movement facilities and corridors
for uses that require those locations and focus freight-intensive land uses to areas in proximity to
major highways, airports, and rail facilities.
4.2.2 Conversion
Conversion of employment lands (Industrial and Rural Employment Areas) within employment
areas identified on Schedule A to non-employment uses which, for the purposes of this sub-
section includes major retail uses, may be permitted only by amendment to this Plan where it has
been demonstrated that:
a)
there is a need for the conversion;
b)
the County will maintain sufficient employment lands to accommodate forecasted
employment growth to the year 2051;
c)
the conversion will not adversely affect the overall viability of the employment area, and
achievement of the intensification target, density targets, and other policies of this Plan.
d)
there is existing or planned infrastructure and public service facilities to accommodate the
proposed conversion;
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e)
the lands are not required to the year 2051 for the employment purposes for which they
are designated; and
f)
cross-jurisdictional issues, if any, have been considered.
4.2.3 Variety
The County will encourage a variety of employment opportunities in a variety of locations.
Opportunities for industrial, commercial and recreation activities will be supported in appropriate
locations. The majority of opportunities will occur in primary urban centres where full municipal
services are available. Other locations, including lands in the Rural System, will be considered
where they offer advantages to business such as larger sites, compatibility or proximity to
resources or major transportation facilities.
Land shall be set aside in the primary urban centres to provide employment opportunities which
will at least keep pace with residential growth.
4.2.4 Settlement Area Opportunities
Settlement areas are intended to provide the greatest opportunity for employment. New
commercial, industrial and recreation uses are expected to locate in all settlements, but
particularly in those with full municipal sewage and water services.
4.2.5 Rural Opportunities
The Rural System will also provide opportunities for employment.
The main employment generator in the rural system will be resource based industries such as
agriculture, aggregate operations and forestry.
Businesses required to serve agriculture will be allowed where they are needed in close proximity
to farms.
The Rural System can also contribute sites for employment based on the ability to provide larger
lots, larger buffers for compatibility, proximity to rural resources or access to major roads.
The Rural System may also contribute employment opportunities through the development of
tourism and recreation opportunities.
The applicable policies of this plan will be used in locating employment lands to minimize the
impacts on prime agricultural areas or mineral aggregate areas.
4.2.6 Home Business
Wellington County supports the trend towards more home based businesses and will facilitate
new home business through planning policy. The opportunity to work from home will be
encouraged.
In the Urban System, home businesses will be small in size and normally restricted to the
occupants of the property. These uses will be oriented towards providing services rather than
retail functions. Compatibility with surrounding residential development is a primary
consideration.
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December 2025
In the Rural System, home businesses similar to those allowed in the Urban System are
encouraged. Additionally, the following uses may be considered:
-
sales outlets for agricultural products produced on the farm;
-
home industries which are small in scale with limited employees, and minimal off site
impact;
-
bed and breakfast establishments
-
farm vacation enterprises.
4.3
FARMLAND PROTECTION
4.3.1 Prime Agricultural Areas
Prime Agricultural Areas will be identified and protected so that normal farming operations are not
hindered by conflicting development.
4.3.2 Secondary Agricultural Areas
Areas with agricultural capability, but determined not to be prime agricultural areas will be
identified as secondary agricultural areas. Agriculture will continue to be the dominant use but a
range of other uses will also be allowed.
4.3.3 Policy Direction
a)
Class 1, 2 and 3 agricultural soils, associated Class 4 to 7 soils and additional areas where
there is a local concentration of farms which exhibit the characteristics of ongoing
agriculture, and specialty crop land will be designated as prime agricultural areas unless:
i)
municipal scale studies demonstrate that the land would more appropriately be
placed in a greenlands or secondary agricultural designation in consultation with
the OMAF;
ii)
studies demonstrate that limited non-residential use is appropriate.
b)
Urban Centre or Hamlet expansions are subject to the policies of Section 4.8 Expansion
of Primary Urban Centres, Secondary Urban Centres and Hamlets.
c)
Limited non-residential uses, other than aggregate extraction, may only take place in
prime agricultural areas if the need for the use can be demonstrated and provided that
there are no reasonable alternative locations which avoid prime agricultural areas with
lower priority agricultural lands. In considering need and alternative locations, decision
makers will be guided by the following.
i) Need
-
projected population for the local municipality and county or growth allocated by
broader studies
-
public health or safety considerations
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-
existing vacant land already designated for the proposed use
-
potential for infilling existing areas
-
previous rates of land consumption
-
availability and efficiency of servicing
-
need for a variety of opportunities to encourage economic development and satisfy
housing and business demand
ii) Alternative Locations
-
impacts on agricultural land and operations
-
location requirements of the proposed use
-
degree of land fragmentation in the area
-
Canada Land Inventory classification
ii) Compliance with minimum separation distances established for livestock operations.
4.4
HOUSING
4.4.1 Supply
The County will ensure that residential growth can be accommodated for a minimum of 15 years
through residential intensification, redevelopment and if necessary, lands which are designated
and available for new residential development.
The County will maintain at all times where new development is to occur, land with servicing
capacity sufficient to provide at least a 3 year supply of residential units available through lands
suitably zoned to facilitate residential intensification and redevelopment, and land in draft
approved and registered plans.
4.4.2 Variety
The County will provide for a variety of housing types to satisfy the present and future social,
health and well-being requirements of residents of the regional market area. New residential
developments will be promoted at densities which efficiently use available servicing and are
appropriate to site conditions and existing patterns of development. New multiple lots or units for
residential development will incorporate a mix of unit sizes to accommodate a diverse range of
household sizes and incomes.
4.4.3 Residential Intensification
This Plan contains policies encouraging residential intensification in primary urban centres. The
strategic approach to residential intensification intends to retain small town character and
revitalize downtown areas which includes:
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December 2025
a)
supporting increased densities in newly developing designated greenfield areas with a
broader mix of housing types than has been the norm in small towns;
b)
supporting appropriate residential intensification in all areas within the built boundary
including adaptive re-use or redevelopment of brownfields and greyfields;
c)
encouraging added housing above commercial uses in and near the downtown, in
residential transition areas, and in other main commercial areas;
d)
encouraging residential intensification within primary and secondary urban centres along
major roadways and arterial roads;
e)
encouraging modest residential intensification in stable residential areas respecting the
character of the area. Stable residential areas are considered to be established areas
generally consisting of predominantly low density housing on local roads with the built
boundary;
f)
conserving cultural heritage and archaeological resources where feasible, as built up
areas are intensified;
g)
encouraging residential intensification which results in new rental accommodation;
h)
encouraging small scale residential intensification in hamlets consistent with their
character and servicing including accessory or second residences, limited severances and
conversions; and
i)
encouraging the development of appropriate standards for residential intensification,
redevelopment and new residential development which are cost effective, environmentally
sound and compatible with existing uses, small town scale and character;
j)
ensuring that adequate infrastructure is, or will be, established to serve the anticipated
development.
4.4.4 Greenfield Housing
In designated greenfield areas, the County will encourage increased densities and a broader mix
of housing and will:
a)
encourage approved but undeveloped plans of subdivision to consider revisions which
add additional housing units in appropriate locations;
b)
require new developments to achieve densities which promote the overall designated
greenfield areas density target of a minimum of 40 persons and jobs per hectare and
specifically:
i)
attain at least 16 units per gross hectare (6.5 units per gross acre) in newly
developing subdivisions;
ii)
somewhat lower densities may be considered in newly developing subdivisions
where physical and environmental constraints such as larger than normal storm
water management requirements, parcel dimensions that do not yield efficient
lotting patterns and the need for transition areas from adjacent land uses, or on
small parcels of under 2 hectares (5 acres);
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iii)
The minimum greenfield density target will be measured over all designated
greenfield areas of the County, excluding natural heritage features and areas,
natural heritage systems and floodplains (provided development is prohibited in
these areas), and employment areas and cemeteries, as well as rights-of-way
for: electricity transmission lines; energy transmission pipelines; freeways, as
defined by and mapped as part of the Ontario Road Network; and railways; and
iv)
encourage the introduction of medium density housing types in new subdivisions
and other designated greenfield areas.
4.4.5 Affordable Housing
For ownership housing, affordable means housing for which the purchase price is at least 10
percent below the average purchase price of a resale unit in the regional market area.
For rental housing, affordable means a unit for which the rent is at or below the average market
rent of a unit in the regional market area.
The County will ensure that opportunities exist to provide housing to moderate and lower income
households. A substantial portion of the County's existing housing stock is affordable. In order
that this continues as Wellington grows, it is the policy of this Plan that a minimum of 25% of new
housing units in the County will be affordable.
In Wellington, Additional Residential Units, semi-detached, duplex, townhouse and low rise
apartment units will provide the bulk of affordable housing opportunities. These units will almost
always be located in primary and secondary urban areas with appropriate levels of servicing.
In the Rural System affordable housing opportunities are not readily available. Additional
Residential Units will be the most likely means of increasing housing affordability in the Rural
System.
4.4.6 Additional Residential Units
Additional Residential Units, also known as accessory or basement apartments, secondary suites
or in-law suites are self-contained residential units with separate kitchen, bathroom and sleeping
facilities. These units are subordinate in scale and function to the main residence on the property.
Additional Residential Units are an effective form of intensification and increase the stock of
affordable rental housing; provide home owners with additional sources of income; and offer
alternative housing options in the community.
Garden suites are temporary dwellings and are not considered Additional Residential Units under
this Plan.
It is the policy of this Plan to authorize:
a)
The use of no fewer than two Additional Residential Units in a single detached dwelling,
semi-detached dwelling or rowhouse; and
b)
The use of an Additional Residential Unit in a building or structure ancillary to a single
detached dwelling, semi-detached dwelling or rowhouse.
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For additional clarity the intent of this policy is to allow at least three residential units, which
includes the primary dwelling unit, on eligible properties in accordance with section16(3) of the
Planning Act. Local municipalities, through their comprehensive zoning by-laws, may permit more
than two Additional Residential Units within a single detached dwelling, semi-detached dwelling
or rowhouse in locations Council(s) have deemed it appropriate. Notwithstanding the above,
within the Rural System of the County, a total of two Additional Residential Units are permitted on
eligible properties. This policy is not intended to limit the use of an Accessory Residence for farm
help permitted by section 6.4.6 of this plan.
An Additional Residential Unit within a main residence or within an ancillary building on a property
will not be permitted within hazardous lands as defined and regulated by the Local Conservation
Authority.
An Additional Residential Unit will be required to be serviced by appropriate water and wastewater
services in a manner that is acceptable to the local municipality. Additional Residential Units
located within vulnerable areas designated under the Clean Water Act may be permitted subject
to the applicable Source Protection Plan policies and the policies in section 4.9.5 of this Plan.
4.4.6.1
Additional Residential Units Within a Main Residence
Local municipalities shall enact zoning provisions to allow no fewer than two Additional
Residential Units within a single detached dwelling, semi-detached dwelling or rowhouse on a
property.
In developing zoning provisions for Additional Residential Units within a main residence, local
municipalities should consider the following:
a)
that safe road access can be provided;
b)
the establishment of an Additional Residential Unit does not require the creation of an
additional driveway access;
c)
that adequate off-street parking can be provided on site for both the main residence and
additional residential unit;
d)
that any exterior alterations to the main residence, necessary to accommodate the
Additional Residential Unit, are minimized to reduce visual impacts on the streetscape;
e)
that adequate amenity areas are provided for the main residence and Additional
Residential Unit;
f)
the Additional Residential Unit meets the applicable Building Code, Fire Code and local
property regulations; and
g)
whether a garden suite and Additional Residential Units will be permitted on the same lot.
4.4.6.2
Additional Residential Units Within an Ancillary Building or Structure
Local municipalities shall enact zoning provisions to allow one Additional Residential Unit within
a building or structure that is ancillary to a single detached dwelling, semi-detached dwelling or
rowhouse, provided that a residential unit does not already exist in an ancillary building on the
property. For clarity, an Additional Residential Unit may be permitted as a separate standalone
ancillary building or as part of an ancillary building. An Additional Residential Unit is prohibited
from being severed from the property, except in accordance with provincial policy.
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When developing zoning provisions to address Additional Residential Units in ancillary buildings
local municipalities should give consideration to the items listed in section 4.4.6.1. and shall have
zoning provisions to address the following in the Rural System:
a)
the Additional Residential Unit is located within the main building cluster on the property
to minimize land taken out of agricultural production;
b)
the Additional Residential Unit will be limited in scale; and
c)
Minimum Distance Separation formulae is complied with, where applicable.
4.4.7 Garden Suites
Subject to Section 13.4 of this Plan a garden suite may be allowed provided it is established
near the farm buildings and/or main residence on a property and adequate water supply and
sewage disposal systems are available.
Local Municipalities may enact zoning provisions to address the following matters:
a)
the garden suite is located close to the existing residence on the property and is portable
so that it can be easily removed when the need for the unit has discontinued;
b)
no additional access shall be provided to the lot from a public road;
c)
adequate screening/buffering, where deemed necessary, is provided to minimize the
visual impact of the garden suite to adjacent properties;
d)
adequate amenity areas are provided for the existing dwelling and the second unit;
e)
the provision of a satisfactory site plan which illustrates how items a) to d) above, and
any other matters deemed necessary by the municipality, have been addressed; and,
f)
the establishment of a development agreement between the owner and the municipality
to address the installation and removal of the unit, site rehabilitation, listing the
occupant(s) of the unit and the period of occupancy, and any other matter deemed
necessary by the municipality."
4.4.8 Special Needs and Seniors Housing
The County will provide opportunities for special needs housing to address the needs of seniors
and persons with physical, sensory and mental health disabilities.
An aging population will result in greater need for senior's housing. Facilities such as senior
citizen's complexes, homes for the aged, rest homes and nursing homes will be encouraged in
primary and secondary urban centres. Additionally "life-style" or "leisure" communities oriented
to healthy seniors and usually providing common recreational amenities are increasingly being
proposed. These housing facilities will be encouraged in urban settings with appropriate services.
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4.5
HUMAN-MADE HAZARDS
4.5.1 Mines, Mineral Resources Sites
Development on or adjacent to lands affected by mine hazards, former petroleum operations or
former mineral resource operations will only be permitted if rehabilitation measures to address
and mitigate known or suspected hazards are completed or under way and will be completed in
accordance with applicable legislation.
4.5.2 Contaminated Sites
Development will not be permitted on contaminated sites. Development may only proceed once
a contaminated site is restored such that no adverse effect will result from any on-site activity
associated with the proposed use. In considering applications on sites which are known or
suspected to be contaminated, such as lands which have been used for industry, public works
yards and railway yards, the following process will be followed:
a)
an MOEE acknowledged Record of Site Condition may be accepted as evidence that the
site is not contaminated and no remediation is required;
b)
where a site is contaminated, a site remediation plan complying with MOEE's Guideline
For Use At Contaminated Sites In Ontario and prepared by a qualified consultant may be
accepted. Official plan, zoning, draft subdivision or consent approval may be given based
on an acceptable remediation plan provided that other planning approvals, which will
prevent development from taking place until site remediation is complete, are still required.
c)
final approvals, which will allow development of a site, such as removing holding
provisions or clearing conditions of draft subdivision approval may be given when an
MOEE acknowledged Record of Site Condition is received indicating that the required site
remediation has taken place.
4.6
IMPACT ASSESSMENT
4.6.1 General
In order to assess the merit of planning applications, the County or local municipality may require
studies to be undertaken to measure various impacts and to propose methods of reducing or
eliminating negative impacts. These studies shall be prepared by qualified professionals and will
include, but are not limited to:
-
planning impacts
-
environmental impacts
-
traffic impacts
-
agricultural impacts
-
fiscal impacts
Studies prepared as part of an environmental assessment, licensing procedure or other planning
process may fulfill all or part of the requirements of this section.
4.6.2 Planning Impact Assessment
Planning impact assessments may be required to evaluate:
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a)
the need for the proposed use other than for aggregate operations, taking into account
other available lands or buildings in the area;
b)
the appropriateness of the proposed site for the use proposed taking into consideration
the size and shape of the land and its ability to accommodate the intensity of use
proposed;
c)
the adequacy of the proposed method of servicing the site;
d)
the compatibility of the proposed use with consideration given to the height, location,
proximity and spacing of buildings; the separation between various land uses; impacts
from noise, odour, dust or other emissions from the proposed use and from adjacent land
uses; loss of privacy, shadowing or impact on cultural heritage resources and landscapes;
e)
the impact on natural resources such as agricultural land and mineral aggregate deposits;
f)
the impact on biodiversity and connectivity of natural features and areas;
g)
the exterior design in terms of bulk, scale and layout of buildings and other design
elements;
h)
the possibility that site contamination has occurred or the site may contain historic
petroleum wells or associated works, and if so, demonstrate compliance with provincial
regulations;
i)
methods of reducing or eliminating negative impacts;
j)
other planning matters considered important by a Council.
4.6.3 Environmental Impact Assessment
Environmental impact assessments prepared by a qualified person may be required to evaluate
the impacts a proposed development may have on the natural environment and the means by
which negative impacts may be reduced or eliminated. An environmental impact assessment
may include some or all of the following:
a)
a description of the proposal, including a statement of purpose;
b)
a description of the existing land use on the subject lands and adjacent lands, as well as
the relevant land use regulations;
c)
an identification of proposed land uses and activities and potential environmental impacts;
d)
a delineation of any environmental constraint area on a site plan;
e)
a description of the terrestrial and aquatic resources, natural and built landforms, surface
and groundwater and other significant environmental features or functions on the site;
f)
an assessment of the impact on groundwater resources and in particular existing private
wells and municipal supply wells in the area;
g)
a consideration of the need for a subwatershed study;
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h)
an assessment of the impact on groundwater resources and in particular existing private
wells and municipal supply wells in the area;
i)
a statement of the relative environmental and ecological significance of the natural
features and functions affected by the proposal;
j)
a consideration of the potential to maintain, restore or where possible, improve the long-
term ecological function and biodiversity of natural heritage systems;
k)
requirements to be addressed in Site Plans and/or Development Agreements;
l)
a statement that there are no negative impacts on provincially significant greenland
features and functions and a description of the means by which negative environmental
impacts will be mitigated in other greenland areas.
m)
a consideration of the potential for enhancement of environmental features or functions
through site design alternatives;
n)
a proposal for monitoring, where needed;
o)
such additional concerns as a Council may consider relevant.
The County may, in consultation with Conservation Authorities, provide consideration for a scoped
environmental impact assessment format for use by proponents of development applications,
which are generally minor in nature with limited potential impacts.
4.6.4 Traffic Impacts Assessment
Where a development proposal may add significant volumes of traffic to a road system or where
development is proposed in an area with recognized road deficiencies, a Council may require a
traffic impact assessment. The assessment may include any or all of the following:
a)
pre and post development traffic patterns and volumes;
b)
structural adequacy and capacity of the existing and proposed road system;
c)
convenience, accessibility and safety of the site for people and vehicles and the effect on
traffic customarily on the road;
d)
sight distance visibility;
e)
grade (slope) of road;
f)
suitability of the road for all weather conditions;
g)
suitability of the site or roads for snow plowing and removal;
h)
pedestrian and bicycle traffic flows and potential conflicts, particularly where schools or
senior facilities are nearby;
i)
ability of new roads to meet municipal standards;
j)
means by which negative impacts will be reduced or eliminated;
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k)
such additional concerns as a Council may consider relevant.
4.6.5 Agricultural Impact Assessment
Where development is proposed in prime or secondary agricultural areas, a Council may require
an assessment of the impacts the development may have on agricultural activities in the area.
An assessment may include any or all of the following:
a)
the opportunity to use lands of lower agricultural potential;
b)
compliance with the minimum distance separation formulae for livestock operations;
c)
the degree to which agricultural expansion may be constrained;
d)
potential interference with normal agricultural activities and practices;
e)
potential interference with the movement of agricultural machinery on roads;
f)
such other concerns as a Council may consider relevant.
4.6.5.1 Rural Development in Prime or Secondary Agricultural Areas
Where development is proposed in prime or secondary agricultural areas, a Council may require
an assessment of the impacts the development may have on agricultural activities in the area.
An assessment may include any or all of the following:
a)
the opportunity to use lands of lower agricultural potential;
b)
compliance with the minimum distance separation formulae for livestock operations;
c)
the degree to which agricultural expansion may be constrained;
d)
potential interference with normal agricultural activities and practices;
e)
potential interference with the movement of agricultural machinery on roads;
f)
such other concerns as a Council may consider relevant.
4.6.5.2 Urban Development Adjacent to Prime Agricultural Land
Where development is proposed in primary urban centres within 300 metres of designated prime
agricultural land, a Council may require an assessment of the impacts the development may have
on agricultural activities in the area. An assessment may include methods to minimize
and mitigate the impact on agricultural uses, having regard for the nature and type
of the agricultural uses and the sensitivity of the proposed urban land uses.
Examples
of
such
methods
may
include,
but
are
not
limited
to, planning
and
design approaches which maximize the separation between agricultural and non-agricultural
uses by considering density, road and lot patterns; and those which provide deterrents to
trespassing on farms such as fences, vegetated buffers and berms where warranted.
4.6.6 Fiscal Impact Assessment
A Council may require a fiscal impact assessment where a development proposal or proposals is
so substantial that it may:
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a)
create negative impacts on existing commercial facilities to the extent that it threatens the
existing commercial life of a traditional downtown or the planned function of other
commercial areas;
b)
impose severe or unusual financial burdens on the municipality's fiscal well-being.
It is not the intent of the County to regulate competition, but the County wishes to retain healthy
communities and traditional downtowns and protect public investment in Wellington's
communities.
4.6.7 Heritage Impact Assessment and Conservation Plan
A heritage impact assessment and conservation plan may be required to determine if any
significant cultural heritage resources are impacted by a development proposal.
A heritage impact assessment is a study to determine if any significant cultural heritage resources
are impacted by a development proposal, whether the impacts can be mitigated, and by what
means. A heritage impact assessment will generally be required to contain:
a)
Historical research, site analysis and evaluation
b)
Identification of the significance and heritage attributes of the cultural heritage resources
c)
Description of the proposed development or site alteration
d)
Assessment of development or site alteration impact
e)
Consideration of alternatives, mitigation and conservation methods.
Methods to minimize or avoid a negative impact on a significant cultural heritage resource
include, but are not limited to:
i)
alternative development approaches
ii)
isolating development and site alteration from significant built and natural features and
vistas
iii)
design guidelines that harmonize mass, setback, setting, and materials
iv)
limiting height and density
v)
allowing only compatible infill and additions
vi)
reversible alterations
vii)
buffer zones, and
viii) site plan control
f)
Implementation and monitoring
g)
Summary statement and conservation recommendations
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A conservation plan provides details as to how a cultural heritage resource can be conserved,
and will generally be required to contain:
a)
identification of the conservation principles appropriate for the type of cultural heritage
resource being conserved
b)
Analysis of the cultural heritage resource
c)
Recommendations for conservation measures and interventions, short or long term
maintenance programs, implementation, and the qualifications of anyone responsible for
the conservation work
d)
Schedule for conservation work, inspection, maintenance, costing, and phasing
e)
Monitoring of the cultural heritage resource.
4.7
URBAN AREA PROTECTION
4.7.1 Distinct Urban-Rural Boundary
In order to allow the efficient expansion of urban areas, and to maintain a clear distinction between
urban and rural areas, the County of Wellington:
a)
prohibits new development adjacent to existing primary and secondary urban centres,
hamlets or cities unless part of an urban expansion (adjacent will normally mean within 1
kilometre of an urban area boundary);
b)
requires that livestock operations adjacent to existing urban boundaries shall only be
permitted in accordance with the Minimum Distance Separation Formulae.
This policy does not apply to prevent the completion of previously approved development, logical
infilling or development of a minor nature which does not impede the efficient expansion of the
urban area. Additionally the expansion of existing developments may be considered if the overall
intent of this section is met.
4.8
EXPANSION OF PRIMARY URBAN CENTRES, SECONDARY
URBAN CENTRES AND HAMLETS
4.8.1 General
The County wishes to encourage growth to occur in primary urban centres, secondary urban
centres and hamlets. The build out and eventual expansion of primary urban centres is therefore
a logical outcome of this policy direction. Secondary urban centres and hamlets are expected to
be built out with only modest expansions allowed.
4.8.2 Primary Urban Centre Expansion Criteria
A primary urban centre expansion may only occur where it has been demonstrated that:
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a)
sufficient opportunities to accommodate the population and employment forecasts for the
County of Wellington, through intensification and in designated greenfield areas, using the
intensification target and greenfield density targets, are not available;
i)
within the County of Wellington; and
ii)
within the applicable lower-tier municipality to accommodate the growth allocated to
the municipality;
b)
the expansion makes available sufficient lands for a time horizon not exceeding the year
2051 , based on the analysis provided for in a);
c)
the timing of the expansion and the phasing of development within the designated
greenfield area will not adversely affect the achievement of the intensification target and
density targets set out in Section 3.3.1, the phasing policies of Section 3.6 and the other
policies of this Plan;
d)
where applicable, the proposed expansion will meet the requirements of the Greenbelt
Plan;
e)
the infrastructure and public service facilities needed for expansion will be environmentally
sustainable and financially viable over the full life cycle of these assets;
f)
prime agricultural areas should be avoided where possible. To support the Agricultural
System, alternative locations across the County will be evaluated, prioritized and
determined based on avoiding, minimizing and mitigating the impact on the Agricultural
System and in accordance with the following;
i) reasonable alternatives that avoid prime agricultural areas are evaluated; and;
ii) where prime agricultural areas cannot be avoided, lower priority agricultural lands are
used;
g)
any adverse impacts on the agri-food network, including agricultural operations, from
expanding settlement areas would be avoided, or if avoidance is not possible, minimized
and mitigated as determined through an agricultural impact assessment;
h)
in determining the most appropriate direction and location for expansion, the policies of
Sections 2 (Wise Use and Management of Resources) and 3 (Protecting Public Health
and Safety) of the Provincial Policy Statement are applied, as well as the following are
addressed:
i)
the existing development pattern in the community;
ii)
the potential impacts on people;
iii)
the need to avoid mineral aggregate areas or where it is unavoidable to use lands of
lower quality aggregate resources;
iv)
the impacts on natural heritage systems and features;
v)
the impacts on groundwater and surface water;
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vi)
the impacts on the safety and efficiency of existing or planned infrastructure;
vii)
the impacts on archaeology, cultural heritage landscapes, and built heritage
resources;
viii) logical boundaries based on existing property lines or recognized physical features
where possible; and
ix)
other planning criteria considered appropriate in the circumstances.
i)
the County and local municipalities will plan to maintain or move significantly towards a
minimum of one full-time job per three residents within or in the immediate vicinity of the
urban centre or hamlet;
j)
the settlement area to be expanded is in compliance with the minimum distance separation
formulae.
4.8.3 Secondary Urban Centre Expansion
None of the secondary urban centres in Wellington are on municipal services and it is the policy
of this Plan to limit growth in areas without municipal services. The expansion must be based on
the criteria as set out in Section 4.8.2.
4.8.4 Hamlet Expansion
None of the hamlets in Wellington are on municipal services and it is the policy of this Plan to limit
growth in areas without municipal services. Hamlet expansions of more than 5 residential lots or
units will not be allowed. The expansion must be based on the criteria as set out in Section 4.8.2.
4.9
WATER RESOURCES
4.9.1 Watershed Planning
Wellington County accepts the value of broad strategic planning for water and water related
resources through a watershed planning process. Watershed and subwatershed studies, where
undertaken, will be used as key components for land use policy and development decisions. The
completion of subwatershed studies may be required prior to development proceeding, and may
be a component of a Secondary Plan. The results of watershed plans and subwatershed studies
will be incorporated into the County Official Plan, where appropriate.
4.9.2 Surface Water
Watercourses, lakes, ponds and wetlands and appropriate setbacks will be protected through
their inclusion in the County's Greenlands System.
4.9.3 Groundwater
Groundwater resources occur throughout the County and are not confined to the Greenlands
system. Groundwater needs to be protected to promote public health, and as an essential
resource for urban and rural water supplies, agricultural production and the maintenance of the
Greenland system. It is the intent of this Plan that all development and site alteration shall be
subject to the following policies to ensure water quality and quantity are not negatively affected.
Specifically, it is the County's intent that the development of public and private uses will not:
-
negatively impact groundwater recharge or discharge
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-
impair groundwater or surface water quality
-
negatively impact municipal groundwater supply.
Maintaining a sustainable groundwater supply is a priority to meet the needs of current and future
residents. The County recognizes a relationship between groundwater and surface water in terms
of recharge and discharge functions. The policies of this Plan are intended to address both
groundwater and surface water protection.
Groundwater and surface water is not confined to municipal boundaries. As such, the County will
work collaboratively with local municipalities, municipal neighbours, and the relevant Source
Protection Authorities as required to ensure the effective protection of water resources.
4.9.4 Policy Direction
Wellington County commits to pursuing the following directions relating to water resources:
a)
ensure that land use planning contributes to the protection, maintenance and
enhancement of water and related resources and aquatic systems on an integrated
watershed management basis;
b)
protect surface and groundwater quality and quantity through the use of regulatory and
voluntary means of prohibiting, restricting or influencing land uses and activities within
vulnerable areas, communal well policy areas, and underlying vulnerable aquifers;
c)
ensure that development meets provincial water quality objectives;
d)
ensure levels of wastewater treatment that are appropriate for the size, location and scale
of development anticipated;
e)
ensure development does not alter groundwater levels to the detriment of surrounding
users and resources;
f)
support policies to protect municipal water sources;
g)
protect wetlands and areas that make significant contributions to groundwater recharge;
h)
protect the hydrogeological functions of the moraine systems in the County;
i)
ensure the base flow needed to protect streams, fisheries and wetlands are maintained;
j)
support sustainable stormwater management practices that protect or, where feasible,
enhance water quality and water quantity control;
k)
promote efficient and sustainable use of water resources that maintain and enhance water
quantity and quality through the retention of vegetation or through re-naturalization;
l)
maintain and enhance fish habitat;
m)
protect or enhance the function of sensitive groundwater recharge areas, discharge areas,
aquifers and headwaters;
n)
ensure land use decisions promote water conservation efforts and support the efficient
use of water resources;
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o)
encourage agricultural practices that protect water resources;
p)
require mineral aggregate operations to use best management practices to protect
groundwater resources as set out in Section 4.9.5.8;
q)
require impact studies when development proposals have the potential to affect water or
water related resources.
r)
to amend this Plan where appropriate to implement the policies of those Source Protection
Plans applicable to the County of Wellington.
4.9.5 Source Water Protection
The Clean Water Act, 2006 is intended to ensure the protection of drinking water supplies by
setting out a risk-based process on watershed basis to identify vulnerable areas and associated
drinking water threats and issues through the preparation of Assessment Reports; and develop
policies and programs to eliminate or reduce the risks posed by identified drinking water threats
through the preparation of Source Protection Plans. This process is otherwise known as Source
Protection Planning.
The science-based Assessment Report is the technical basis upon which a Source Protection
Plan is prepared. The Source Protection Plan contains policies to address the drinking water
threats identified in the Assessment Report. There are five Source Protection Plans (SPPs) that
apply within the County of Wellington:
-
Grand River Source Protection Plan
-
Maitland Valley Source Protection Plan
-
Saugeen Valley, Grey Sauble, Northern Bruce Peninsula Source Protection Plan
-
Credit Valley, Toronto and Region, Central Lake Ontario (CTC) Source Protection Plan
-
Halton Region-Hamilton Region Source Protection Plan
The boundaries of these Source Protection Plans as they apply to the County of Wellington are
identified in Appendix 4 to the Official Plan.
4.9.5.1
Vulnerable Areas
Identified vulnerable areas within the County include:
-
Wellhead Protection Areas (WHPAs);
-
Surface Water Intake Protection Zones (IPZs); and
-
Issue Contributing Areas (ICAs)
Schedule C of the Official Plan identifies vulnerable areas for each municipal water supply source
and their associated vulnerability score, as mapped in the applicable Source Protection Plan.
Schedule C also identifies policy areas to protect selected private communal wells in the County
that were identified in the County of Wellington Groundwater Study, 2006.
Wellhead Protection Area
A Wellhead Protection Area is an area that is related to a wellhead and within which it is desirable
to regulate or monitor drinking water threats because land use activities in these areas have the
potential to affect the quality or quantity of water that flows into the well. WHPAs associated with
water quality are identified on Schedule C as Wellhead Protection Areas A, B, C and E. WHPA-
Ds are not identified on Schedule C as there are no significant drinking water threat policies
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identified in the relevant Source Protection Plans for these WHPAs. WHPAs associated with water
quantity are identified on Schedule C as Wellhead Protection Areas Q1 and Q2. Table 9
summarizes the time of travel factors that represents each WHPA.
Table 9:
WHPAs and Associated Time of Travel Zones and Vulnerability Scores.
Water Quality Wellhead Protection Areas
Wellhead
Protection Area
Time of Travel (ToT)
Vulnerability Score
WHPA-A
100-metre radius surrounding well.
10
WHPA-B
2 year travel time for water to enter the
well.
6 to 10
WHPA-C
5 year travel time for water to enter the
well.
2 to 8
WHPA-D
25 year travel time for water to enter the
well.
2 to 6
WHPA-E
The vulnerable area of groundwater
supplies which are under the direct
influence of surface water. The area is
calculated based on a two hour travel time
of surface water to the well.
7 to 9
Water Quantity Wellhead Protection Areas
WHPA-Q1
The combined area that is the cone of influence of the well and the whole of the
cones of influence of all other wells that intersect that area.
WHPA-Q2
The WHPA-Q1 area and any area where a future reduction in recharge would
significantly impact that area.
The 'vulnerability score' identifies the degree to which a WHPA or IPZ within the County is
vulnerable to contamination. The vulnerability score of an area can range from 1 to 10, with 10
being the most vulnerable. The vulnerability score is used, together with a table of drinking water
threats published by the Ministry of Environment and Climate Change, to determine whether a
drinking water threat is either significant, moderate, or low. ICAs are not assigned a vulnerability
score.
Schedule C also contains WHPAs for municipal wells located in neighbouring municipalities that
extend into Wellington County. The applicable protection policies of this section of the Official
Plan shall apply to these WHPAs. Where WHPAs for local municipal wells extend beyond the
County's boundary, protection from neighbouring municipalities for wells serving the residents of
Wellington will be governed by the policies of the relevant Source Protection Plan and
neighbouring municipal Official Plans.
Intake Protection Zone
An Intake Protection Zone applies to municipal surface water supply sources and are areas within
which a spill or leak may enter the intake too quickly prior to implementing measures to prevent
pollutants from entering the municipal water system. There is an Intake Protection Zone identified
on Schedule C-7 in Puslinch Township.
Issue Contributing Area
An Issue Contributing Area (ICA) is an area within a WHPA where the existing or trending
concentration of a parameter (i.e. trichloroethylene, chlorine, nitrate, or sodium) or a pathogen at
a municipal well would result in the deterioration of the quality of water for use as a source of
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drinking water. ICAs are not assigned a vulnerability score. ICAs are identified on Schedule C
as Issue Contributing Areas.
4.9.5.2
Prescribed Drinking Water Threats
Land use activities which may pose a drinking water threat to municipal water supplies are defined
by the Clean Water Act, 2006 as an activity or condition that adversely affects, or has the potential
to adversely affect, the quality and quantity of any water that is or may be used as a source of
drinking water. Drinking water threats include the following as prescribed by Ontario Regulation
287/07 of the Clean Water Act, 2006, and further defined by the circumstances outlined in the
Ontario Ministry of the Environment and Climate Change's Table of Drinking Water Threats,
November 2009 and as may be amended:
1.
Waste disposal sites within the meaning of Part V of the Environmental Protection Act.
2.
The establishment, operation or maintenance of a system that collects, stores, transmits,
treats or disposes of sewage.
3.
The application of agricultural source material to land.
4.
The storage of agricultural source material.
5.
The management of agricultural source material
6.
The application of non-agricultural source material to land.
7.
The handling and storage of non-agricultural source material.
8.
The application of commercial fertilizer to land.
9.
The handling and storage of commercial fertilizer.
10. The application of pesticide to land.
11. The handling and storage of pesticide.
12. The application of road salt.
13. The handling and storage of road salt.
14. The storage of snow.
15. The handling and storage of fuel.
16. The handling and storage of a dense non-aqueous phase liquid (DNAPL).
17. The handling and storage of an organic solvent.
18. The management of runoff that contains chemicals used in the de-icing of aircraft.
19. An activity that takes water from an aquifer or a surface water body without returning the
water taken to the same aquifer or surface water body.
20. An activity that reduces the recharge of an aquifer.
21. The use of land as livestock grazing or pasturing land, an outdoor confinement area or farm-
animal yard.
4.9.5.3
Land Use & Activity Prohibitions, Regulations, and Restrictions within
Vulnerable Areas
Significant drinking water threats within vulnerable areas are either prohibited or regulated by
Source Protection Plan policies. The significance of a prescribed drinking water threat depends
on the characteristics of the activity and where the activity is occurring within a vulnerable area.
Appendix 4 to this Plan identifies where Source Protection Plans apply within the County of
Wellington.
Notwithstanding the land uses permitted by the underlying land use designation in this Official
Plan:
a)
permitted land uses that involve a significant drinking water threat within a vulnerable area
identified in Schedule C to this Plan may be either prohibited or regulated by the applicable
Source Protection Plan.
b)
An application for development, redevelopment, or site alteration within a Wellhead
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Protection Area, Intake Protection Zone, or Issue Contributing Area where a drinking water
threat could be significant shall only be deemed complete under the Planning Act if
submitted with a Section 59 Notice issued by the Risk Management Official, in accordance
with the Clean Water Act, 2006, where applicable in accordance with the relevant Source
Protection Plan.
c)
The County's Risk Management Official shall determine whether a new land use or activity
is, or involves, a significant drinking water threat in accordance with the Clean Water Act,
2006 and whether the use or activity is prohibited or regulated through a Risk Management
Plan in accordance with the applicable Source Protection Plan.
d)
The Risk Management Official may provide guidance to assist the local municipalities in
screening applications for development, redevelopment or site alteration.
e)
Existing land use activities involving prescribed drinking water threats are as defined by
the respective Source Protection Plans in Section 4.9.5.5.
4.9.5.4
Drinking Water Threat Disclosure Reports
The submission of a Drinking Water Threat Disclosure Report will be required as part of a
complete application under the Planning Act for development, redevelopment or site alteration of
non-residential uses within a Wellhead Protection Area, Intake Protection Zone or Issue
Contributing Area. The report shall disclose whether any of the prescribed drinking water threats
identified in subsection 4.9.5.2 are expected to occur on the property, as well as the handling and
storage of any other chemicals, fuel and wastes, and related volumes, types, storage, handling,
disposal, etc. The report shall also disclose the proposed management programs associated with
the use of chemicals at the site, including risk management/reduction measures, emergency
response plans, spill response/prevention plans, employee awareness training, best
management practices and monitoring programs.
4.9.5.5
Source Protection Plan Specific Land Use Policies
Please note that the Source Protection Plans are amended from time to time and for an up to date
list of a SPP's specific land use policies, the reader should consult the specific SPP.
4.9.5.6
Large-Scale Development on Private Communal or Individual On-Site Water
Services
New large-scale developments on private communal or individual on-site water supply outside a
WHPA Q1 or WHPA Q2 shall be required to demonstrate to the satisfaction of the County and
the local municipality that adequate water supply is available and that the proposed water taking
will not interfere with existing or future municipal water supply and private wells. New large-scale
development shall also be required to provide a scoped water budget and water conservation
plan for the subject property and adjacent lands and include:
-
characterization groundwater and surface water flow systems;
-
identification of availability, quantity and quality of water sources;
-
development of a water-use profile and forecast;
-
determination of a water budget; and
-
identification of water conservation measures.
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Where the supporting information demonstrates acceptable water use in accordance with the
objectives of the Plan, the County may consider such proposal to be in conformity with this Plan.
Development approval shall be conditional upon the implementation of water conservation
measures recommended through the development review and consultation process, as
appropriate. Implementation of such measures will be through conditions of subdivision, land
severance or site plan control or other legislated means.
4.9.5.7
Residential Development on Individual On-Site Sewage Services within WHPAs
New lots created by severance or plan of subdivision on individual on-site sewage services within
a WHPA with a vulnerability score of 10 with the Grand River Source Protection Plan Area shall
be required to provide an enhanced level of sewage treatment (such as tertiary treatment of septic
effluent). In all other Source Protection Plan areas, new lots created by severance or plan of
subdivision within a WHPA shall be permitted in accordance with Section 4.9.5.5 of this Plan.
4.9.5.8
Industrial or Commercial Uses
In designating new lands for industrial or commercial uses, the policies of Section 4.9.5 shall
apply. Existing lands that are designated or zoned for industrial or commercial development
within any WHPA are subject to Site Plan Control in accordance with Section 13.9 of this Plan.
Local municipalities shall pass a site plan control by-law designating such lands as areas of site
plan control pursuant to the Planning Act. Site plan control may be used as a means of
incorporating mitigating and remedial measures, annual up-dates of disclosure reports, proper
siting and containment of storage facilities, and lot grading and drainage as identified through the
development review process.
4.9.5.9
Mineral Aggregate Resources
New or expanding aggregate extraction operations, where permitted, shall be subject to the
Mineral Aggregate Areas policies in this Plan under Section 6.6, and the following policies.
Bulk fuel and oil storage and dispensing facilities shall not be conducted within any excavated
area and must include secondary containment and spill prevention measures as required by
Technical Safety and Standards Act and all other applicable legislation. All bulk fuel and oil
storage and dispensing facilities within new or expanding aggregate extraction operations shall
be identified on aggregate site plans.
The use and storage of recyclable and imported materials for blending purposes may be permitted
subject to establishing, to the satisfaction of the County and local municipality, that these uses
and materials do not pose a risk to groundwater quality.
Outdoor bulk storage of road salt is prohibited within all WHPAs. Notwithstanding any policies in
the Plan to the contrary, snow dumping (i.e. collection and storage or off-site snow) is not
permitted within a licensed aggregate extraction operation.
To the extent that the aquifer vulnerability is changed as a result of a new or expanding extraction
operation, the potential for overland flow of surface water originating from adjacent lands onto the
excavated area must be minimized such that it does not pose additional risk to groundwater
quality.
Any new or existing mineral aggregate extraction operations will be encouraged to adopt best
management practices (BMPs) to reduce the risk of potential impacts on aquifer water quality
and/or municipal supplies. Specifically, BMPs shall be adopted for the storage and dispensing of
fuels and oils for the operation of aggregate extraction and processing equipment, including
containment, spills prevention measures, and clean-up protocols.
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4.9.5.10 Implementation
a)
Review of Source Protection Plans
Future reviews of approved Source Protection Plans may result in a change in the vulnerability
scoring or the geographic extent of an existing vulnerable area. The establishment of a new
municipal water supply source will result in the establishment of a new vulnerable area.
Abandonment of a municipal water supply source will indicate the need to remove the
corresponding vulnerable area associated with the supply source.
Changes to the extent or vulnerability of an existing vulnerable area, or the establishment of a
new vulnerable area, as a result of a review and amendment to an approved Source Protection
Plan will not require an amendment to this Plan. Changes to any policies in the approved Source
Protection Plans, may require municipal implementation and may require an amendment to this
Plan.
b)
Zoning By-laws
Local municipalities will amend their Zoning By-laws in accordance with the applicable Source
Protection Plans.
4.9.5.11 Water Quality and Quantity - Protection Measures
The following policies provide for the establishment of additional protection measures of either a
regulatory or voluntary nature by County Council and/or local Councils.
Council shall encourage the use of alternative protection measures within highly vulnerable areas
and Communal Well Policy Areas, including but not limited to, land acquisition, conservation
easements, growth management and landowner partnership programs. Nothing in this
subsection shall imply that County Council and/or local Councils are required to commit financial
compensation for changes in land use or land management practices as a result of the
implementation of the policies of this Section or approved Source Protection Plans.
Council will encourage water systems operators to implement a program to establish a system of
monitoring wells within municipal well WHPAs in order to assist in identifying contaminants in the
groundwater before they reach the municipal wells in consultation with the Risk Management
Official. Priority will be given to WHPAs where the pumped aquifer is highly vulnerable (i.e.
vulnerability score of 8 or 10) and where existing water quality indicates changes from background
conditions.
Council and local municipalities will encourage the development and promotion of Best
Management Practices (BMPs) in vulnerable areas and Communal Well Policy Areas.
Council in co-operation with local municipalities and the County's Risk Management Official shall
undertake public education and outreach programs as required by the applicable Source
Protection Plans.
Council shall consider the development of programs offering financial incentives to protect and
maintain groundwater and surface water quality.
Council and/or local Councils may designate restricted haulage routes for hazardous waste to
protect ground and surface water sources through amendments to the County Plan and the use
of local by-laws.
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Local Councils are encouraged to adopt guidelines or regulate the proper maintenance and
regular evacuation of septic tanks to assist in the proper maintenance and operation of septic
systems.
Local Councils are encouraged to adopt guidelines or regulate the drilling of private wells on lots
where central and/or municipally operated communal water services are already available.
Local Councils are encouraged to develop programs to identify and decommission unused water
wells and encourage the owners of dug wells to install a drilled well and decommission the dug
well."
4.9.5.12 Communal Well Policy Areas
Communal wells located within the Township of Puslinch are identified on Schedule C7. These
communal well systems are privately owned and operated and are therefore not subject to the
requirements of the Clean Water Act, 2006, but still require a certain level of protection as they
serve as the drinking water supply for an established private residential community. Therefore,
for all land uses, except solely residential uses, on lands within the Communal Well Policy Area,
the following shall apply:
a)
The following land uses shall be prohibited within 100 metres of the well under the
circumstances outlined in the Ontario Ministry of the Environment and Climate Change's
Table of Drinking Water Threats, November 2009 and as may be amended.
-
Agricultural uses that involve the storage of agricultural source material;
-
The storage of non-agricultural source material;
-
The storage of commercial fertilizer as defined in O.Reg 267/03 under the Nutrient
Management Act;
-
The storage of pesticides;
-
The storage of road salt and/or snow;
-
The storage of liquid fuel above grade and below grade, except where the handling
and storage of liquid fuel is required for emergency back-up generators; and
-
The storage of dense non-aqueous phase liquids and/or organic solvents.
b)
The submission of a Disclosure Report shall be required as part of a complete application
under the Planning Act for development, redevelopment, or site alteration. The report
shall disclose the nature of the proposed use and whether the handling and storage of any
chemicals is expected to occur, including related volumes, types, storage, handling,
disposal, etc. The report shall also disclose the proposed management programs
associated with the use of chemicals at the site, including risk management/reduction
measures, emergency response plans, spill response/prevention plans, employee
awareness training, and best management practices and monitoring programs.
c)
Development proposals may be subject to additional study requirements, including but not
limited to, the preparation of a risk assessment report, hydrogeological analysis, and/or
geotechnical investigation as deemed reasonable by the local municipality in consultation
with the County's Risk Management Official.
Risk assessments and hydrogeological analyses shall identify the existing groundwater
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quality and local hydrogeological setting, the nature of any predicted adverse impacts, the
ability to eliminate or effectively mitigate these impacts and the measures that will be taken
to achieve mitigation objectives. The County's Risk Management Official may further
determine the scope of risk assessments and hydrogeological analyses on a site-specific
basis, taking into consideration the proposed use.
No new uses shall be permitted unless it can be demonstrated that the proposed uses can
be established within an acceptable level of risk to groundwater and surface water quality
and without any adverse impact on ground water and surface water quality, as determined
by the Risk Management Official.
4.9.6 West Montrose and Everton Water Management Protection Areas
Two areas within the County have been identified as potential reservoir areas, West Montrose in
Centre Wellington (Schedule B1) and Everton in Erin (Schedule B2). The reservoirs would
require approval under the Environmental Assessment Act and such projects have not as yet,
been supported by Wellington County or either local municipality.
These protection areas are recognized in this Plan to ensure that present and future landowners
are aware of the proposal and that development activities will not impair the use of the potential
site for reservoir purposes. All planning authorities shall consult with the Grand River
Conservation Authority prior to approving any development application within these protection
areas. Chief Building Officials are encouraged to consult with the Grand River Conservation
Authority prior to issuing building permits within these protection areas.
4.9.7 Paris and Galt Moraine Policy Area
The Paris and Galt Moraines are unique landforms. With their combination of soil types,
numerous land surface depressions, and higher elevations relative to surrounding lands, they
function as a support for hydrologic processes and features that influence groundwater and
surface water resources at regional and local scales. These processes and features include:
-
groundwater recharge;
-
groundwater storage;
-
surface water detention;
-
groundwater potential;
-
baseflow to streams;
-
springs; and
-
watershed divides for groundwater and surface water
On the moraines, and in catchment areas influenced by the moraines, there are cold-water
fisheries, wetlands, private wells, farms, industrial and commercial businesses, mineral aggregate
operations, and municipal water supplies that rely, either directly or indirectly, on these moraine
processes and features. Notwithstanding the policies of this Section, portions of the Paris Galt
Moraine Policy Area within the Town of Erin are located within a WHPA-Q1/Q2 vulnerable area
as identified on Schedule C2 of this Plan, and shall be subject to the applicable policies of the
CTC Source Protection Plan and Section 4.9.5 of this Plan.
4.9.7.1
Objectives
The Paris and Galt Moraine policies are intended to:
-
protect moraine processes and features in order to maintain and where possible restore
and enhance groundwater and surface water resources; and
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-
promote stewardship activities on the moraines that maintain, restore or enhance
groundwater and surface water resources.
4.9.7.2
Policy Direction
On lands in the Paris and Galt Moraines Policy Area on Schedule C that lie outside of Wellhead
Protection Areas, the following shall apply:
a)
Large scale development proposals including intensive recreation, mineral aggregate
operations, new rural employment area designations, and urban boundary expansions
will be required to demonstrate that ground and surface water functions will be
maintained, and where possible, restored and enhanced;
b)
Small scale developments that do not rely on significant site alterations will not normally
be required to demonstrate protection of the moraines. Where planning approvals for
small scale developments are needed, best practices for alteration will be required to
reduce or eliminate cut and fill activities that would fill in land surface depressions.
c)
Agriculture is a major activity on the moraines and is an accepted and supported use of
land. The County will encourage best practices for agriculture by developing and
supporting stewardship programs.
4.10
WATERSHED PLANS
Completed and ongoing watershed plans in Wellington County are shown in Appendix 1. Where
appropriate, land use policies have been included to implement completed watershed plans.
4.10.1 Mill Creek Watershed
The Mill Creek begins in Puslinch near the Milton boundary and flows westerly to meet the
rand River in Cambridge. Despite extensive urban growth and gravel extraction, the creek
remains a cold, groundwater fed stream throughout much of its length, supporting sensitive
aquatic life and fish species such as trout.
The watershed is a valley with the valley floor formed of glacial deposited sands and gravels. The
valley is surrounded by two pervious valley walls - the Paris moraine in the north and the Galt
moraine in the south. Rainfall falling on the moraines infiltrate the soil and recharges the
groundwater system which flows into the valley floor forming wetlands which eventually discharge
into Mill Creek. The existing Mill Creek ecosystem depends on this recharge - discharge
relationship and the maintenance of this relationship requires that:
-
future development in the recharge areas does not significantly reduce the amount and
quality of water infiltrating into the recharge areas; and
-
any development in the valley bottom does not reduce the high water levels supporting
the wetlands or warm the groundwater flowing into Mill Creek.
To ensure the protection of Mill Creek and its watershed, the following policies will be followed:
a)
the natural heritage features identified by the Mill Creek Watershed Study will be included
within Wellington County's Greenland System and will be protected;
b)
infiltration levels will be maintained by:
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-
limiting impervious cover (buildings & pavement) in a subcatchment area(s) to 20%
requiring storm water best management practices to encourage infiltration and
maintain water quality and quantity.
c)
in areas such as Aberfoyle and the industrial lands adjacent to the Hanlon Expressway
where urban development is anticipated the municipality will:
-
develop zoning standards which encourage more landscaped areas and less
impervious cover for commercial, industrial and residential uses and which integrate
storm water management facilities into landscaped areas;
-
use site plan review to encourage infiltration and best storm water management
practices;
-
require environmental impact assessments where development proposals are
significant enough to warrant them.
d)
encourage stream rehabilitation and restoration efforts that result in improved bank
stability, increased vegetative cover, pond discharge controls and improved aquatic
habitat.
4.10.2 West Credit Subwatershed 15
The West Credit Subwatershed (also known as Subwatershed 15) covers the north-eastern
portion of the Town of Erin, including the urban settlements of Erin and Hillsburgh. The
subwatershed is somewhat unusual in Southern Ontario, having an almost contiguous stable
riparian zone along its banks from mouth to headwaters. Approximately 15% of the watershed is
forested and 14% is covered by wetland Tableland woodlots in high recharge areas have been
shown to be critically linked to the high quality of surface water in the West Credit River.
Generally, the natural systems are in a relatively healthy state as evidenced by the self sustaining
population of Brook Trout. It has also been determined that 15% of all water recharge in the
subwatershed transfers to an adjacent subwatershed supporting humans, fish and wildlife, and
environmental needs and demand within the Town of Caledon.
To ensure the protection of the West Credit Subwatershed, all Terrestrial and Aquatic/Riparian
"Protection Area 1" lands are included in the Greenland System mapping on Schedule A2
-
Terrestrial Protection Area 1 includes all wetlands, forested areas in or adjacent to
wetlands, connecting corridors, areas with interior habitat, woodlots in Areas of Natural or
Scientific Interest and in Environmentally Sensitive Areas and forested land on recharge
areas.
-
Aquatic/Riparian Protection Area 1 includes areas of coldwater fish habitat, probable
coldwater fish habitat and wetlands adjacent to watercourses.
Extensive "Protection Area 2 and 3" lands are also identified in the West Credit Watershed Study:
Phase I Report. While some small woodlots, wildlife habitat linkages and re-vegetation areas are
included, the majority are regional groundwater recharge areas. Protection Areas 2 and 3 should
be protected and enhanced through stewardship programs.
Where development is proposed, Council may determine, in consultation with the Credit Valley
Conservation, that an Environment Impact Assessment is necessary. Opportunities to maintain,
enhance or replace equivalent features should also be considered.
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4.10.3 Hanlon Creek Watershed
Most of the Hanlon Creek Watershed is within the City of Guelph; however two small areas are
within Wellington County at the southwest and southeast corners of the City. Greenland areas
within the County's portion of the watershed have been designated on Schedule B7 - Township
of Puslinch.
4.10.4 Nichol Drain No. 2 Subwatershed
This subwatershed study covers a small area immediately south of Fergus. (It is not shown on
the map in Appendix 1). Consideration is to be given to the study when evaluating future
development in area.
4.11
PUBLIC SPACES, PARKS AND OPEN SPACE
Planning and design play an important role in community health by providing opportunities for
active lifestyles and recreation activities.
Wellington is fortunate to have a number of: publicly-accessible rail trails; agreement forest trails;
rivers, lakes and reservoirs; conservation areas; and municipal parks and recreation complexes.
Equally important is the involvement of community groups who provide support and stewardship
for a number of these facilities.
The County will promote healthy, active communities by:
a)
planning public roads, streets and facilities to be safe, meet the needs of pedestrians, and
facilitate pedestrian and non-motorized movement, including but not limited to, walking
and cycling;
b)
providing for a full range and equitable distribution of publicly-accessible built and natural
settings for recreation, including facilities, parklands, open space
areas,
trails,
and,
where practical and appropriate, water-based resources;
c)
providing opportunities for public access to shorelines;
d)
considering the impacts of planning decisions on parks, agreement forests and
conservation areas.
4.12
COMMUNITY IMPROVEMENT
4.12.1 Introduction
The Community Improvement provisions of the Planning Act provide for and co-ordinate
comprehensive improvements in identified areas of a community. Community improvement
policies are intended to provide a planning mechanism for improvements, access to cost sharing
programs and encouragement for private investment.
Under the Planning Act, local councils may by by-law, designate "Community Improvement
Project Areas" within which a local municipality may acquire land, prepare Community
Improvement Plans and undertake various community improvement initiatives and works to
implement those plans, including the provision of grants and loans to private landowners.
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4.12.2 Objectives
Community Improvement Policies are intended to accomplish the following objectives:
a)
promote the long term stability and viability of identified Community Improvement Project
Areas by reducing land use conflicts and upgrading municipal services;
b)
encourage coordinated municipal expenditures, planning and development activities
within identified Community Improvement Project Areas;
c)
stimulate the maintenance and renewal of private property;
d)
enhance the visual quality of the community; and
e)
foster local economic growth.
4.12.3 Identifying Areas
Councils shall consider the following criteria in the designation of Community Improvement
Project Areas:
a)
a significant portion of the housing stock and other buildings are in need of maintenance,
rehabilitation or redevelopment;
b)
municipal services including sanitary sewer, storm sewer, water supply systems, roads,
sidewalks, curbs, gutters, street lighting or parking facilities are inadequate and in need
of repair;
c)
the supply of public open space or recreation facilities is deficient;
d)
there are conflicting land uses in the area;
e)
within commercial areas, deterioration in the appearance of building facades, inadequate
parking facilities or inadequate pedestrian access;
f)
a significant portion of the buildings are considered heritage resources;
g)
there is a need to remediate brownfields, improve the energy efficiency of buildings, or
provide affordable housing; or
h)
there are other environmental, social or community development reasons that have been
identified by a Council.
On the basis of the criteria above, a local Council may, by by-law, designate 'Community
Improvement Project Areas', the boundaries of which may be the entire municipality or part of the
municipality. These areas will be eligible for 'Community Improvement' as defined by the Planning
Act.
4.12.4 Implementation
In order to accomplish the community improvement objectives set out in the Plan, a local Council
may:
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Prepare, adopt and implement a Community Improvement Plan(s) within a designated
Community Improvement Project Area(s), pursuant to the Planning Act and the community
improvement policies set out in this Plan;
Provide public funds such as grants, loans and other financial instruments;
take advantage of federal, provincial or County funding programs which would benefit the
community;
prepare and adopt a property standards by-law;
co-operate with groups and organizations whose objectives include community improvement;
undertake other municipal actions, programs or investments for the purpose of achieving the
community improvement objectives identified in Section 4.12.2.
4.12.5 County Participation
County Council may participate in a municipality's Community Improvement Plan, and may make
grants and loans to the Council of a lower tier municipality for the purpose of carrying out a
Community Improvement Plan that has come into effect, on such terms as to security and
otherwise as County Council considers appropriate.
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PART 5
THE GREENLANDS SYSTEM
5.1
DEFINED
The Greenlands System is intended to include those features and areas which are part of
Wellington's natural heritage or areas in which natural or human-made conditions may pose a
threat to public safety. These often inter-related areas include:
-
wetlands
-
environmentally sensitive areas
-
streams and valley lands
-
ponds, lakes and reservoirs
-
areas of natural and scientific interest
-
woodlands
-
fish and wildlife habitat
-
flood plains and hazardous lands
-
threatened or endangered species
5.2
PURPOSE
The Greenlands System set out in the Plan contains landscapes, resources and ecological
systems that are essential to environmental and public health in Wellington. The Greenlands
System will ensure that natural features and areas and their natural beauty will be retained for
future generations.
The County recognizes the many important and inter-related functions of our natural environment.
The careful conservation of our land, animal, plant, water and air resources is necessary to
provide healthy, prosperous and enjoyable communities.
Certain parts of the County contain land subject to natural hazards including flooding hazards,
erosion hazards and areas of unstable soils or bedrock. These hazards may pose a danger to
public health and safety, including risks to life and property. The County recognizes the public
interest in reducing exposure to unsafe conditions.
The Greenlands System also has a spiritual value providing visual pleasure, tranquility, recreation
and renewal essential to human health and well being.
Finally, the Greenlands System has an economic value related to tourism, forestry, recreation,
fishing and other resource products which is sustainable if properly managed.
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5.3
PLANNING APPROACH
The Greenlands System is designated on Schedule B to this Plan and is a composite of many
natural heritage features, flood prone areas and hazardous lands. The boundaries of many natural
heritage features overlap and inter-relationships frequently exist between these areas. The
system is divided into two broad categories: Core Greenlands and Greenlands.
The Greenlands System will be maintained or enhanced. Activities which diminish or degrade
the essential functions of the Greenlands System will be prohibited. Activities which maintain,
restore or, where possible, enhance the health of the Greenlands System will be encouraged
where reasonable.
While the Greenlands System designated on Schedule B is based on those features that have
been mapped at a municipal scale, the diversity and connectivity of natural features in an area,
and the long-term ecological function and biodiversity of natural heritage systems, should be
maintained, restored or, where possible, improved, recognizing linkage between and among
natural heritage features and areas, surface water features and ground water features.
5.4
CORE GREENLANDS
Within the Greenlands System certain areas have greater sensitivity or significance. These areas
will be identified in policy and protected. These areas have been included in the "Core"
Greenlands designations and include:
-
provincially significant wetlands
-
all other wetlands;
-
habitat of endangered or threatened species and fish habitat; and
-
hazardous lands.
5.4.1 Wetlands
All wetlands in the County of Wellington are included in the Core Greenlands. Development and
site alteration will not be permitted in wetlands which are considered provincially significant.
Provincially significant wetlands are shown in Appendix 3 of this Plan. All other wetlands will be
protected in large measure and development that would seriously impair their future ecological
functions will not be permitted. The appropriate Conservation Authority should be contacted when
development is proposed in or adjacent to a wetland.
5.4.2 Habitat of Endangered or Threatened Species and Fish Habitat
Development and site alteration will not be allowed in significant habitat of endangered or
threatened species except in accordance with provincial and federal requirements. Development
or site alteration adjacent to significant habitat of endangered or threatened species shall require
a satisfactory Environmental Impact Assessment that demonstrates there will be no negative
impact on the significant habitat of endangered or threatened species or its ecological function.
Proponents will be directed to the federal or provincial agency that has jurisdiction over the
species or habitat to be protected.
Development and site alteration shall not be permitted in fish habitat except in accordance with
provincial and federal requirements.
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5.4.3 Hazardous Lands
The Core Greenlands designation includes areas subject to flooding hazards and erosion hazards
and hazardous sites that could be unsafe for development or site alteration due to naturally
occurring hazards like organic soils or unstable bedrock conditions. Generally development shall
be directed away from areas in which conditions exist which would pose risks to public health and
safety or property caused by natural hazards.
Development shall not be permitted to locate in hazardous lands where the use is:
-
An institutional use associated with hospitals, nursing homes, pre-school, school
nurseries, day care and schools where there is a threat to safe evacuation during an
emergency as a result of flooding, failure of floodproofing measures and/or protection
works, or erosion;
-
An essential emergency service such as that provided by fire, police, and ambulance
stations and electrical substations, which would be impaired during an emergency as a
result of flooding, failure of floodproofing measures and/or protection works, or erosion;
-
Associated with the disposal, manufacture, treatment or storage of hazardous substances.
Development and site alteration will not be permitted in the floodway of a river or stream unless
a Special Policy Area has been approved or it is permitted elsewhere in this Plan. In most parts
of the County, a one-zone flood plain management concept applies and the floodway
encompasses the entire floodplain.
Development and site alterations will only be permitted in the flood-fringe portion of the floodplain
(where a two-zone concept applies), in Special Policy Areas and in areas susceptible to other
natural hazards if:
a)
the hazards can be safely addressed, and the development and site alteration is carried
out in accordance with established standards and procedures;
b)
new hazards are not created and existing hazards are not aggravated;
c)
no adverse environmental impacts will result;
d)
essential emergency services have a way of safely entering and exiting the area during
times of flooding, erosion and other emergencies;
e)
the development does not include institutional uses or essential emergency services or
the disposal, manufacturing, treatment or storage of hazardous substances;
f)
no reasonable alternative is available.
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5.5
GREENLANDS
Other significant natural heritage features including habitat, areas of natural and scientific
interest, streams and valleylands, woodlands, environmentally sensitive areas, ponds, lakes and
reservoirs and natural links are also intended to be afforded protection from development or site
alteration which would have negative impacts.
These areas are often found within Core Greenlands. Where they are outside Core Greenlands
they are identified as Greenlands.
5.5.1 Habitat
Fish and wildlife habitat are included in the Greenlands System, often as part of other defined
natural heritage features.
Development and site alteration shall not be allowed in significant wildlife habitat unless it has
been demonstrated that there will be no negative impacts on the habitat or its ecological functions.
Development and site alteration shall not be allowed in fish habitat except in accordance with
provincial and federal requirements.
5.5.2 Natural and Scientific Interest
Areas of Natural and Scientific Interest (ANSI's) are included in the Greenlands system where
they have been determined by the Province to be provincially significant or regionally significant.
Both provincially and regionally significant Areas of Life Science or Earth Science Natural and
Scientific Interest will be protected from development or site alteration which would have a
negative impact on the natural feature or its ecological function.
5.5.3 Streams and Valleylands
Streams and valleylands are included in the Greenlands system. All streams and valleylands will
be protected from development or site alterations which would negatively impact on the stream
or valley- land or their ecological functions.
5.5.4 Woodlands
In the Rural System, woodlands over 4 hectares and plantations over 10 hectares are considered
to be significant by the County, and are included in the Greenlands system. Woodlands of this
size are important due to their contribution to the amount of forest cover on the County landscape.
Exceptions may include a plantation established and continuously managed for the sole purpose
of complete removal at rotation without a reforestation objective, as demonstrated with
documentation acceptable to the County.
In the Urban System, woodlands over 1 hectare are considered to be significant by the County
and are included in the Greenlands System. Woodlands of this size are important due to their
economic, visual and environmental contributions to the urban landscape.
Detailed studies such as environmental impact assessments may be used to identify, delineate
and evaluate the significance of woodlands based on other criteria such as: proximity to
watercourses, wetlands, or other woodlands; linkage functions; age of the stand or individual
trees; presence of endangered or threatened species; or overall species composition.
Significant woodlands will be protected from development or site alterations which would
negatively impact the woodlands or their ecological functions. Good forestry practices will be
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encouraged and tree removal shall be subject to the Wellington County Forest Conservation By-
law.
Smaller woodlands may also have local significance and, where practical, these smaller
woodlands should be protected.
5.5.5 Environmentally Sensitive Areas (ESA's)
Environmentally sensitive areas as determined by the County from previous studies are included
in the Greenlands system. The areas will be protected from development or site alterations which
would negatively impact them or their ecological functions.
5.5.6 Ponds, Lakes and Reservoirs
Ponds, lakes and reservoirs are included in the Greenlands system where the County determines
they require protection. These areas will be protected from development or site alterations which
would negatively impact them or their ecological functions.
5.6
DEVELOPMENT CONTROL
5.6.1 Permitted Uses
Within the Core Greenlands designation, development and site alteration shall not be permitted
within Provincially Significant Wetlands or in significant habitat of threatened or endangered
species, except in accordance with provincial and federal requirements.
In other Core Greenlands areas, and in Greenlands areas, permitted uses and activities may
include:
a)
agriculture;
b)
existing uses;
c)
conservation;
d)
forestry;
e)
aggregate extraction within Mineral Aggregate Areas subject to appropriate rezoning,
licensing and the policies of this Plan;
f)
open space; and
g)
passive recreation.
Other uses permitted in the applicable adjacent or underlying designations may be permitted.
5.6.2 Development Impacts
The above uses for both, the Core Greenlands and Greenlands designations, as well as
accessory buildings and structures, shall only be permitted if:
-
there are no negative impacts on significant features and functions and no significant
negative impacts on other greenland features and functions;
-
the hazardous lands policies of Section 5.4.3 are met;
-
the development conforms to policies of the applicable adjacent or underlying designation.
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Where development is proposed in the Greenland system or on adjacent lands, the County or
local municipality shall require the developer to:
a)
identify the nature of the features potentially impacted by the development;
b)
prepare, where required, an environmental impact assessment to ensure that the
requirements of this Plan will be met, and consider enhancement of the natural area where
appropriate and reasonable.
c)
address any other relevant requirements set out in Section 4.6.3 Environmental Impact
Assessment.
No development will be approved unless the County is satisfied that the Greenland and
Environmental Impact Assessment policies are met.
Natural Heritage Systems
The County will encourage the restoration or enhancement of the natural heritage system in
accordance with the following:
-
In areas undergoing significant development, particularly in urban areas, an assessment
of opportunities to link or connect natural features may be required to demonstrate how
the development will maintain, restore or, where possible, improve linkages and
connectivity;
-
In areas not undergoing significant development, particularly agricultural and rural areas,
stewardship initiatives will be the main means to maintain, restore or, where possible,
improve linkages and connectivity.
5.6.3 Adjacent Lands
For the purposes of this section of the Plan, adjacent lands are considered to be:
a)
lands within 120 metres of provincially significant wetlands, provincially significant Life
Science Areas of Natural and Scientific Interest, significant habitat of endangered and
threatened species, fish habitat, significant wildlife habitat, significant valleylands, and
significant woodlands.
b)
lands within 50 metres of provincially significant Earth Science Areas of Natural and
Scientific Interest;
c)
lands within 30 metres of all other Core Greenlands and Greenland areas.
5.6.4 Zoning
Core Greenland areas shall be placed in a restrictive zone which prohibits buildings, structures
and site alterations except as may be necessary for the management or maintenance of the
natural environment. Other greenlands may also be given a restrictive zoning by a municipal
council.
Zoning by-laws may also recognize existing land uses in core greenlands and, where appropriate,
provide for reasonable expansions or alterations. Zoning by-laws may also establish setbacks
from Core Greenland areas in which no buildings or structures shall be permitted.
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5.6.5 Agriculture
The Greenlands System policies will not limit the ability of agricultural uses to continue.
5.6.6 Mineral Aggregate Areas
Areas of high potential for mineral aggregate area shown on Schedule D as an overlay over the
Greenland System.
Existing licensed mineral aggregate operations are permitted and will be protected.
In the Greenbelt, mineral aggregate operations are subject to the policies of Section 9.9.10.2.
5.6.7 Greenlands Mapping
The mapping identifying Core Greenlands and Greenlands on various schedules to this Plan may
need to be refined by more detailed mapping on individual sites. Where more detailed mapping
is available, minor adjustments may be made without an amendment to this Plan and the land
use policies of the adjacent designation will apply as determined by Council.
5.6.8 Conservation Authority Regulations
Some lands within and adjacent to the Greenland System may be subject to an Ontario Regulation
issued under the Conservation Authorities Act. Where development or site alteration is proposed
within a regulated area, as shown on Conservation Authority schedules and/or described in the
text of the applicable Conservation Authority regulation, the Conservation Authority should be
consulted before development (including construction, conversion, grading, filling, or excavating).
5.7
RESTORATION AND ENHANCEMENT
While the majority of the County policy framework is focused on protecting natural heritage
features from development and site alteration, the County also supports restoration and
enhancement of the natural heritage system. The development control process can provide a
means to identify opportunities for restoration and enhancement where development activities are
taking place.
The Rural System is by far the largest land area of the County and this area is not normally
undergoing development. The County believes that the most effective way to restore and
enhance the natural heritage system in these areas lies in stewardship initiatives. These
initiatives normally involve partnerships with willing landowners to identify and make
improvements.
The County has developed a Rural Water Quality Program with Conservation Authorities to
encourage farm stewardship initiatives to improve water quality. The County also has a Green
Legacy Program that supports community and private planting activities which include an
educational and advisory component. Both programs are stewardship initiatives that restore and
enhance the County's natural heritage. Examples include projects to: restore streambeds; fence
livestock from streams which have become naturalized linkages over time; tree planting to prevent
or reduce water and wind erosion or to restore fragile lands.
5.8
GREENBELT PLAN
Lands within the Greenbelt are subject to the policies of Section 9.9.
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PART 6
THE RURAL SYSTEM
6.1
DEFINED
The Rural System is primarily natural resource land and some other uses typically found in non-
urban areas.
The Rural System includes:
-
prime agricultural areas
-
secondary agricultural areas
-
mineral aggregate areas
-
seasonal and recreational use areas
-
rural housing
-
rural employment areas;
-
waste management sites
-
special use areas
-
secondary urban centres
-
hamlets
6.2
PURPOSE
The Rural System, for the most part, is a relatively stable part of the County landscape devoted
to economic activities based on natural resources.
The Rural System policies are intended to maintain the essential character of these areas and to
ensure that the economic activities and employment opportunities which depend on Wellington's
natural resources are maintained and enhanced.
The Rural System is a large and diverse area. Opportunities exist for a variety of resource,
employment and community uses which need to be accommodated.
6.3
PLANNING APPROACH
Prime agricultural areas will be protected for farming uses.
Secondary agricultural areas of non-prime farmland will be identified. While farming will be the
main land use activity in these areas, a broader range of residential, employment and community
uses will be allowed than in prime agricultural areas so long as the use does not adversely impact
existing agricultural operations and is in keeping with the rural character of the area. While
existing Country Residential and Lifestyle Community areas in the rural system are recognized,
they will not be allowed to expand and new locations will not be permitted.
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Significant mineral aggregate deposits will be identified and policies established to protect the
resource and provide for appropriate extraction activities.
Areas of existing seasonal and recreational use will be identified. Many of these uses were
established to take advantage of the rural setting or the proximity to natural heritage features.
Rural housing primarily supports natural resource activities such as farming. Non- farm related
housing may be considered in areas which do not conflict with resource related or other rural
uses.
Rural employment lands are intended to provide locations for business activities that may be
better served by sites outside of primary and secondary urban centres.
New locations for Country Residential and Lifestyle Communities are not allowed in the Rural
System unless specifically provided for by an existing policy in this Plan. Existing Country
Residential and Lifestyle Communities in the Rural System may be recognized but will not be
expanded unless provided for by an existing policy in this Plan.
Waste Management Facilities may be allowed in the Rural System subject to the Environmental
Assessment Act or the Environmental Protection Act and the Environmental Services policies of
this Plan.
A variety of special purpose areas will be identified to recognize the diverse character and history
of the rural system. Some of these areas reflect environmental concerns or existing development
patterns.
New land uses, including the creation of lots, and new or expanding livestock facilities shall
comply with the minimum distance separation formulae.
Some urban areas within Wellington without central sewer and water systems are recognized on
Schedule A as secondary urban centres due to the prominent role they play as a focus for growth
and community functions in their municipalities. Greenlands within secondary urban centres may
be identified on separate land use schedules on Schedule B based on the extent of the greenland
features and the scale of mapping. The greenland policies will continue to fully apply.
Hamlets are the smaller urban places in Wellington which do not have central sewer and water
systems. Hamlets are expected to eventually build out on existing designated lands, while growth
beyond their current boundaries will be limited.
6.4
PRIME AGRICULTURAL AREAS
6.4.1 Defined
Class 1, 2 and 3 agricultural soils, associated Class 4 to 7 soils and additional areas where there
is a local concentration of farms which exhibit the characteristics of ongoing agriculture, and
specialty crop land will be designated as prime agricultural areas. These areas will be protected
for agriculture.
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6.4.2 Agriculture First
In Prime Agricultural Areas, all types, sizes and intensities of agricultural uses and normal farm
practices will be promoted and protected in accordance with provincial standards.
As a general rule, land use activities which support agriculture will be encouraged and land use
activities which do not support agriculture will be discouraged.
6.4.3 Permitted Uses
Permitted uses and activities in Prime Agricultural Areas may include:
a)
agricultural uses
b)
secondary uses including home businesses and farm businesses
c)
agriculture-related uses
d)
existing uses
e)
single detached homes
f)
Additional Residential Units subject to Sections 4.4.6
g)
garden suites subject to Section 4.4.7
h)
accessory residence
i)
forestry uses
j)
wayside pits and quarries, portable asphalt plants and portable concrete plants used on
public authority contracts
k)
licensed aggregate operations
l)
community service facilities
m)
group homes on existing lots of records
n)
kennels on existing lots of record
All uses permitted by this section must be compatible with and not hinder surrounding agricultural
uses.
6.4.4 Home Businesses and Farm Businesses
Home businesses are home occupations and home industries that are secondary to the principal
use of the property and may be allowed, subject to zoning provisions, as a means of
supplementing farm incomes and providing services in agricultural areas and may include:
-
small home occupations conducted from the main residence with employment normally
limited to the occupants of the property - examples include bed and breakfast, day care,
hairdresser, and professional services;
-
home industries which are small in scale with a limited number of employees, and minimal
off-site impacts - examples include minor equipment repair, woodworking, crafts, and
welding;
Farm businesses are small scale businesses that provide value-added products from the farm
and may be allowed subject to zoning provisions - examples include:
-
farm vacation enterprises;
-
cottage wineries;
-
value-added processing or packing;
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-
sales outlets for agricultural products produced on the farm;
-
seed cleaning
-
pick-your-own, catch-your-own operations
6.4.5 Agriculture-related Uses
Small scale agriculture-related businesses as required to serve agriculture and directly related to
farm operations may be allowed in appropriate locations and subject to zoning provisions, where
they are needed in close proximity to farms - examples include:
-
livestock assembly;
-
grain drying;
-
cold storage;
-
custom spraying;
-
animal husbandry.
6.4.6 Accessory Residence
An accessory residence needed for farm help may be allowed provided that it is established within
the main building cluster on the property and adequate water supply and sewage disposal
systems are available.
6.4.7 Wayside Pits, Portable Asphalt Plants and Portable Concrete Plants
Wayside pits and quarries, portable concrete plants and portable asphalt plants are allowed by
provincial policy without municipal official plan amendment, rezoning or development permit.
Municipal zoning by-laws may establish setback distances between these uses and sensitive land
uses including:
-
residential uses
-
commercial and institutional uses
-
livestock facilities
-
natural heritage features
-
other sensitive land uses
6.4.8 Community Service Facilities
For the purposes of this section, community service facilities are restricted to buildings, structures
and uses for which a location in the prime agricultural area is necessary for reasons of public
safety or government service delivery, such as: emergency services (fire halls, police
detachments, ambulance facilities, public works, temporary emergency facilities); municipal
works garages; trails; and schools, churches and cemeteries required for local communities that
rely extensively on horse drawn vehicles as their sole means of transportation.
The foregoing does not include: any other schools or churches; hospitals; medical clinics; seniors
housing; or waste management facilities.
In order to ensure that prime agricultural land is only used for community service facilities where
need and alternative locations have been considered, the establishment of new community
service facilities may only be allowed through a zoning by-law amendment that addresses the
requirements of Section 4.3.3, with the exception of the following:
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-
public work
-
temporary emergency facilities; and
-
trails
6.4.9 Minimum Distance Formula (MDS)
The appropriate provincial minimum distance separation formula will be applied to new land uses,
lot creation and new or expanding livestock facilities.
6.4.10 Group Homes
Small scale group homes may be allowed on existing lots of record and local zoning by-laws may
be establish criteria for these uses.
6.4.11 Kennels
Kennels may be allowed on existing lots of record and local zoning by-laws may establish criteria
for these uses.
6.5
SECONDARY AGRICULTURAL AREAS
6.5.1 Defined
Secondary Agricultural Areas include lands within the Rural System which are determined to be
non-prime agricultural areas but which can sustain certain agricultural activities.
6.5.2 Identification
Secondary Agricultural Areas will be determined either by:
a)
the existence of large blocks of land which are not Class 1, 2, or 3 or specialty crop land;
b)
an alternative evaluation system developed with the co-operation of the Ministry of
Agriculture, Food and Rural Affairs which examines the land base in greater detail to
determine the long term agricultural potential based on:
-
Canada Land Inventory
-
farm investment
-
nature of agricultural operations
-
constraints and opportunities for farming
-
land use patterns
-
land fragmentation
-
other matters.
It is not the intention of this Plan to use the Secondary Agricultural Area designation to create
small pockets of poorer agricultural land in the midst of prime agricultural land unless a specific
use is justified under the policies of this Plan.
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6.5.3 Permitted Uses
Permitted uses and activities in Secondary Agricultural Areas may include:
a)
all uses allowed in the Prime Agricultural Area;
b)
small scale commercial, industrial and institutional uses;
c)
public service facilities.
In Secondary Agricultural Areas, all types, sizes and intensities of agricultural uses and normal
farm practices shall be promoted and protected in accordance with provincial standards.
6.5.4 Rural Clusters
Rural clusters are long-established small groups of housing with occasional commercial,
industrial or institutional uses located in the Secondary Agricultural Area designation. These
areas are not designated on Schedule "A" or "B" and are not expected to grow but they may be
recognized in the zoning by-law. New lots may only be allowed in rural clusters in accordance
with section 10.4.
As part of a municipal comprehensive review, the County will assess the impact of constraints
such as the Provincial Agricultural System, Natural Heritage System and Greenbelt Plan on the
potential future supply of rural residential lots in the Secondary Agricultural Area, including rural
clusters. This assessment will consider, among other things, whether changes to the rural
residential lot creation policies are needed.
6.5.5 Commercial, Industrial & Institutional
Small scale commercial, industrial and institutional uses may be permitted provided that:
a)
appropriate sewage and water systems can be established;
b)
the proposed use is compatible with surrounding uses;
c)
the use requires a non-urban location due to:
-
market requirements;
-
land requirements;
-
compatibility issues.
d)
the use will not hinder or preclude the potential for agriculture or mineral aggregate
operations;
e)
the use will be small scale and take place on one lot and large scale proposals or
proposals involving more than one lot will require an official plan amendment.
6.5.6 Wayside Pits, Portable Asphalt Plants and Portable Concrete Plants
Wayside pits and quarries, portable concrete plants and portable asphalt plants used on public
authority contracts are allowed by provincial policy without the need for official plan amendment,
rezoning or development permit in all areas, except those areas of existing development or
particular environmental sensitivity which have been determined to be incompatible with
extraction and associated activities.
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6.5.7 Minimum Distance Formula (MDS)
The provincial minimum distance formula will be applied to new land uses, lot creation and new
or expanding livestock facilities.
6.6
MINERAL AGGREGATE AREAS
6.6.1 Mineral Aggregate Resource Overlay
Lands within the Mineral Aggregate Resource Overlay are areas of high potential for mineral
aggregate extraction and are shown as an overlay on Schedule D. These lands have been
identified based on geological information in the Ministry of Northern Development and Mines
Aggregate Resources Inventory Paper report (ARIP No. 162). Lands in the Mineral Aggregate
Resource Overlay generally consist of sand and gravel deposits and selected bedrock resources
that the province has identified as being of Primary or Secondary Significance. There are also
sites in the Mineral Aggregate Resource Overlay where there is an existing or approved mineral
aggregate operation that lies outside of the sand and gravel resource areas of Primary or
Secondary Significance and selected bedrock resources.
The Mineral Aggregate Resource Overlay only indicates that aggregate deposits are likely to be
available. It does not presume that all conditions are appropriate to allow extraction or processing
of the resource to proceed. The intention is to make as much aggregate resources available as
close to markets as is realistically possible. In order to recognize environmental and land use
constraints to the establishment of mineral aggregate operations, the following are not included
in the Mineral Aggregate Resource Overlay: primary urban centres, secondary urban centres
and hamlets plus 300 metres beyond their boundaries; provincially significant wetlands; other
wetlands; and significant woodlands.
There are no known mineral deposits or petroleum deposits of significance that warrant inclusion
in this Plan. Should any deposits be identified, the County will develop policies to govern their
protection and development.
6.6.2 Protection
In areas adjacent to or in the Mineral Aggregate Resource Overlay, development which would
preclude or hinder new aggregate operations or access to the resource will only be allowed if:
a)
resource extraction use would not be feasible;
b)
the proposed development serves a greater long term public interest; in this case,
reasonable efforts should be made to use the resource wherever practical;
c)
issues of public health, public safety and environmental impact are addressed.
6.6.3 Existing Aggregate Operations
Existing licensed mineral aggregate operations are permitted and shall be recognized in Municipal
zoning by-laws. Licensed aggregate operations are shown in Appendix 2 of this Plan. Expansion
of an existing operation shall be subject to all policies of this Plan which would apply to new
aggregate operations. These operations will be protected from new uses which would preclude
or hinder their expansion or continued use, or which would be incompatible due to public health,
public safety or environmental concerns.
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6.6.4 Permitted Uses
In addition to the uses allowed by the underlying designation, the following uses may be allowed
in Mineral Aggregate Areas through rezoning:
a)
aggregate extraction;
b)
associated uses such as stripping, berm construction, screen planting, landscaping,
drilling, blasting, haulage, crushing, screening, washing, stockpiling, storage, loading,
weighing, equipment parking, repair and maintenance, office facilities, importing and
blending materials, environmental and safety control features and rehabilitation uses;
c)
ancillary uses such as asphalt plants, concrete plants, aggregate transfer stations,
stockpiling and blending of aggregates with materials such as salt, sand-salt mixture and
recycled road material.
6.6.5 New Mineral Aggregate Operations
New or expanded mineral aggregate operations shall only be established through amendment to
Mineral Aggregate Area shown on Schedule B of this Plan. New or expanded mineral aggregate
operations also require appropriate rezoning and licensing. Rezoning applications to allow
mineral aggregate operations are subject to all relevant policies of this Plan. In considering
proposals to establish new aggregate operations, the following matters will be considered:
a)
the impact on adjacent land uses and residents and public health and safety;
b)
the impact on the physical (including natural) environment;
c)
the capabilities for agriculture and other land uses;
d)
the impact on the transportation system;
e)
existing and potential municipal water supply resources are protected in accordance with
Sections 4.9.5 and 4.9.5.9 of this Plan and the applicable Source Protection Plan.
f)
the possible effect on the water table or surface drainage patterns;
g)
the manner in which the operation will be carried out;
h)
the nature of rehabilitation work that is proposed; and
i)
the effect on cultural heritage resources and other matters deemed relevant by Council.
It is essential that extraction be carried out with as little social and environmental cost as practical.
Provincial standards, guidelines and regulations will be used to assist in minimizing impacts.
6.6.6 Public Information
When planning approvals are being considered for new or expanded mineral aggregate
operations, the following information shall be made available to the public.
a)
detailed site plans which provide a description of the proposed aggregate operation
including location, size, contours, topography, existing and proposed buildings and
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structures, setbacks, screening, buffers, entrances, exits, haul routes, drainage facilities,
water table, any water diversions or storage, existing and anticipated final grades,
excavation depth, stockpiles, and the sequence of operations and rehabilitation;
b)
the estimated quality and quantity of the resource;
c)
a description of the surrounding lands including land uses, locations and use of buildings
and structures, fences, significant natural features and wells and other lands owned by
the applicant;
d)
Any related reports prepared by the proponents; and
e)
any other information deemed relevant by Council.
6.6.7 Ancillary Uses
Ancillary uses may only be established if the following matters are addressed;
a)
the protection of adjoining lands from the negative effects of a reduced water supply,
noise, dust, odour, lighting and unsightly storage;
b)
the protection of the environment from negative effects of dust, chemical spills, run-off, or
contaminated surface or ground water; and
c)
ensuring that access can be obtained directly to a road capable of carrying the anticipated
truck traffic.
6.6.8 Rehabilitation
All proposals for new aggregate extraction shall include a plan for eventual rehabilitation. The
plan shall:
a)
provide for progressive rehabilitation whenever feasible;
b)
be prepared in detail by a recognized expect;
c)
be compatible with the long term uses permitted by the surrounding official plan
designations;
d)
on lands designated Prime Agricultural Areas, provide a detailed agricultural rehabilitation
plan which restores substantially the same areas and average soil quality for agriculture
as before extraction occurred; and
e)
on lands designated Secondary Agricultural Areas, provide an agricultural rehabilitation
plan which, whenever feasible, restores substantially the same areas and average soil
quality for agriculture as before extraction occurred.
6.6.9 Mining Below Water Table
Extraction below the water table may only be allowed and complete rehabilitation is not required
under 6.6.8 if it is demonstrated that:
a)
there is a substantial quantity of mineral aggregates below the water table warranting
extraction or the depth of planned extraction in a quarry makes rehabilitation unfeasible;
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b)
on lands designated Prime Agricultural Areas, other alternatives have been considered by
the applicant and found unsuitable, and rehabilitation in remaining areas will be
maximized;
c)
impacts on the environment, including quality and quantity of surface and groundwater
resources, will be minimal; and
d)
the intended after use will be compatible with the long term uses of adjacent areas.
6.7
RECREATIONAL AREAS
6.7.1 Defined
Recreational areas are normally land associated with lakes, reservoirs, ponds, rivers or other
scenic resources which have potential for the development of recreational or seasonal residential
uses relying on recreational activities. New Recreational Areas will be established by
amendments to this Plan. Where new Recreational Areas are proposed in Prime Agricultural
Areas, the policies of Section 4.3.3 c) shall be met.
6.7.2 Permitted Uses
Permitted uses and activities in Recreational Areas may include:
a)
seasonal recreational uses;
b)
active and passive recreational activities including golf courses;
c)
commercial activities related to and serving recreational activities;
d)
publicly-accessible built and natural settings for recreation, including parklands, open
space areas, trails and, where practical and appropriate, water-based resources.
6.7.3 Cottage Areas
Significant cottage development has taken place on Belwood, Conestoga and Puslinch Lakes.
This Plan recognizes existing cottage areas and minor infilling, which meets zoning regulations,
where adequate services can be provided.
Due to the relatively small size of the lakes and the extensive development that has taken place,
no new cottage areas will be allowed.
6.7.4 Cottage Conversion
Cottage areas originally established for seasonal use are increasingly being used year-round.
These areas were not normally designed for year-round use nor are the cottages always suitable
for such use.
The trend towards cottage conversion across Ontario has proven difficult to stop and therefore,
zoning to year round use may take place provided that:
a)
all dwellings can or will meet the Building Code standard for year-round use;
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b)
the water and sewage disposal systems are adequate for year round use;
c)
a secure means of access capable of accommodating emergency vehicles on a year-
round basis will be available to all dwellings;
d)
the rezoning and conversion policies apply to the entire cottage development or to a well
defined area in which consistent standards can be reasonably applied and enforced.
6.7.5 Tent and Trailer Parks
Tent and trailer parks may be allowed in Recreational Areas provided that they have:
a)
access to an open public road;
b)
an internal road system which will allow ease of access for emergency vehicles;
c)
adequate water and sewage services;
d)
a design which provides individual sites sufficient to:
-
site a tent or a trailer
-
provide adequate separation between tents and trailers for fire protection and privacy
-
provide an on-site amenity area
e)
agreements that regulate the operation of the park and provide for a maximum nine
months of operation per year.
6.7.6 Trailer Park Conversion
Trailer parks designed for seasonal use are under pressure to allow periods of stay beyond nine
months.
No trailer park will be allowed more than nine months of annual use unless it converts to a
permanent facility and it is able to:
a)
only accommodate mobile homes or modular homes which meet the Building Code
standards for year round use;
b)
provide communal water and sewage systems suitable for year round use;
c)
provide road access to each dwelling capable of accommodating emergency vehicles on
a year round basis;
d)
provide common amenity areas for residents;
e)
provide dwelling unit sites which are large enough to:
-
accommodate the dwelling
-
provide on-site amenity
-
provide, adequate separation between dwellings for fire protection and privacy;
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f)
the rezoning and conversion policies apply to the entire trailer park or to a well defined
area in which consistent standards can be reasonably applied and enforced.
In order to convert to permanent use the trailer park may acquire or use additional lands for the
provision of services or amenity areas. Only trailer parks existing on May 6, 1999 will be
considered for conversion to permanent use.
6.7.7 Active and Passive Recreation
Active and passive recreational activities including parks, picnic areas, sports fields, boat
launches, boat houses, recreational trailers and buildings, structures and facilities which support
active and passive recreational facilities are allowed in Recreational Areas provided that:
a)
adequate provisions are made for services including road access, water and sewer
facilities;
b)
other policies of this plan are met.
6.7.8 Golf Courses
Golf courses including clubhouses and related commercial activities are allowed in Recreational
Areas provided that:
a)
adequate provisions are made for services including road access, water and sewer
facilities;
b)
ground and surface water sources and nearby water users are protected;
c)
The greenlands system will be protected to ensure no negative impacts on its natural
features or ecological functions. Municipalities may require proponents to enhance
wetlands, wood lots and watercourses and establish natural linkages and other measures
designed to benefit the overall natural functions of the site;
d)
ponds, reservoirs, streams, wetlands and fish resources will be protected through sound
storm water management practices, sound fertilizer and pesticide management practices,
sound irrigation practices, erosion control, setbacks and vegetative buffers whenever
required;
e)
nearby agricultural operations will be protected through appropriate distance setbacks and
through appropriate design and buffering;
f)
wherever practical, the more actively used areas of golf courses including the clubhouse
and parking areas will be setback and buffered from established residential areas;
g)
new multiple lots or units for residential development are not permitted unless specifically
permitted in an existing policy of this plan or unless needed for staff and security;
h)
small scale overnight accommodation may be considered in association with golf course
uses if located away from existing residential uses.
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6.7.9 Recreational Commercial Uses
Commercial facilities which serve recreational areas including trailer and boat sales and service,
boat storage areas, restaurants and convenience stores may be located in recreational areas
provided that all other policies of this Plan are met.
6.8
RURAL EMPLOYMENT AREAS
6.8.1 Defined
Rural Employment Areas are lands set aside for industrial and limited commercial uses which
would benefit from a rural location due to:
-
the need for a relatively large site; or
-
the need for access to major transportation routes; or
-
the need to be close to rural resources
In all cases, rural employment areas will be used by "dry" industrial and limited commercial uses
which do not use significant amounts of water in their operation and which do not produce
significant amounts of effluent, consistent with rural servicing levels which rely on private water
and sewage systems.
Rural Employment Areas are expected to provide diversity to Wellington's land supply for
business.
6.8.2 Permitted Uses
Dry industrial and commercial uses requiring large lots, major road access or proximity to rural
resources are permitted in rural employment areas.
Such industrial uses may include manufacturing, processing, fabrication and assembly of raw
materials or repair, servicing, distribution and storage of materials. Accessory uses including the
retail sale of products produced on-site may be allowed.
Such commercial uses will be service focused with limited accessory retail and may include
business or professional offices, farm machinery sales, farm supplies, farm produce sales, small
scale motels or inns, small scale restaurants and automobile sales and services. Retail
commercial uses and service commercial uses normally found in primary and sescondary urban
centres are not allowed.
6.8.3 Land Use Compatibility
In Rural Employment Areas, establishing specific areas for detailed land use regulations is
normally left to the Zoning By-law. In establishing zones and considering rezoning applications,
Councils shall ensure that existing and proposed uses are compatible, and that sensitive uses
are adequately separated from industrial uses. The Zoning By-law may also limit the location and
size of commercial uses.
Major facilities and sensitive land uses shall be planned and developed to avoid, or if avoidance
is not possible, minimize and mitigate any potential adverse effects from odour, noise and other
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contaminants, minimize risk to public health and safety, and to ensure the long-term operational
and economic viability of major facilities in accordance with provincial guidelines, standards and
procedures.
Where avoidance is not possible, the County shall protect the long-term viability of existing or
planned industrial, manufacturing or other major facilities that are vulnerable to encroachment
by ensuring that the planning and development of proposed adjacent sensitive land uses is only
permitted if potential adverse effects to the proposed sensitive land uses are minimized and
mitigated, and potential impacts to industrial, manufacturing or other major facilities are minimized
and mitigated in accordance with provincial guidelines, standards and procedures.
6.8.4 Existing Employment Areas outside Settlement Areas
Existing employment areas outside of settlement areas on rural lands that were designated for
employment uses in the County of Wellington Official Plan that was approved and in effect as of
June 16, 2006 may continue to be permitted. Expansions to these existing employment areas
may be permitted only if necessary to support the immediate needs of existing businesses and if
compatible with the surrounding uses.
6.8.5 Continuation of Permitted Use
Pursuant to subsections 1 (1.1) and (1.2) of the Planning Act, uses in the Rural Employment Area
that do not conform with the definition of "area of employment" as identified in the Planning Act
as:
-
Manufacturing uses;
-
Uses related to research and development in connection with manufacturing anything;
-
Warehousing uses, including uses related to the movement of goods;
-
Retail uses and office uses that are associated with manufacturing and warehousing;
-
Facilities that are ancillary to manufacturing and warehousing; and
-
Any other prescribed business and economic uses.
are permitted where the use has been lawfully established on the parcel of land before October
20, 2024.
6.9
COUNTRY RESIDENTIAL AREAS
6.9.1 Defined
Country Residential Areas are low density rural subdivisions on individual services. New Country
Residential Areas are not allowed.
6.9.2 Permitted Uses
Residential uses in single detached houses at low densities are allowed in country residential
areas.
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An Additional Residential Unit may be allowed subject to the provisions of Section 4.4.6 of this
Plan. A garden suite may also be permitted subject to the requirements of Section 4.4.7 of this
Plan and in accordance with the temporary use provisions of the Planning Act, as amended.
6.10
SECONDARY URBAN CENTRES
6.10.1 Defined
Settlement areas without municipal sewage services and municipal water services may be
recognized as secondary urban centres due to the prominent role they play as a focus for a mix
of land uses, growth and community functions in their municipalities.
6.10.2 Permitted Uses
Secondary urban centres are expected to provide a range of land use opportunities. Residential
uses of various types and densities, commercial, industrial and institutional uses as well as parks
and open space uses will be permitted where compatible and where appropriate services are
provided.
More detailed official plan designations and policies as well as zoning regulations will identify the
location and nature of various permitted uses in secondary urban centres.
6.10.3 Services
Sewage and water services will be provided in accordance with Section 11.2 of this Plan.
Road access will be via internal roads where possible, then via local roads where possible and
then via County Roads or Provincial Highways where there is no other alternative. In all cases,
appropriate sighting standards must be met and road functions maintained.
6.10.4 Land Use Compatibility
More detailed planning policies and zoning regulations shall be developed for secondary urban
centres to ensure that existing and proposed uses are compatible and that adverse impacts are
kept to a minimum and that appropriate mitigation is provided where practical.
Major facilities and sensitive land uses shall be planned and developed to avoid, or if avoidance
is not possible, minimize and mitigate any potential adverse effects from odour, noise and other
contaminants, minimize risk to public health and safety, and to ensure the long-term operational
and economic viability of major facilities in accordance with provincial guidelines, standards and
procedures.
Where avoidance is not possible, the County shall protect the long-term viability of existing or
planned industrial, manufacturing or other major facilities that are vulnerable to encroachment by
ensuring that the planning and development of proposed adjacent sensitive land uses is only
permitted if potential adverse effects to the proposed sensitive land uses are minimized and
mitigated, and potential impacts to industrial, manufacturing or other major facilities are minimized
and mitigated in accordance with provincial guidelines, standards and procedures.
6.10.5 Impact Assessment
Where a Council is concerned about the impact a proposed development may have on a
secondary urban centre, it may require an impact assessment as set out in the general policy
section of this Plan.
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6.10.6 Residential Uses
Secondary urban centres shall provide a broad range of residential uses to provide a diverse
supply of housing, including affordable housing.
The County will plan for a diverse range and mix of housing options, densities, and unit sizes
appropriate for private or communal sewage and water services.
An Additional Residential Unit may be allowed subject to the provisions of Section 4.4.6 of this
Plan.
Additionally, bed and breakfast establishments will be encouraged within single detached
dwellings where adequate services and parking are available.
6.10.7 "Main Street"
"Main Street" is also an appropriate area for mixed use in small towns. Strong "main street"
commercial areas are supported. Public service facilities are often complementary to commercial
uses, and planning policies will support residential uses above or to the rear of street level
commercial uses.
6.10.8 Other Commercial Uses
Other commercial uses will be required in secondary urban centres including areas to serve
highway oriented business including gas sales and motels, commercial uses requiring large sites
and unable to locate in the "main street" area and convenience commercial uses to serve
neighbourhood needs.
6.10.9 Transition Areas
Many "main streets" have nearby areas undergoing change. These areas are often in transition
from single detached residential to a mixture of commercial, multi-unit residential and institutional
uses. Providing adequate parking is often a challenge in these areas. These areas may be
recognized in official plan policies and zoning by-laws for a mixture of uses including service
commercial uses. They shall not be allowed to develop as retail areas unless an expansion of
the "main street" area can be justified.
6.10.10 Industrial Development
Secondary urban centres are expected to contribute to the supply of industrial land by designating
and zoning industrial areas well in advance of development.
6.10.11 Institutional
Secondary urban centres will provide institutional uses servicing Wellington such as schools,
churches, government offices, specialized housing and child care facilities.
Many institutional uses can be integrated into residential and commercial areas. Some large
institutions may have such a significant impact that a specific land use designation in the official
plan is required.
6.10.12 Parks and Open Space
Secondary urban centres shall provide adequate parks and open space areas to serve their
population and may provide recreational opportunities for a larger regional population.
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Parks and open space areas may be located in or adjacent to greenland areas depending on
impacts and opportunities.
6.10.13 Greenlands System
The Greenland System policies established in this Plan apply within secondary urban centres.
More detailed policies may be developed for secondary urban centres, particularly where urban
development is adjacent to Greenland System areas or where existing development has already
occurred in or near Greenland System areas.
6.10.14 Urban Forests
Urban forests are made up of trees in a range of environments from downtowns to rural fringes,
including: trees in planters on main streets; street trees; trees in yards; park trees; interspersed
woodlots or hedgerows in greenfield areas; and trees in hazardous lands, wetlands and significant
woodlands referred to above that are protected in the Greenlands System of this Plan.
Collectively, these trees make important economic, visual and environmental contributions to the
quality of life in Wellington's secondary urban centres. The County will encourage the retention
of trees where practical and will encourage increases in the overall urban tree canopy.
6.11
HAMLETS
6.11.1 Permitted Uses
Development will be relatively small-scale given the rural context and level of service available in
Hamlets. The primary residential use will be low density single detached units, although some
small-scale multiple-unit development may be considered to provide greater housing variety. An
Additional Residential Unit may be allowed subject to the provisions of Section 4.4.6 of this Plan.
A garden suite may also be permitted subject to the requirements of Section 4.4.7 of this Plan
and in accordance with the temporary use provisions of the Planning Act, as amended.
Other uses including local commercial, small scale industrial, institutional and parks and open
space may also be permitted where compatible and where adequate levels of service can be
provided.
Zoning by-laws will identify areas for various uses and set regulations to govern their nature.
6.11.2 Servicing
Sewage and water services will be provided in accordance with Section 11.2 of this Plan.
Road access will be via internal roads where possible, then via local roads where possible and
then via County Roads or Provincial Highways where there is no other alternative. In all cases
appropriate siting standards must be met and road functions maintained.
6.11.3 Land Use Compatibility
In hamlets the establishing of specific areas for various land uses is normally left to the zoning
by-law. In establishing zones, Councils shall ensure that existing and proposed uses are
compatible and that adverse impacts are kept to a minimum and that appropriate mitigation is
provided where practical.
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Major facilities and sensitive land uses shall be planned and developed to avoid, or if avoidance
is not possible, minimize and mitigate any potential adverse effects from odour, noise and other
contaminants, minimize risk to public health and safety, and to ensure the long-term operational
and economic viability of major facilities in accordance with provincial guidelines, standards and
procedures.
Where avoidance is not possible, the County shall protect the long-term viability of existing or
planned industrial, manufacturing or other major facilities that are vulnerable to encroachment by
ensuring that the planning and development of proposed adjacent sensitive land uses is only
permitted if potential adverse effects to the proposed sensitive land uses are minimized and
mitigated, and potential impacts to industrial, manufacturing or other major facilities are minimized
and mitigated in accordance with provincial guidelines, standards and procedures.
6.11.4 Impact Assessment
Where a Council is concerned about the impact a proposed development may have on a hamlet,
it may require an impact assessment as set out in the general policy section of this Plan.
6.11.5 Urban Forests
Urban forests are made up of trees in a range of environments from downtowns to rural fringes,
including: trees in planters on main streets; street trees; trees in yards; park trees; interspersed
woodlots or hedgerows in greenfield areas; and trees in hazardous lands, wetlands and significant
woodlands referred to above that are protected in the Greenlands System of this Plan.
Collectively, these trees make important economic, visual and environmental contributions to the
quality of life in Wellington's hamlets. The County will encourage the retention of trees where
practical and will encourage increases in the overall urban tree canopy.
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PART 7
THE URBAN SYSTEM
7.1
DEFINED
The Urban System includes the larger urban places in Wellington, which are expected to
accommodate the majority of growth over the planning period. The urban system includes:
-
primary urban centres
Primary urban centres and secondary urban centres collectively are sometimes referred to as
"urban areas" and "urban centres".
7.2
PURPOSE
The Urban System is anticipated to change to a greater extent than the Rural and Greenlands
Systems. New development along with increases in population will be directed to the urban
system and, in particular, to those areas with full municipal services. The Growth Strategy set
out in Section 3 will guide growth in the urban system.
The Urban System policies are intended to provide for growth but at the same time, retain the
quality and character of Wellington's small urban places. Growth and change will be managed
so that existing and future residents enjoy healthy, complete, efficient and sustainable
communities.
7.3
PLANNING APPROACH
Development based on municipal services which promote environmental protection and efficient
land use will be encouraged.
Land use patterns in the urban system shall be based on:
a)
densities and a mix of land uses which:
i)
efficiently use land and resources;
ii)
are appropriate for, and efficiently use, the infrastructure and public service
facilities which are planned or available, and avoid the need for their unjustified
and/or uneconomical expansion; and
iii)
minimize negative impacts to air quality and climate change, and promote energy
efficiency.
b)
a range of uses and opportunities for intensification and redevelopment.
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Primary urban centre policies will be developed to recognize the larger urban places in Wellington
which have existing or planned sewer and water services. These areas will be expected to
provide the greatest opportunities for growth in Wellington.
Greenlands within the Urban system may be identified on separate land use schedules based on
the extent of the greenland features and the scale of mapping. The greenland policies will
continue to fully apply.
7.4
PRIMARY URBAN CENTRES
7.4.1 Permitted Uses
Primary urban centres are expected to provide a full range of land use opportunities. Residential
uses of various types and densities, commercial, industrial and institutional uses as well as parks
and open space uses will be permitted where compatible and where services are available.
More detailed official plan designations and policies as well as zoning regulations will identify the
location and nature of various permitted uses in primary urban centres.
7.4.2 Services
Sewage and water services will be provided in accordance with Section 11.2 of this Plan.
Road access will be via internal roads where possible, then via local roads where possible and
then via County Roads or Provincial Highways where there is no other alternative. In all cases,
appropriate sighting standards must be met and road functions maintained.
7.4.3 Land Use Compatibility
More detailed planning policies and zoning regulations shall be developed for primary urban
centres to ensure that existing and proposed uses are compatible and that adverse impacts are
kept to a minimum and that appropriate mitigation is provided where practical.
Major facilities and sensitive land uses shall be planned and developed to avoid, or if avoidance
is not possible, minimize and mitigate any potential adverse effects from odour, noise and other
contaminants, minimize risk to public health and safety, and to ensure the long-term operational
and economic viability of major facilities in accordance with provincial guidelines, standards and
procedures.
Where avoidance is not possible, the County shall protect the long-term viability of existing or
planned industrial, manufacturing or other major facilities that are vulnerable to encroachment by
ensuring that the planning and development of proposed adjacent sensitive land uses is only
permitted if potential adverse effects to the proposed sensitive land uses are minimized and
mitigated, and potential impacts to industrial, manufacturing or other major facilities are minimized
and mitigated in accordance with provincial guidelines, standards and procedures.
7.4.4 Impact Assessment
Where a Council is concerned about the impact a proposed development may have on a primary
urban centre, it may require an impact assessment as set out in the general policy section of this
Plan.
7.4.5 Residential Use
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Primary urban centres shall provide a broad range of residential uses to provide a diverse supply
of housing, including affordable housing.
Wellington will plan for a diverse range and mix of housing options, densities, and unit sizes on
full municipal services.
An Additional Residential Unit may be allowed subject to the provisions of Section 4.4.6 of this
Plan.
Additionally, bed and breakfast establishments will be encouraged within single detached
dwellings where adequate services and parking are available.
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7.4.6 "Main Street"
"Main Street" is also an appropriate area for mixed use in small towns. Strong "main street"
commercial areas are supported. Public service facilities are often complementary to commercial
uses, and planning policies will support residential uses above or to the rear of street level
commercial uses.
7.4.7 Regional Retail Centre
New retail centres of regional significance will require an amendment to this Plan and will only be
allowed in primary urban centres if:
a)
it does not undermine the planned function of nearby "main street" areas;
b)
it is primarily designed to recapture Wellington County retail sales currently spent in other
areas or to draw new retail sales to Wellington.
7.4.8 Other Commercial Uses
A variety of other commercial uses will be required in primary urban centres including areas to
serve highway oriented business including gas sales and motels, commercial uses requiring large
sites and unable to locate in the "main street" area and convenience commercial uses to serve
neighbourhood needs.
7.4.9 Transition Areas
Many "main streets" have nearby areas undergoing change. These areas are often in transition
from single detached residential to a mixture of commercial, multi-unit residential and institutional
uses. Providing adequate parking is often a challenge in these areas. These areas may be
recognized in official plans and zoning by-laws for a mixture of uses including service commercial
uses. They shall not be allowed to develop as retail areas unless an expansion of the "main
street" area can be justified.
7.4.10 Industrial Development
Most industrial users want full municipal sewer and water services. The long term financial
prosperity of Wellington will be heavily influenced by the ability of primary urban centres to provide
serviced industrial land.
All primary urban centres are expected to contribute to the supply of serviced industrial land by
designating and zoning industrial areas well in advance of development.
The early identification of industrial lands will provide notice to nearby users of land and to
prospective businesses of a clear community intent to provide opportunities for business
development. Holding provisions may be used on industrial land to ensure appropriate servicing
can be made available and site plan control can be used to promote the appropriate design of
industrial uses.
New industrial areas will be established in areas which:
a)
avoid land use conflicts
b)
are readily serviced;
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c)
avoid prime agricultural lands, and mineral aggregate areas, wherever possible;
d)
avoid greenland areas and have no negative impact on its natural features or ecological
functions;
e)
avoid impacts on existing and potential municipal water supply resources in accordance
with Section 4.9.5 of this Plan and the applicable Source Protection Plan.
7.4.11 Institutional
Primary urban centres will be the prime location for institutional uses servicing Wellington such
as schools, churches, government offices, hospitals, specialized housing and child care facilities.
Many institutional uses can be integrated into residential and commercial areas. Some large
institutions may have such a significant impact that a specific land use designation in the official
plan is required.
7.4.12 Parks and Open Space
Primary urban centres shall provide adequate parks and open space areas to serve their
population and may provide recreational opportunities for a larger regional population.
Parks and open space areas may be located in or adjacent to greenland areas depending on
impacts and opportunities.
7.4.13 Greenlands System
The Greenland System policies established in this Plan apply within primary urban centre. More
detailed policies may be developed for primary urban centres, particularly where urban
development is adjacent to Greenland System areas or where existing development has already
occurred in or near Greenland System areas.
7.4.14 Urban Forests
Urban forests are made up of trees in a range of environments from downtowns to rural fringes,
including: trees in planters on main streets; street trees; trees in yards; park trees; interspersed
woodlots or hedgerows in greenfield areas; and trees in hazardous lands, wetlands and significant
woodlands referred to above that are protected in the Greenlands System of this Plan.
Collectively, these trees make important economic, visual and environmental contributions to the
quality of life in Wellington's primary urban centres. The County will encourage the retention of
trees where practical and will encourage increases in the overall urban tree canopy.
7.4.15 Sewage Treatment Plants
Municipalities shall strive to maintain compatibility between sensitive land uses and Sewage
Treatment Plants. As a means to reduce the adverse impacts of offensive odours which may
occur during the normal daily functioning of the sewage treatment system, new sensitive land
uses shall not be allowed within a minimum separation distance of 100 metres of the existing
sewage treatment plants. The separation distance may vary depending on the sewage treatment
system and the adjacent land use. The Zoning By-law may recognize existing uses and additions.
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PART 8
DETAILED PRIMARY AND SECONDARY
URBAN CENTRE POLICIES
8.1
GENERAL
8.1.1 Purpose
The intention of this Section is to provide detailed land use policies for all urban centres identified
with separate land use schedules in this Plan. Primary urban centres and secondary urban
centres collectively are sometimes referred to as "urban areas" and "urban centres" throughout
this Plan.
8.1.2 Overview
The urban centres of Wellington are the primary focus for housing, commerce, services, job
creation, recreation, and community facilities. This Plan will recognize and reinforce the role of
urban centres as central places in Wellington.
Of equal importance is maintaining the livability of urban centres. The residents of Wellington's
urban centres value a small town lifestyle which is distinct from that of larger urban centres. The
character of the county's urban centres needs to be protected as growth takes place.
8.1.3 Vision Statement
By the end of the planning period, it is expected that the urban centres in Wellington County will
have the following characteristics:
a)
that traditional community values will be maintained and the small town character will be
enhanced;
b)
that the single-detached home will continue to be the dominant form of housing but a
greater variety of housing types will also be available;
c)
that the central business district will remain the primary focus of commercial, cultural and
civic functions for the municipality;
d)
that well planned industrial areas will continue to provide new job opportunities and
municipal tax revenues;
e)
that the quality of life for the residents will be enhanced by the protection of natural and
cultural environment, the enhancement of new recreational opportunities, and the
preservation of heritage resources;
f)
that infrastructure such as roads, water, utilities, fire protection and administration will be
improved and, where feasible, expanded to meet the needs of a growing community;
g)
that the greenland system and rivers will remain dominant natural features in urban
centres providing aesthetic and recreational opportunities for both residents and visitors
alike;
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h)
that the elements of the natural environment including rivers, hills, wetland, groundwater
and forest resources will be protected, enhanced and well managed.
8.1.4 Major Objectives
The major objectives of all urban centres are:
a)
to ensure that adequate lands, infrastructure and community facilities are available
to serve the existing and future needs of the community;
b)
to provide opportunities for an adequate supply and diversity of housing to satisfy the
varied needs of a growing community;
c)
to provide the opportunity for an adequate supply and diversity of commerce and industry
to serve the needs of a growing community;
d)
to ensure that development and development-related activity proceeds in an
environmentally responsible manner;
e)
to encourage steady, economic growth in a carefully controlled manner to provide
employment;
f)
to encourage economically viable and physically attractive central business district;
g)
to utilize urban design principles that ensure public safety and security for local residents
and visitors;
h)
to maintain appropriate standards for development and redevelopment which encourage
controlled growth and represent a long term benefit to the community;
i)
to ensure that adequate parkland, open space, and recreational opportunities are
available to meet the recreational needs of every citizen;
j)
to protect, preserve and where practical enhance, the unique natural and cultural heritage
resources of the community; and
k)
to provide for a safe and efficient vehicular and pedestrian transportation system in the
community.
8.2
ALL DESIGNATIONS
The applicable policies of Section 4 shall be considered in conjunction with appropriate policies
under this Section.
It is the policy of this Official Plan that administrative offices, sales outlets, garages, depots or
yards of any public or quasi-public agency or utility shall conform to the appropriate land use
designation and policies of the Official Plan.
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8.3
RESIDENTIAL
8.3.1 Overview
Planning and managing growth for Wellington's urban centres is based on the population
forecasts set out in Section 3 of this Plan. To accomplish this growth it is essential to provide
adequate opportunities for housing in each primary urban centre.
However, new housing types are needed to provide a greater variety of residential
accommodation as well as a more affordable housing supply. The Official Plan anticipates that
semi-detached, townhouse and apartment dwellings will be developed to respond to this need
and that these units may eventually account for at least one quarter of all housing units in most
urban centres.
Wellington is strongly committed to preserving the character and integrity of existing residential
areas and will make reasonable efforts to ensure that development is compatible with established
neighbourhoods. Wellington is also committed to ensuring that controlled growth and
development occur within the community in order to maintain and enhance the small town
character of urban centres.
8.3.2 Objectives
Wellington has set the following objectives for residential development:
a)
to ensure that an adequate supply of land is available to accommodate anticipated
population growth over the planning period;
b)
to provide a variety of dwelling types to satisfy a broad range of residential requirements
and ensure that affordable housing is available;
c)
to manage the rate of growth and the amount of residential development within the urban
centre in order to maintain and enhance the small town character;
d)
to support the development, at appropriate locations and densities, of residential facilities
that meet the housing needs of persons requiring specialized care;
e)
to ensure that adequate infrastructure will be available to all residential areas;
f)
to minimize potential compatibility issues between residential and other land uses;
g)
to encourage intensification, development proposals provided they maintain the stability
and character of existing neighbourhoods;
h)
to support the establishment of certain non-residential uses in appropriate locations of the
municipality;
i)
to encourage residential developments which incorporate innovative and appropriate
design principles which contribute to public safety, affordability, energy conservation and
that protect, enhance and properly manage the natural environment;
j)
to monitor the housing supply by reviewing new development, demolitions, intensification,
and the number of affordable housing units brought on stream.
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8.3.3 Permitted Uses
The predominant use of land in those areas designated RESIDENTIAL on Schedule B of the Plan
shall be residential development. A variety of housing types shall be allowed, from detached and
semi-detached dwellings to townhouses and apartments, among other housing forms, subject to
the policies of this Plan.
Townhouses and apartments, bed and breakfast establishments, group homes and nursing
homes, may be allowed subject to the requirements of the Zoning By-law and the applicable
policies of this Plan.
An Additional Residential Unit may be allowed subject to the provisions of Section 4.4.6 of this
Plan.
In addition, non-residential uses such as schools, churches, clinics, local convenience stores,
home occupations, neighbourhood parks and other public facilities may also be permitted within
the RESIDENTIAL designation subject to the appropriate Zoning By-law regulations and the
policies of the Official Plan.
Garden suites, accessory to existing single-detached homes, are also permitted within the
RESIDENTIAL designation, subject to the requirements of the Plan including Section 4.4.7 and
in accordance with the Temporary Use provisions of the Planning Act, as amended.
8.3.4 Low-Density Development
This plan considers single-detached, semi-detached and duplex dwellings to be low density
housing forms. The Zoning By-law may provide separate zones for only single-detached, semi-
detached or duplex dwelling units or a combination of any of the above.
The character of existing low density residential neighbourhoods should generally be protected
and land uses which would cause significant loss of privacy, loss of view, or loss of sunlight due
to shadowing or which would be incompatible due to their nature shall be discouraged. Section
8.3.11 provides additional consideration in this regard.
8.3.5 Medium Density Development
Multiple residential developments such as townhouses and apartments may be allowed in areas
designated RESIDENTIAL subject to the requirements of the Zoning By-law and further provided
that the following criteria are satisfactorily met:
a)
that medium density development on full municipal services should not exceed 35 units
per hectare (14 units per acre) for townhouses or row houses, and 75 units per hectare
(30 units per acre) for apartments, although it may not always be possible to achieve these
densities on smaller sites. Notwithstanding the above, stacked or back-to-back
townhouses, which exceed the 35 units per hectare density, will be considered apartments
for purposes of this section;
b)
that the design of the proposed height, setbacks, landscaping and vehicular circulation,
will ensure that it will be compatible with existing or future development on adjacent
properties;
c)
that the site of the proposed development has a suitable area and shape to provide:
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i)
adequate on-site landscaping to screen outdoor amenity areas both on the site
and on adjoining property, to buffer adjacent residential areas and to improve the
overall appearance of the development;
ii)
on-site amenity areas for the occupants of the residential units;
iii)
adequate off-street parking, access and appropriate circulation for vehicular traffic,
particularly emergency vehicles; and
iv)
adequate grading to ensure that drainage from the property is directed to public
storm drainage facilities and not to adjoining properties.
d)
that adequate services such as water, sewage disposal, storm water, roads and hydro are
available to service the development;
e)
that within the built boundary, medium density is encouraged to locate on major roadways
and arterial roads;
f)
that in greenfield areas, medium density is encouraged to locate on major roadways, and
roads designed to serve an arterial or collector function, while street townhouses are
allowed on local roads;
g)
that a separate zone(s) is established for multiple residential development.
8.3.6 Bed and Breakfast Establishments
The Zoning By-law may provide for the establishment of a bed and breakfast operation within a
single-detached dwelling provided that the following criteria are satisfactorily met:
a)
that the dwelling is structurally sound and of sufficient size to allow for the creation of one
or more rooms for let;
b)
that the lot is of sufficient size to allow the required off-street parking without detracting
from the visual character of the area;
c)
that adequate amenity area is retained on the lot for the use of the residents and/or patrons
of the bed and breakfast establishment;
d)
that adequate water and sewage disposal services are provided to accommodate the
increase in dwelling units;
e)
that the exterior appearance of the building is not substantially altered.
In addition, the Zoning By-law may provide regulations which limits the size and number of rooms
for let and which specify the minimum lot area, frontage, and off-street parking for such a
residential facility.
8.3.7 Home Occupations
A single-detached dwelling unit may include a home occupation provided that the home
occupation is a business which is clearly secondary to the residential use and does not generate
noise, odour, traffic or visual impacts which may have adverse effect on nearby properties. The
Zoning By-law shall contain provisions regulating home occupations.
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8.3.8 Residential Care Facilities
Rest homes, nursing homes and homes for the aged may be allowed subject to the appropriate
zoning regulations and in general compliance with the locational criteria established for multiple
residential development.
8.3.9 Non-Residential Uses
Non-residential uses such as schools, churches, local convenience stores, medical clinics,
professional offices, personal services, day care centres and nursery schools may be permitted
provided that they meet the following criteria:
a)
non-residential development should be located on an arterial or collector road or in close
proximity to the Central Business District;
b)
the design of the proposed development with respect to building height, setbacks,
landscaping, parking and vehicular circulation will ensure that it will be compatible with
surrounding uses of land;
c)
adequate infrastructure shall be available or will be made available to service the
development;
d)
the zoning by-law establishes a specific zone or zones for these uses.
8.3.10 Compatibility of New Development
There are some older residential neighbourhoods in most urban centres which have lots with
larger than normal frontages and areas. These areas represent a style of development that is
typical of small communities in Ontario and is an important factor in why many people choose to
live in these communities. This Plan attempts to preserve the charm and integrity of these
neighbourhoods and will make efforts to ensure that future development is sensitive to and
compatible with existing residential development.
Wellington will encourage the development of vacant or under-utilized properties for residential
uses which are compatible with surrounding uses in terms of dwelling type, building form, site
coverage and setbacks. Developments such as residential conversions, bed and breakfast
establishments or home occupations which do not substantially alter the exterior appearance of
the existing residences may also be permitted in accordance with the policies of this Plan and the
applicable zoning provisions.
Where new residential development is proposed adjacent to an existing industrial use or other
potentially incompatible land use, a planning impact assessment outlining measures to maintain
land use compatibility, including land use separation and buffering, shall be provided.
8.3.11 Intensification Criteria
Intensification within all residential land use designations shall be evaluated using the following
criteria:
a)
the compatibility of the proposed development in built form including height, massing,
scale, setbacks, orientation, use, built form, architectural character and materials,
separation distances, shadowing and privacy. Compatible development is considered to
be development that may not be the same as existing adjacent development but which
can co-exist with existing development while not creating unacceptable adverse impacts;
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b)
the degree to which building height and massing shall provide a transition between
planned and existing development;
c)
the maintenance of a lotting pattern that is generally consistent and compatible with the
predominant character of the area;
d)
the ability of infrastructure to accommodate the proposal;
e)
the impact of the development on the streetscape including, where feasible, the protection
of municipal street trees;
f)
the degree to which impact on the adjacent properties is minimized in relation to grading,
drainage, location of service areas, access and circulation, privacy, views, enjoyment of
outdoor amenities, and shadowing; and
g)
the conservation of significant cultural heritage resources.
8.4
CENTRAL BUSINESS DISTRICT
8.4.1 Overview
The predominant use of land in the area designated CENTRAL BUSINESS DISTRICT (CBD) on
Schedule B to the Plan shall be for general commercial purposes.
This Plan attempts to ensure that the downtown area of urban centres is a strong focus for
business, administrative, and cultural activities and remains the primary gathering place
combining both commerce and social functions.
8.4.2 Objectives
The objectives for the central Business are as follows:
a)
to ensure that the downtown remains the primary focus for retail, office, service,
administrative and cultural activities;
b)
to provide adequate commercial facilities to serve the needs of the local community and
surrounding population;
c)
to provide opportunities for higher density residential and mixed-use development that
supports viable downtowns and provides additional housing choices in the community;
d)
to maintain and promote a compact and people-oriented downtown by establishing a safe
and pleasant pedestrian environment which encourages movement by foot and bicycle
rather than by automobile;
e)
to facilitate vehicular and pedestrian movement in the downtown through improvements
to roads, parking areas, pedestrian paths;
f)
to protect the heritage buildings and structures in the downtown area and ensure that the
attractive streetscape is retained and, where possible, enhanced;
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g)
to enhance the appearance of and increase access to the natural areas in the downtown
area for economic and recreational purposes;
h)
to continually improve the image and level of services of the downtown;
i)
to promote the Central Business District and the various commercial and business
services it provides;
j)
to encourage initiatives which endeavour to improve the economic viability of the
downtown area such as the development of residential uses above commercial uses,
supporting local groups whose objectives include downtown business improvement, and
providing other appropriate assistance.
8.4.3 Permitted Uses
The CENTRAL BUSINESS DISTRICT as illustrated on Schedule B to the Plan shall
accommodate a wide variety of retail, office, service, administrative, religious, cultural and
entertainment uses. Service uses include restaurants, personal service establishments and
financial institutions.
Residential development may be permitted through mixed-use developments within this
designation provided that retail, office or service commercial uses are located at street level. Local
municipalities may establish zoning provisions to permit multi-unit residential development at
street level, provided that the lands do not front onto a Provincial or County Road or where local
official plans provide more detailed direction.
Certain commercial uses which rely upon and serve primarily vehicular rather than pedestrian
oriented traffic, such as automobile sales and service establishments, building supply outlets and
motels, are not permitted within the CENTRAL BUSINESS DISTRICT and therefore any new uses
shall be located within areas designated HIGHWAY COMMERCIAL. Existing non-conforming
uses shall be governed by policies contained in this Plan.
8.4.4 Scale of Development
The CENTRAL BUSINESS DISTRICT is intended to accommodate the most intensive
development within the urban centre.
8.4.5 Parking
Adequate and well located off-street parking facilities shall be provided to meet the demands
generated by development in the downtown. Parking lot development will not be allowed on "main
streets" where it is important to maintain continuous building facades.
Parking standards for new development may be established to satisfy the incremental demand
for parking generated by the proposed development and the municipalities may accept cash
payments in lieu of required parking, provided that any such payments are used to develop
parking facilities to serve the commercial areas.
8.4.6 Design Considerations
When considering any development or redevelopment within the CBD, site design standards
which provide good design and pedestrian friendly development will be encouraged. Site plan
control will be used, where permitted, to ensure effective design of new development is achieved.
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Council shall ensure the design of the development with respect to building height, bulk, setback,
landscaping, parking and vehicular circulation is functional and integrated with surrounding
development. Adequate parking, loading and waste collection areas for permitted land uses shall
be provided on site and will be directed to the rear yard, where practical, and be appropriately
screened from adjacent land uses.
In addition, where mixed-use development is proposed commercial and residential uses on the
site will be designed to minimize potential conflicts and provide a safe and attractive pedestrian
environment for residents and visitors.
Wellington also encourages the re-use of existing buildings within the CENTRAL BUSINESS
DISTRICT, where practical.
8.4.7 Zoning By-law
Within the CENTRAL BUSINESS DISTRICT municipalities may establish zoning provisions to
permit and regulate land use.
The Zoning by-law may require on-site parking, landscaping, buffering, setbacks, maximum lot
coverage and building heights and other provisions deemed appropriate by the municipality to
achieve desirable development and appropriate transition to adjacent land uses.
8.4.8 Expansion Criteria
Areas designated CENTRAL BUSINESS DISTRICT, as shown on Schedule B of the Plan, may
be expanded to allow new development. In considering proposals to expand the CBD, Council
may require an impact analysis as outlined in this Plan.
8.5
RESIDENTIAL TRANSITION AREA
8.5.1 Overview
The RESIDENTIAL TRANSITION AREA as illustrated on Schedule "B" is intended to provide an
opportunity for non-retail commercial uses as well as other community services outside of the
Central Business District. These uses do not generate the same level of vehicular and pedestrian
traffic as the Central Business District, which is intended to be the primary focus for retail
commercial uses catering to local community needs.
8.5.2 Objectives
The objectives for the RESIDENTIAL TRANSITION AREA are as follows:
a)
that all new non-retail uses and service functions shall maintain compatibility with existing
residential uses and minimize impacts on surrounding land uses;
b)
to provide opportunities for residential development in close proximity to downtown cores
through compatible residential and mixed-use developments.
c)
that the Central Business District core remains the primary focus for commercial functions
by encouraging only non-retail uses and service functions within the RESIDENTIAL
TRANSITION AREA;
d)
that adequate lands are provided for non-retail uses and service functions required to
serve the community;
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e)
that adequate off-street parking is available;
f)
that heritage buildings are protected and where appropriate incorporated into new
development; and
g)
that initiatives are supported which improve the economic viability, level of services and
aesthetic appearance of the RESIDENTIAL TRANSITION AREA.
8.5.3 Permitted Uses
The RESIDENTIAL TRANSITION AREA as illustrated on Schedule "B" of the Plan, is designated
to accommodate a range of uses, including mixed-use development. In addition to the uses
allowed in the RESIDENTIAL designation, a wide variety of non-retail and service function uses
may be permitted. These may include, but are not limited to, professional offices, studios, clinics,
personal service establishments, day care centres and nursing homes. Ancillary retail uses
secondary to the main service function use may also be permitted.
Churches, service clubs and other community-oriented facilities are also allowed. As well as bed
and breakfast establishments subject to the policies of Section 8.3.6.
8.5.4 Scale of Development
The RESIDENTIAL TRANSITION AREA is not intended to accommodate intensive commercial
development as is anticipated in the Central Business District. Residential and mixed-use
development may take a variety of forms ranging from single detached dwellings to appropriately
scaled multi-unit and mixed-use buildings with commercial uses located at street level.
8.5.5 Design Considerations
When considering any development or redevelopment site design standards will be encouraged
which provide good design and pedestrian friendly development. Site plan control will be used,
where permitted, to ensure effective design of new development is achieved.
Council shall ensure the design of the development with respect to building height, bulk, setbacks,
landscaping, and vehicular circulation is functional and integrated with surrounding development.
Adequate parking, loading and waste collection areas for permitted land uses shall be provided
on the site and will be directed to the rear yard, where practical, and be appropriately screened
from adjacent land uses.
In addition, where a mixed-use development is proposed the commercial and residential uses on
the site will be designed to minimize potential conflicts and to provide a safe and attractive
pedestrian environment for residents and visitors.
The re-use of existing buildings located in RESIDENTIAL TRANSITION AREA designation, is
encouraged where practical.
8.5.6 Zoning By-law
Within the RESIDENTIAL TRANSITION AREA municipalities may establish zoning provisions to
permit and regulate land use.
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The Zoning by-law may require on-site parking, landscaping, buffering, setbacks, maximum lot
coverage and building heights and other provisions deemed appropriate by the municipality to
achieve desirable development and appropriate transition to adjacent land uses.
8.5.7 Expansion Criteria
The RESIDENTIAL TRANSITION AREA, as shown on Schedule B, may be expanded to allow
new development. In considering proposals to expand this area, Council may require an impact
analysis as outlined in this Plan.
8.6
HIGHWAY COMMERCIAL
8.6.1 Overview
The predominant use of land within areas designated HIGHWAY COMMERCIAL on Schedule B
shall be for commercial uses serving the travelling public or uses not considered compatible within
the downtown of the urban centre.
The Main Street of most urban centres supports considerable volumes of traffic into and through
the urban centre which often require goods and services such as automobile service, food and
other items. The travelling public can best be served by providing appropriate commercial areas
with access and visibility from this major road.
In addition, certain commercial uses, due to their nature, require large sites to accommodate their
associated buildings, storage and parking requirements which are either not available or suitable
within the downtown area of the community. Appropriate commercial areas for such land uses
are required.
8.6.2 Objectives
The objectives for highway-oriented commercial development are as follows:
a)
to provide commercial services for the travelling public;
b)
to provide sites for commercial uses which require large lots for buildings, storage and
parking and which cannot locate in the downtown area;
c)
to provide, on a limited basis, convenience facilities to serve the daily needs of the local
residents.
d)
to provide opportunities for mixed-use development that does not negatively impact the
planned function of HIGHWAY COMMERICAL areas.
8.6.3 Permitted Uses
The HIGHWAY COMMERCIAL designation as illustrated on Schedule B of the Plan shall
accommodate uses catering to the travelling public such as motels, automotive sales and service,
grocery stores and other, general convenience commercial uses, recreational uses, restaurants
and banquet halls, Uses such as building supply outlets, wholesale outlets, churches, funeral
homes, garden centres, furniture stores, home furnishing centres, liquor, beer and wine stores
may also be permitted.
Residential development may be permitted through mixed-use developments provided that
commercial uses are located at street level, and land use compatibility can be addressed.
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8.6.4 Scale of Development
Low density and low coverage commercial development will be directed to HIGHWAY
COMMERICAL areas.
8.6.5 Access
Site plan control by-laws and agreements shall be used to limit access to appropriate locations.
In co-operation with the appropriate road authority, access to any road shall be carefully regulated
to ensure the safe movement of vehicular and pedestrian traffic.
8.6.6 Design Considerations
When considering any new development or redevelopment, site design standards will be
encouraged which provide good design and pedestrian friendly development. Site plan control
will be used to ensure effective design of new development is achieved.
Council shall ensure the design of the development with respect to building height, bulk, setbacks,
landscaping, and vehicular circulation is functional and integrated with surrounding development.
Adequate parking, loading, storage and waste collection areas for permitted land uses shall be
provided on the site and be appropriately screened from adjacent land uses.
In addition, where a mixed-use development is proposed the commercial and residential uses on
the site will be designed to minimize potential conflicts and to provide a safe and attractive
pedestrian environment for residents and visitors.
8.6.7 Restricting Residential Uses
Not all lands within the HIGHWAY COMMERCIAL designation are appropriate for residential
mixed-use development due to their proximity to incompatible land uses or significance as a
commercial node in the community. Local municipalities, through the Zoning by-law, may restrict
residential uses on incompatible HIGHWAY COMMERCIAL lands.
Municipalities may consider requests to permit residential uses where it has been demonstrated
that the potential incompatibilities with non-residential uses can be adequately addressed.
8.6.8 Zoning By-law
Within the HIGHWAY COMMERCIAL area, municipalities may establish zoning provisions to
permit and regulate land use.
The Zoning by-law may require on-site parking, landscaping, buffering, setbacks, maximum lot
coverage and building heights and other provisions deemed appropriate by the municipality to
achieve desirable development and appropriate transition to adjacent land uses.
8.6.9 Expansion Criteria
The HIGHWAY COMMERCIAL area as shown on Schedule B may be expanded or new areas
may be identified provided it does not detract from the viability of the Central Business District. In
considering proposals for new or expanded HIGHWAY COMMERCIAL areas, Council may
require an impact analysis as outlined in this Plan.
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8.7
INDUSTRIAL
8.7.1 Overview
Urban Centres are intended to be the focus for industrial development in Wellington County. The
design and servicing of high quality industrial areas is essential to the future prosperity of the
County.
8.7.2 Objectives
The objectives for industrial development are as follows:
a)
to diversify the local tax base by increasing industrial assessment;
b)
to provide adequate industrial lands to meet the urban centre's long term land use
requirements;
c)
to ensure that fully serviced industrial lots are available, or where full municipal water or
sewer services are not available to ensure that the nature of industrial development is
appropriate to the servicing available;
d)
to ensure that users of the industrial land are "clean" industries which do not have a
detrimental effect on the urban centres and that any potential adverse impacts of industrial
development on the natural environment and surrounding land uses are minimized;
e)
to encourage attractive industrial areas through appropriate design standards;
f)
to make more efficient use of existing industrial areas and vacant and underutilized
industrial areas.
8.7.3 Permitted Uses
The lands designated INDUSTRIAL on Schedule B of the Plan may be used for a variety of
industrial uses including, but not limited to, manufacturing, processing, fabricating, assembly,
warehousing and repair establishments. Public and private services and utilities, transport
facilities, storage yards and a municipal sewage treatment plant may also be permitted. The
Zoning By-law may prohibit certain industrial uses which, by their nature, would have a detrimental
impact on the community.
Certain commercial uses requiring large sites or which may not be suitable in a commercial area
due to their nature may also locate within INDUSTRIAL areas. Such uses may include heavy
equipment sales and services, factory or wholesale outlets, mini-warehouses, and truck or auto
repair shops,
Office uses are permitted in the INDUSTRIAL designation subject to provisions of the Zoning By-
law.
The Zoning By-law may also permit buildings, structures and uses accessory to a permitted use,
such as a cafeteria or a retail outlet for goods produced on site, but excluding any residential
uses.
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8.7.4 Design Consideration
When reviewing industrial proposals within the urban centre, a Council shall encourage site
design standards and architectural features such as building scale, orientation, colour and
materials, which create industrial areas that confer a positive visual image and foster community
pride.
In developing new industrial areas, consideration shall be given to the following:
a)
industrial traffic should be directed away from residential neighbourhoods wherever
practical;
b)
appropriate setbacks, parking requirements, landscaping, screening, outdoor storage and
yard requirements will be placed within the Zoning By-law;
c)
encouraging buildings which make use of attractive building materials, particularly on the
front walls;
d)
the Zoning By-law may contain a variety of industrial zones and shall include provisions
for light industrial uses and setbacks from adjacent parks or other sensitive uses;
e)
visual screening such as plantings, fencing or other similar forms of buffering shall be
required where an industrial area abuts a residential or institutional area and may be
required adjacent to commercial areas. The zoning by-law shall establish standards for
buffering in these situations and site plan control shall be applied to such properties;
f)
separation distances from existing incompatible land uses.
g)
proper siting and containment facilities of chemicals used on site for uses within a
vulnerable area and/or Communal Well Policy Area in accordance with Sections 4.9.5 and
4.9.5.13 of this Plan.
8.7.5 Scale of Development
The Zoning By-law shall regulate lot coverage, building height, yard requirements and other
matters so that the scale of industrial development will be compatible with adjacent uses of land.
8.7.6 Expansion Criteria
In considering new INDUSTRIAL areas or expansions thereto, Council may require an impact
analysis as outlined in this Plan.
8.7.7 Continuation of Permitted Use (Industrial)
Pursuant to subsections 1 (1.1) and (1.2) of the Planning Act, uses in the Industrial area that do
not conform with the definition of "area of employment" as identified in the Planning Act as:
-
Manufacturing uses;
-
Uses related to research and development in connection with manufacturing anything;
-
Warehousing uses, including uses related to the movement of goods;
-
Retail uses and office uses that are associated with manufacturing and warehousing.
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-
Facilities that are ancillary to manufacturing and warehousing; and
-
Any other prescribed business and economic uses.
are permitted where the use has been lawfully established on the parcel of land before October
20, 2024.
8.8
RECREATIONAL
8.8.1 Overview
The RECREATIONAL designation on Schedule B of the Official Plan includes private as well as
public land and is intended to be used for passive and active recreational purposes. However,
where land within this designation is under private ownership, this Plan does not imply that it is
open to the general public nor that the municipality will acquire such land for public use.
New and enhanced recreational opportunities must be provided.
8.8.2 Objectives
The objectives with respect to Recreational Areas are as follows:
a)
to provide a wide variety of new and enhanced recreational opportunities for the residents
of the community;
b)
to recognize and maintain the natural areas and rivers as unique natural features and
important community resources;
c)
to co-operate with the appropriate Conservation Authority, local service clubs and other
public and private agencies in providing and/or enhancing recreational and cultural
facilities for the community;
d)
to obtain land suitable for parkland development; and
e)
to improve access to public open spaces wherever appropriate.
8.8.3 Permitted Uses
The permitted uses in the RECREATIONAL designation as illustrated on Schedule B of the Plan
may consist of private and public parks, playing fields, playgrounds, arenas, community centres,
fairgrounds, picnic areas, curling clubs, lawn bowling greens, hiking/trails, golf courses and other
recreational uses and facilities. Minor accessory commercial uses may also be permitted.
However, for land designated RECREATIONAL within the floodway, no buildings or structures
shall be erected and no placement, movement or removal of fill shall be permitted without the
prior written approval of the Conservation Authority.
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8.8.4 Parks, Culture and Recreation Master Plan
A Parks, Culture and Recreation Master Plan may be prepared. Such a Master Plan will generally:
a)
outline all open space areas, recreational facilities, cultural programs and recreational
programs operated by various service providers in the community;
b)
identify community needs with respect to the above program and facilities;
c)
assess the need for additional recreational lands, facilities and programs;
d)
outline an implementation plan for the planning and development of recreation and cultural
facilities or programs, including the investigation and prioritization of sources of funding
for such facilities and programs.
The Parks, Culture and Recreation Master Plan will be used as a policy document to assist in
determining parks, culture and recreation requirements. Policies which are adopted, as part of
the Parks, Culture and Recreation Master Plan may be included by amendment to the Official
Plan.
8.9
GREENLANDS SYSTEM
8.9.1 Overview
The GREENLAND areas designated within Urban Centres consist mainly of Core Greenlands, as
illustrated on Schedule B of the Plan. The primary purpose is to identify hazardous areas which
pose a threat to property or human life or have inherent limitations to development.
The main greenland features identified are rivers, their adjacent flood prone land and valley
slopes. Also included are wetlands, significant woodlands, smaller watercourses and other
areas with physical constraints such as poor drainage, steep or unstable slopes. These areas
serve as plant and animal habitat, forest areas and fishery resource areas in urban centres.
8.9.2 Objectives
The objectives for the greenland areas are as follows:
a)
to provide protection to those aspects of the natural environment which can be harmed by
urban development;
b)
to protect the community from those aspects of the natural environment which can pose
a threat to public health and safety;
c)
to ensure that natural areas are protected and their natural beauty retained for future
generations;
d)
to improve public access to natural areas where appropriate; and
e)
to encourage stewardship and enhancement of the local natural environment.
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8.9.3 Permitted Land Use
Within the Core Greenlands and Greenlands designations on Schedule B, permitted uses and
policies outlined in the Greenland System of this Plan shall apply.
8.9.4 Hazardous Lands and Sites
a)
lands which may be hazardous because of unstable slopes or other hazards will be
identified in the implementing Zoning By-law, in consultation with the Conservation
Authority;
b)
the reconstruction or minor alteration of existing uses may occur subject to the approval
of Council and any required Conservation Authority permits.
8.9.5 Flood Plain Lands
Many urban centres were settled along the banks of a major water course. A significant portion
of many urban centres in Wellington lie within a flood plain. The following policies shall apply to
land designated GREENLANDS within a flood plain.
a)
this Plan prescribes a "one-zone" approach to flood plain management, meaning that
development is restricted below the Regulatory Floodplain (i.e. flood plain area), as shown
on Schedule B);
b)
no buildings or structures shall be erected and no placement, movement or removal of fill
may occur within the flood plain without the prior approval of the Conservation Authority;
c)
outdoor industrial storage or the storage of hazardous or toxic substances including
sewage disposal or collection shall not be permitted;
d)
the reconstruction or minor alteration of existing uses may occur subject to the approval
of Council and any required Conservation Authority permits;
e)
the creation of lots which extend into flood susceptible areas may only be permitted, in
consultation with the Conservation Authority, where no public agency is willing to assume
ownership of the flood plain lands and that sufficient buildable area exists outside the flood
plain;
f)
amendments to this Plan will not be required for minor revisions to flood plain boundaries.
8.9.6 Special Policy Areas - Flooding
A Special Policy Area may be applied within a community that has historically existed in the
floodplain and where site specific policies approved in consultation with the Conservation
Authority, Ministry of Natural Resources and the Ministry of Municipal Affairs are intended to
address the significant social and economic hardships that would result from strict adherence to
provincial policies.
For the purposes of the Plan, the communities of Drayton and Harriston identify a Special Policy
Area for floodplain management. In addition, Harriston, utilizes a two zone concept to manage
portions of the floodplain outside of the Special Policy Area. Notwithstanding the above, the urban
centre of Rockwood utilizes both a one zone and a two zone concept to floodplain management.
Also, the hamlet of Damascus which contains a portion of the Four Mile Creek is subject to
flooding during a Regional Storm. A two zone concept has been applied to Damascus and the
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Zoning By-law will establish permitted uses and regulations to implement this approach to
floodplain management.
Specific floodplain management policies for Drayton, Harriston, Eden Mills and Rockwood are
contained in Part 9, Local Planning Policy.
8.10
FUTURE DEVELOPMENT
8.10.1 Overview
There are certain areas within urban centres, where it is not possible to pre-designate for the
future intended uses. Such lands may not be required over the planning period for development
purposes or the specific nature of the intended land uses is not known at this time.
8.10.2 Objectives
The objectives for areas designated FUTURE DEVELOPMENT are as follows:
a)
to provide for the orderly future development of the unbuilt areas of the Urban Centre;
b)
to limit development of such lands to current uses until an Official Plan Amendment
including a proper site plan or concept plan for future uses has been submitted and
approved;
c)
to prohibit development of these lands until the necessary municipal services can be made
available to such areas.
8.10.3 Permitted Uses
The permitted uses within areas designated FUTURE DEVELOPMENT as illustrated on Schedule
B of the Plan shall be limited to existing uses and the growing of crops including nursery and
horticultural crops but does not include greenhouses.
Consideration may be given to a consent in accordance with section 10.6.3 of this Plan.
8.10.4 Redesignation of Future Development Areas
Development within the FUTURE DEVELOPMENT areas will be limited and restricted to ensure
that premature provision of municipal services will not be required.
An official plan amendment to redesignate these lands may be considered if it is proven that
additional land for development purposes is required. A review of the need and impacts of
developing this land on the surrounding area shall be undertaken with regard for the following:
a)
it has been determined by the County and/or Local Municipality that additional lands are
required in the municipality to accommodate future growth;
b)
that services of all kinds are or can be reasonably and economically provided to the
proposed development;
c)
that adequate development plans which indicate the type of development and facilities to
be provided (such as, streets, schools, parks and shopping facilities) are or will be made
available to the municipality;
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d)
that the proposed development is compatible and a contiguous logical extension of
existing development;
e)
any required impact studies have been completed.
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PART 9
LOCAL PLANNING POLICY
9.1
GENERAL
9.1.1 Overview
Individual municipalities have developed policies that reflect local differences or preferences.
Where appropriate, these policies are recognized in this Plan.
Certain lands within local municipalities do not fit into a traditional land use designation at this
time. This may be due to past development decisions, special characteristics of the area, the
need for future studies, servicing requirements or the potential for a mixture of uses or specialized
uses. As such, these areas have been designated Policy Areas on Schedule B of this Plan.
All appropriate policies of the County's Official Plan apply except as specifically provided for under
the policies of this section of the Plan.
9.1.2 Objectives
The objectives for Policy Areas are as follows:
a)
to identify those lands which may have special functions to serve or which need further
study before their best use can be determined;
b)
to provide direction as to how future approvals for these lands are to proceed;
c)
to indicate, where possible, the type of studies or information required to determine the
appropriate use of these lands.
9.2
CENTRE WELLINGTON LOCAL POLICIES
The following local policies and policy areas have been identified for Centre Wellington:
9.2.1 Aggregate Extraction from Belwood Lake
The extraction of aggregate from the lake bed of Belwood Lake is a permitted use subject to the
Aggregate Resources Act and the applicable policies of this Plan.
9.2.2 Fergus Golf Course Recreational/ Residential Area
On Part of Lots 9 and 10, Concession 3, a Recreational/Residential community may be
developed. A public golf course, consisting of at least nine (9) holes, shall be permitted as well
as a driving range and other ancillary uses, such as clubhouse, pro shop, maintenance facilities,
and parking area. Secondary uses shall consist of residential uses to be developed in accordance
with the policies of this subsection.
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The residential development of the property shall be limited to lands south of Wellington Road 19.
All residential units shall have access to private internal roads built to appropriate standards. No
direct access shall be permitted for any residential unit to County Road 19 or 3rd Line
The maximum number of residential units permitted on the property shall be determined by a
servicing capacity sturdy to the satisfaction of the approval authority
9.2.3 Club Harmonie
On Lot 19 and 20, Concession 9, a private recreational and social club, consisting of 111.3
hectares (275 acres) is permitted.
The use of the subject property will be controlled by the Zoning By-law and shall be limited to
agricultural uses; the existing recreational/social club including the existing 35 seasonal
residential dwellings; recreational trailers which shall not be used as principle residences; the
existing recreational airstrip; and related accessory uses.
Eleven (11) units currently located in the floodplain of the Irvine Creek may be relocated to a more
suitable location on the property in close proximity to the existing development.
All construction, buildings and site improvements shall be in conjunction with the requirements of
the Wellington-Dufferin- Guelph Health Unit, the Grand River Conservation Authority or any other
agency having jurisdiction.
9.2.4 Policy Areas
Centre Wellington contains the following policy areas and these are shown on the Land Use
Schedules:
PA1-1 Wellington Place Lands (Nichol)
The lands of Wellington Place are identified as PA1-1 on Schedule B-1 and in detail on Schedule
B-1. The original stone building on the property which houses the Wellington County Museum
and Archives, has been designated a "National Historic Site" by the National Historic Board of
Canada. The Wellington County Museum and Archives was originally a "House of Industry" and
it is the oldest building of its kind in Canada.
The uses permitted on this land may include offices and uses for institutional, community, public
and recreational purposes. Accessory uses, buildings and structures such as parking areas,
barns, silos, pump houses, water works, sewage treatment and storm water management areas
are also permitted. For purposes of the PA1-1 Policy Area, institutional uses means government
offices, public services, a hospital, medical-related uses (e.g medical clinics), child care facilities,
schools and educational facilities (including post secondary education) and related accessory
uses.
In addition to the uses permitted within the PA1-1 area, the land identified as "Supportive Housing
Area" on Schedule B-1 may also be used for the following housing provided by the County:
a)
Affordable housing
b)
Special needs housing
c)
Seniors housing
Housing provided by a public agency to be associated with a permitted institutional use (such as
student housing for an educational facility) may also be permitted in the Supportive Housing Area.
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The area between Wellington Rd 18 and the Grand River may be used for passive recreational
uses and for public access to the Grand River.
The County has prepared a Concept Plan for the PA1-1 lands which supports the development
of an institutional campus. The Concept Plan, with its emphasis on a central "commons",
pedestrian linkages, protection of natural and cultural heritage features will guide the development
of these lands. The Concept Plan identifies a "Cultural Heritage Landscape" generally between
the nationally recognized former House of Industry (Museum) and the Grand River.
Future development may be permitted provided it is complementary to existing uses, buildings
and structures and that the visual aspects of Wellington Place are considered and preserved
including the associated heritage attributes and cultural heritage values within the Cultural
Heritage Landscape identified on Schedule B-1.
The County recognizes the importance of both the Elora Cataract Trailway and the Trestle Bridge
Trail to the community as well as to the Wellington Place lands. The zoning by-law will establish
setbacks from these trails and site plan control will be used to ensure appropriate buffering and
landscaping when development proceeds.
The County has also prepared a Phase 1 of a Subwatershed Study which, in conjunction with
Phases 2 and 3 of the Subwatershed Study and any other supporting studies, will be used to
protect natural heritage features and functions and ensure appropriate storm water management
on the site. Revisions to the Concept Plan may be necessary as subsequent studies are
completed and details are refined.
PA1-2 Waste Transfer Station
Notwithstanding any provisions in this Plan to the contrary, the area identified as PA1-2 on
Schedule B1 may be used for a solid waste transfer station and associated waste management
uses. The site was once an active sanitary landfill.
In the future, this site may be suitable for other land uses such as recreational or public uses but
residential uses shall not be permitted. Any future development of this land will be subject to the
requirements of the Environmental Protection Act and other relevant legislation. Studies will be
required to assess the potential hazards to human health and the environment and any remedial
action required. Such studies may include a planning impact analysis, environmental impact
study and a traffic impact analysis.
The Zoning By-law may establish more detailed permitted uses for the site as well as regulations
for existing uses of the property.
PA1-3 Eisen Landscape Materials Yard (Nichol)
The area identified as PA1-3 on Schedule B1, is located on Part of Lot 12, Concession 3 in the
Township of Centre Wellington (formerly the Township of Nichol). Notwithstanding the policies of
this Plan to the contrary, this property may be used for a landscape materials storage and sales
establishment. The commercial uses on this property shall be limited to the northern portion of
the property (with access from the Nichol Second Line) and include a sales office, showroom and
product display, work shop, scale and scale-house, off-street parking and loading areas, and
accessory buildings and uses. The balance of the property is to be used for the storage of natural
resource products such as soil, mulch, aggregates, stone, nursery stock and other landscape
materials.
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Notwithstanding the policies of Section 10.3 herein, consideration may be given to the severance
of the existing residence on the southern most part of this property, subject to the policies of
Section 10.1.3, 10.3.8, and all other applicable policies of this Plan.
The land identified as PA1-3 shall be subject to appropriate zoning. The zoning by-law may
include site specific provisions regarding permitted land uses, building setbacks, off-street
parking, lot coverage, minimum landscaped areas, and other provisions, to address land use
compatibility and to provide for the appropriate redevelopment of the land. Restrictive zoning
shall be placed on the portion of the subject land designated CORE GREENLANDS.
All development within the area identified as PA1-3 shall comply with Minimum Distance
Separation Formula of the Ministry of Agriculture and Food and shall be subject to the site plan
control provisions of this Plan.
PA1-4 6734 Wellington Road (West Garafraxa)
The site specific policy area PA1-4 on Schedule B1 (Centre Wellington) of this Plan refers to Part
of Lots 14 and 15, Concession 4 (West Garafraxa) municipally known as 6734 Wellington Road
16. Notwithstanding Section 6.4.3 or any other sections in this Plan to the contrary, the land
identified as PA1-4 may be used for an enclave of 5 residential units surrounding a private lake,
subject to the following policies:
The residential uses on this property are limited to a maximum of 5 single-detached dwelling units
with accessory uses on private services, developed and maintained in accordance with the
provisions of the Condominium Act, 1998 as amended. Residential development shall be limited
to those areas approved by the Grand River Conservation Authority as identified within the
implementing zoning by-law. The zoning for the subject land shall also contain specific provisions
to ensure that adequate setbacks from natural areas are provided and that compliance with
Minimum Distance Separation requirements is maintained.
PA1-5 6235 Guelph Street (Nichol) - Elora BESS LP
The land identified with PA1-5 on Schedule B1 (Centre Wellington) of this Plan, shall be subject
to the following policies:
Notwithstanding Section 6.4.3, a battery energy storage system and associated equipment shall
be permitted as an additional permitted use. For the purposes of this amendment, a battery energy
storage system shall be defined as "a system or facility that uses battery technology to capture
energy produced at one time for use at a later time to reduce imbalances between energy demand
and energy production." The battery energy storage system use shall be limited to an area of
approximately 8 ha (19.7 ac) as shown on Schedule "A".
The Zoning By-law may establish provisions related to scale, including setbacks. The subject
proposal shall be in accordance with the Ontario Electrical Safety Authority and subject to site
plan approval. Development and site plan agreements are to address matters related to land use
compatibility, fire and safety and rehabilitation of the lands back to agriculture use after the use
has ceased.
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PA1-6 Mineral Aggregate Resource Analysis Area
Prior to considering any changes to land use designations in areas identified as PA1-6 or
within 300 metres of areas identified as PA1-6 on Schedule B1, mineral aggregate resource
analysis shall be completed which demonstrates consistency with the Mineral Aggregate
Resources policies of the Provincial Planning Statement.
9.2.5 Fergus and Elora/Salem Fringe Area
Lands added to the Employment Area on Schedule "A" through Official Plan Amendment 126 are
planned to contain industrial uses in the future. Where practical, future urban development will
be planned to reduce nuisance issues related to odour from existing livestock operations by
locating new infrastructure, storage, parking and other appropriate non-sensitive uses closest to
the areas of existing livestock operations.
Minimum Distance Separation II (MDS II) relief may need to be considered for potential future
expansions to the livestock operations located at 6235 Guelph Street, 6374 Wellington Road
7 and 6340 Wellington Road 7. Zoning relief may be used to consider such expansions to ensure
future viability of these operations while also ensuring that expansion is managed so that impacts
to urban areas will be mitigated.
9.3
ERIN LOCAL POLICIES
The following local policies and policy areas have been identified in Erin.
9.3.1 Sopinka
On part of Lot 14, Concession 9, the land designated as County Residential on Schedule B2 and
known as the Sopinka/Reed proposal will contain a maximum of six lots. The final number of lots
and lot layout will be subject to the approval of the Credit Valley Conservation Authority, Ministry
of Natural Resources, Ministry of the Environment, Local Health Unit and the municipality.
9.3.2 Policy Areas
Erin contains the following policy areas and these are identified on the Land Use Schedules.
PA2-1 Zumberak
Notwithstanding any other provisions of this Plan to the contrary, on the land identified as PA2-1
on Schedule B2, the permitted uses shall consist of a private recreation facility including a
recreation hall and swimming pool and a travel trailer camp or park containing a maximum of ten
(10) units. The travel camp or park shall be developed in accordance with the approved site plan
and implementing agreement. The occupation of units within the travel trailer camp or park shall
be limited to between April 1st and November 1st of any year.
PA2-2 Former Waste Disposal Site (Hillsburgh)
The area identified as PA2-2 on Schedule B2 is a former waste disposal facility which has been
capped. This site may be used as a waste transfer and recycling facility.
Notwithstanding any provisions in this Plan to the contrary, future development may be restricted
or controlled on, or adjacent to, land identified as PA2-2.
A landfill constraint area exists within 500 metres of the land used for waste disposal. Future
development proposed on or within 500 metres of land used for waste disposal will be subject to
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the requirements of the Environmental Protection Act and to the policies of Section 11.4.5 of this
Plan."
PA2-3 Everdale
In addition to agricultural uses, the lands designated as Special Policy Area PA2-3 on Schedule
B2-Erin, known as the Everdale Environmental Learning Centre, may also be used for an
environmental / educational learning facility with associated residential units. Minor expansion of
the existing uses is permitted by this Plan, but only where local approval is given through the
passing of an amendment to the Erin zoning by-law. PA2-3 shall be subject to the Secondary
Agricultural severance policies of Section 10.4 of the Wellington County Official Plan.
PA2-4 Kirk Second Unit
Notwithstanding any other provisions of this Plan to the contrary, on the land identified as PA2-4
on Schedule B2, the permitted uses may also include a second unit in a detached house or in a
building or structure ancillary to a detached house, if the detached house contains only one single
residential unit. A second unit will be prohibited from being severed from the property. The
second unit will be clearly secondary to the primary dwelling unit on the property. A garden suite
will not be permitted if there is a second unit in a detached house or in a building or structure
ancillary to a detached house.
9.4
GUELPH - ERAMOSA LOCAL POLICIES
The following local policies and policy areas have been identified in Guelph-Eramosa.
9.4.1 Rockwood Floodplain Policies
The flood prone lands within Rockwood are those below the elevation of the Regulatory Floodline
of the Eramosa River and Branch Creek. All land below the Regulatory Floodline, with the
exception of areas lying between the hydraulic floodline and the regulatory floodline, will utilize a
one-zone concept. However, a portion of the floodplain is considered to be less hazardous, and
in these areas a two-zone concept for flood plain planning will be used.
The following floodplain management policies shall apply.
a)
Floodway Areas - These areas are designated Greenlands and contain the area of the
flood plain below the elevation of the regulatory floodline or below the hydraulic floodline
as identified on Schedule B3-1. The hydraulic floodline has been determined by the Grand
River Conservation Authority. No new development is permitted in these areas except for
buildings and structures that are intended for flood or erosion control or by their nature
must locate in the Floodway. Approval of the Conservation Authority will be required.
Renovation of existing buildings may be permitted provided the structure is appropriately
flood proofed to the highest practical extent and there are no adverse affects on the
hydraulic characteristics of flood flows. A Fill, Construction and Alteration to Waterways
Permit will be required for any construction and approval for the placement or removal of
fill will be obtained from the Conservation Authority.
Replacement or rehabilitation of existing buildings destroyed by natural causes, other than
flooding, may be permitted provided the structure is flood proofed to the elevation of the
regulatory flood and that:
i)
the replacement or rehabilitated building/structure is not larger in dimension than
the building it is replacing;
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ii)
the habitable floor space elevation of any residential building is located above the
regulatory flood elevation;
iii)
no basements will be allowed;
iv)
mechanical, electrical, air conditioning and heating equipment will be located
above the regulatory flood elevation.
Lands in the floodway shall be appropriately recognized in the Zoning By-law in order to restrict
new development. Existing buildings in the floodway will be recognized as non-conforming uses.
b)
Flood Fringe Areas - The flood fringe on Schedule B3-1 is the area between the floodway
(hydraulic floodline where identified) and the regulatory flood line. New development,
redevelopment, or a major addition (increases size by 50% or more of the existing ground
floor area or substantially increases the value) or renovation to existing uses may be
permitted provided it is in conformity with all other policies of the Plan and approval of the
Conservation Authority and municipality have been obtained. A Fill, Construction and
Alteration to Waterways Permit will be required from the Authority for any construction and
for the replacement or removal of fill in the flood fringe.
The Zoning By-law will zone land in the Flood Fringe with an (f) suffix and specific
regulations for permitted uses and flood proofing will be defined therein.
9.4.2 Seaton Property (Rockwood)
On part of Lot 3 and 4, Concession 5, known as Rockwood Ridge development, Council may
consider passing a by-law to remove the Holding Symbol (H) from any land subject thereto, or
any parts thereof, when Council has been satisfied with respect to the following matters:
a)
That there is sufficient sewage capacity and water supply together with the associated
infrastructure needed to service the phase.
b)
With respect to blocks in retail commercial zones established by By-law 34-95, that
Council is satisfied that there is sufficient market justification for the proposed retail
commercial development and that there is no undue impact on the commercial core. This
must be demonstrated through a market impact study which shall include consideration of
long and short term impacts of any proposed new retail floor space, all approved and
proposed competing commercial developments, and the amount of new retail floor space
that can be justified.
c)
With respect to blocks in the mixed use zones established by By-law 34-95, that Council
is satisfied that the proposed service commercial development will not have an undue
impact on the downtown core of Rockwood. This must be demonstrated through a market
impact study which shall include consideration of long and short term impacts of any
proposed new service commercial development on the downtown core.
9.4.3 Rockwood Residential Transition Area
The following additional uses are permitted in the Rockwood Residential Transition Area:
food store, building supply store, garden centre, wholesale outlet, furniture store, home furnishing
centre, motels, automotive services, convenience commercial services, recreation and
entertainment uses, restaurants, banquet halls, and other complementary/similar retain uses.
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9.4.4 Policy Areas
Guelph-Eramosa contains the following policy areas and these are identified on the Land Use
Schedules.
PA3-1 Guelph Centre of Spirituality
Notwithstanding any provision in this Plan to the contrary, the permitted uses within the large area
identified as PA3-1 on Schedule B3 may include: institutional uses related to the activities of the
Guelph Centre of Spirituality, a cemetery, places of worship, places of retreat, five dwelling units
related to farming as well as shelters for the homeless and handicapped, accommodation for
priests and laity, dining halls and supporting office facilities (i.e. Canadian Jesuits offices,
computer facilities, reception room, kitchens, etc.), and works of charity and mercy, farming and
education, and a daycare centre.
On a portion of this property, more specifically described as Part of Lots 4 and 5, Concession 3,
Division "D" on the west side of Highway 6, business or professional offices may also be permitted
up to the maximum gross floor area of that building as it existed on July 4, 1990.
The Zoning By-law shall establish the appropriate regulations for the above- mentioned permitted
uses for this policy area.
PA3-2 The Federated Women's Institute of Ontario
Notwithstanding any provision in this Plan to the contrary, the land identified as PA3-2 on
Schedule B3, may also be used for offices and accessory uses.
PA3-3 River Walk Estates (Rockwood)
The land identified as PA3-3 on Schedule B3-1 is designated for residential purposes.
Notwithstanding the policies of the Residential Land Use designation, this area may be used for
a mix of commercial and residential uses. Commercial uses shall be limited to service uses,
including business and professional offices. Institutional uses will also be permitted.
PA3-4 Guelph Township
Notwithstanding any provision in this Plan to the contrary, the permitted uses within the area
identified as PA3-4 on Schedule B3 may also include a single detached residence, three (3)
apartment units and a sporting goods supply store having a maximum floor area of 149 square
metres.
PA3-5 Guelph Township
Notwithstanding any provisions in this Plan to the contrary, the permitted uses within the area
identified as PA3-5 on Schedule B3 may also include an autobody repair shop and a car
dealership.
PA3-6 Guelph Township
Notwithstanding any provision in this Plan to the contrary, the permitted uses within the area
identified as PA3-6 on Schedule B3 may also include a trucking business and associated storage,
truck repair and warehousing facilities.
PA3-7 Guelph Township
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Notwithstanding any provision in this Plan to the contrary, the permitted uses within the area
identified as PA3-7 on Schedule B3 may include a group home for mentally challenged persons
subject to the licensing, and provincial policy and regulations. The group home shall be restricted
from three (3) to ten (10) persons exclusive of staff or receiving family.
PA3-8 Guelph Township
Notwithstanding any provision in this Plan to the contrary, the permitted uses on the land identified
as PA3-8 on Schedule B3 may also include a woodworking shop and furniture manufacturing
business.
PA3-9 Guelph Township
Notwithstanding any provision in this Plan to the contrary, the permitted uses on the land
identified as PA3-9 on Schedule B3 may also include a garden centre for the wholesale and retail
sale (including products grown and/or produced off site) of plants, trees, shrubs, soil, fertilizers,
herbicides, insecticides, peat moss, mulch, gardening tools, sprinkler systems, landscaping
products and accessories relating to gardening and the planting of trees, shrubs and plants.
PA3-10 Guelph Township
Notwithstanding any provision in this Plan to the contrary, the permitted uses on the land identified
as PA3-10 on Schedule B3 may also include meat processing and related wholesale and retail
sales uses in one building with a maximum gross floor area of 576 square metres (6,200 square
feet).
Meat processing shall not include the slaughtering of animals.
PA3-11 Guelph Township
Notwithstanding any provisions in this Plan to the contrary, the permitted uses on the land
identified as PA3-11 on Schedule B3 may also include a church or religious use, an accessory
religious bookstore and a commercial school.
PA3-12 Vet Clinic (Guelph Township)
Notwithstanding any provisions in this Plan to the contrary, on the land identified as PA3-12 on
Schedule B3, a veterinarian clinic having a maximum floor area of 3,000 square feet and one
attached dwelling unit shall be permitted.
PA3-13 Eden Mills - Floodplain Policies
The central area of Eden Mills which is within the floodplain of the Eramosa River has been
historically developed for a combination of residential, commercial and community uses.
Floodplain planning in Eden Mills utilizes a one zone approach and will be implemented through
the Zoning By-law. However, within the area identified as PA3-13 on Schedule B3, the following
policies shall apply:
i)
existing residential and/or commercial uses and conversions thereto may be permitted in
accordance with the polices of 8.5 of this Plan. Conversions of existing residences for
commercial purposes, shall be regulated by the appropriate zoning category under the
Zoning By-law. Conversion of a commercial use to residential use will not be permitted.
ii)
any new development including minor additions, renovations or conversions will be subject
to conditions deemed necessary and desirable by the municipality; will require the approval
of the Conservation Authority, and if necessary, the Health Unit.
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iii)
the implementing zoning by-law will note the limits of the area identified as PA3-13 and
specific regulations for development in this area will include therein.
iv)
no new development will be permitted below the elevation of the Regulatory Floodline.
PA3-14 Lou Fontonato (Eden Mills)
The land identified as PA3-14 on Schedule B3 is designated residential. In addition to all other
requirements of this Plan, prior to the municipality approving any development on these lands,
appropriate studies shall be carried out which demonstrate that the quality of surface and
groundwater will not be degraded and that individual wells in the area will not be negatively
affected.
PA3-16 Guthrie/Wilson Hamlet Expansion (Crewson's Corners)
The land identified as PA3-16 on Schedule B3 is designated Hamlet. Notwithstanding any
provision in this Plan to the contrary, a minimum 80 metre habitable building setback shall be
maintained from the limit of the adjacent CN Railway right-of-way.
PA3-17 Guelph Golf Academy
Notwithstanding any provisions in this Plan to the contrary the permitted uses on the land
identified as PA3-17 on Schedule B3 may also include a 9-hole golf course with a clubhouse and
associated golf practice and golf teaching facility.
PA3-18 LVB Milling (Guelph Township)
Notwithstanding any provisions in this Plan to the contrary, the permitted uses on the land
identified as PA3-18 on Schedule B3 may also include a flour mill, grain elevator and accessory
uses. Driveway access to this additional use is expected to be from Woodlawn Road to Guelph.
PA3-19 Automobile Sales and Related Uses
In addition to the permitted uses of the Rural Industrial designation, the land identified as PA3-19
on Schedule B3 may also be used for an automobile sales, service and storage establish subject
to appropriate zoning.
PA3-20 Elementary School (Rockwood)
This special policy area has been created to respond to the need for a new elementary school
and accessory uses to serve the Rockwood community. The land identified as PA3-20 on
Schedule B3-1 has been placed within a residential designation because non-residential uses
such as schools are permitted within this designation subject to other applicable policies of this
Plan. The lands are not intended for other residential or non-residential uses otherwise permitted
by this Plan.
PA3-21 Propane Operations
The areas identified as PA3-21 on Schedule B3 include propane operations with hazard distances
that have been defined through risk and safety management plans. Potential land use changes
within the hazard distance may result in an increased risk profile and, accordingly, may require a
propane operator to institute additional mitigation measures.
In accordance with Planning Act regulations, the propane operators shall be notified of
applications for official plan amendments, plans of subdivision, vacant land condominium
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description, common elements condominium description, zoning by-law amendments, and minor
variances, where the facility's hazard distance extends into the area under consideration for
change.
9.5
MAPLETON LOCAL POLICIES
The following local policies and policy areas have been identified in Mapleton:
9.5.1 Special Policy Area - Floodplain Management
Schedule B4-1 identifies a Special Policy Area. The subject area is part of the historic centre of
Drayton. Special policies are required for the continued economic and social viability of the area.
Within the Special Policy Area (S.P.A.), the permitted land uses will be in accordance with the
specific land use designations of the Plan which are contained within the identified Special Policy
Area.
Implementation of the S.P.A. shall be through the Zoning By-law. A one zone concept will be
utilized, and the suffix (f) will be added to the zone symbols to identify lands above the floodway
within the S.P.A. Specific regulations for all construction including flood proofing requirements
will be implemented through the Zoning By-law. The remaining areas of the floodway and
floodplain outside of the S.P.A. will be placed in an appropriate zone to restrict development.
Existing uses in these areas will be recognized as legal non-conforming uses.
Applications for development in the S.P.A. shall not be approved until such time as the
municipality having been notified of the approval by the Conservation Authority. The proponent
for development will be required to submit for approval a site plan in accordance with the
provisions of the Planning Act and Section 13.9. Such plans shall be reviewed and approved by
the Conservation Authority.
Upon completion of a structure or building foundation, the Conservation Authority and the
municipality may require a letter from an Ontario Land Surveyor or Professional Engineer verifying
that the floor is at the required level.
Upon completion of the building or structure, the municipality or Conservation Authority may
require a letter of compliance by a Professional Engineer verifying that flood proofing measures
have been implemented as required.
Building permits shall not be issued until such time as the municipality has been notified of the
approval of the Conservation Authority.
The municipality will continue to maintain the flood contingency plan and to co-operate with the
Conservation Authority in the operation of the Flood Warning System.
9.5.2 Mobile Homes
The zoning by-law may include provisions for individual mobile homes on separate lots or as
secondary residences for farm help within the municipality.
9.5.3 Drayton and Moorefield Fringe Area
Lands identified for urban development or future urban development through Official Plan
Amendment 120 are based on the Growth Management Strategy approved by Township Council.
These areas may contain industrial or non-industrial uses in the future. Where practical, future
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development will be planned to reduce nuisance issues related to odour from existing livestock
operations by locating new infrastructure, storage, parking and other appropriate non-sensitive
uses closest to the areas of existing livestock operations.
Minimum Distance Separation II (MDS II) relief may need to be considered for potential future
expansions to the livestock operations located at 8313 Concession 8 (Moorefield) and 7937, 8085
and 8110 Wellington Road 8 (Drayton). Minor variance applications will be used to consider such
expansions to ensure future viability of these operations while also ensuring that expansion is
managed so that impacts to urban areas will be mitigated.
9.5.4 Policy Areas
Mapleton contains the following policy areas and these are identified on the Land Use Schedules.
PA4-1 Riverview Expansion Area
In addition to other policies contained in Section 6.10, Country Residential, and elsewhere in this
Plan, the area identified as PA4-1 on Schedule B4 shall be subject to the following policies:
a)
the northeast corner of the policy area is subject to a Minimum Distance Separation (MDS)
arc of 265.0 metres (873.0 feet) - from an existing poultry operation located on Lot 1,
Concession 12 (Peel). No residential dwelling units will be permitted within this arc;
however, facilities for stormwater management, sewage treatment and water supply may
occur;
b)
an investigation of the property shall be required to determine the presence of
contaminants and the need for site clean-up prior to redevelopment for residential use;
c)
prior to the final approval of a plan of subdivision in the policy area, the proponents shall
consolidate, under one ownership, the existing "checkerboard" lot pattern immediately
west of the policy area and extending to the boundary between Lot 17 and Lot 18.
PA4-2 Hollen Feed Testing Lab
The area identified as PA4-2 as shown on Schedule B4, may be used for a feed testing laboratory
provided that:
a)
the laboratory does not exceed 180 square metres in size and is contained within the drive
shed which exists on the property;
b)
the solid fraction of waste from the facility must be registered with the Ministry of the
Environment and Energy;
c)
wastes accumulated from the feed testing laboratory are not pumped into the adjacent
watercourse;
d)
the property is subject to site plan control and is placed into an appropriate zoning
category in the Zoning By-law; and
e)
any proposal to expand the feed testing laboratory outside of the area of operation will
require an amendment to the Official Plan.
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PA4-3 Cherry/Donkersgoed Industrial Area
The land identified as PA4-3 shall be placed in an industrial zone with the "H-Holding" symbol
affixed to it. Prior to the removal of the "H" symbol on all or a portion of the land identified as PA4-
3, the following shall be required:
-
adequate road access, and
-
sufficient municipal water and sewer capacity available and allocated to the development
being proposed.
In addition, a fisheries impact analysis shall be undertaken by a professional consultant, in
consultation with the Ministry of Natural Resources, prior to any development within 30 metres of
the watercourse which emanates from the south-central part of the land identified as PA4-3. The
analysis shall indicate whether there is a fishery concern, and if so shall determine potential
impacts, appropriate setbacks and mitigation measures required.
PA4-4 Mobile Home Park
The area identified as PA4-4 on Schedule B4 contains a mobile home park. The following policies
shall apply:
a)
Mobile Homes
For purposes of this section, a "mobile home" is a residential dwelling which:
i)
is designed for year-round living;
ii)
may be towed on its own chassis or to be transportable by flat car for use with or
without permanent foundation, but shall not include a trailer camper;
iii)
may be connected to public utilities including gas, hydro, water and sanitary sewer;
and
iv)
may consist of one or more parts that can be folded, collapsed, or telescoped
during transportation.
b)
Mobile Home Park
A mobile home park is an area of not less than 5 acres and not more than 50 acres, used
exclusively for the siting of mobile homes with recreational and limited commercial uses
to serve the homes, managed by an owner-operator who shall reside on or adjacent to
the property, and having lots rented or leased to tenants. A mobile home park may include
any building, structure or enclosure used or intended for use as part of the equipment of
such park. All mobile home parks shall be provided with an appropriate level of municipal
services.
c)
Zoning Regulations
Appropriate regulations for the mobile home park shall be included in the Zoning By-law.
Zoning provisions should address the following criteria:
i)
lot frontage, area and setbacks for the mobile home park and individual mobile
home sites;
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ii)
height, size, floor area, external design and spacing arrangements of mobile
homes on each lot;
iii)
parking requirements;
iv)
elements of the natural environment such as wetlands, regulatory flood plain, etc.;
and
v)
any other regulations as deemed necessary by Council.
d)
Development Agreements and Site Plans
As a condition of approval for any expansion to an existing mobile home park or for a new
mobile home park, development agreement(s) and site plan agreements between the
municipality and the developer or owner may be required to the satisfaction of Council.
Development agreements entered into between the municipality and the owner or
developer should address the following issues:
i)
appropriate staging to ensure the provision of adequate services and facilities and
to conform to population policies;
ii)
installation of concrete pads or piers on each site, and adequate skirting for each
unit;
iii)
adequate anchors to stabilize each mobile home unit;
iv)
installation of a concrete patio on each lot;
v)
removal of tow bars and screening of fuel tanks;
vi)
roads, lanes, driveways and parking spaces, and the provision of storm, sanitary
and water services shall be constructed to the satisfaction of the municipality's
engineer. The provision of storm, sanitary and water services shall also meet the
requirements of the Ministry of the Environment and Energy;
vii)
preparation and implementation of a landscaping plan to cover tree planting,
sodding and buffering;
viii)
a "cluster" type siting arrangement of the mobile homes shall be encouraged;
ix)
adequate street and area lighting;
x)
residency shall be restricted to mobile homes which meet CSA standards;
xi)
a minimum of 8% of the usable lands shall be set aside for recreational and service
facilities;
xii)
on-site sales of mobile homes shall be regulated with respect to area, location,
hours of sales, volume of sales and type of sales;
xiii)
permanent identification of all lot boundaries;
xiv)
facilities to meet the convenience requirements of the residents;
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xv)
adequate common and individual storage facilities and garbage containers;
xvi)
aesthetically pleasing boundary and entrance landscaping;
xvii)
internal street maintenance and snow removal;
xviii)
agreements regarding rights of entry;
xix)
any other requirements as may be deemed necessary by Council.
Site plans should include the location of mobile home sites, driveways, parking spaces,
walkways, roads, parks, service buildings, recreational facilities and any other design
features deemed necessary and appropriate by the municipality.
e)
Expansions and New Mobile Home Parks
Expansions to the area identified as PA4-4, and any new mobile home parks shall require
an amendment to the Plan. When reviewing applications for such amendments,
consideration shall be given to the policies of this Section, to Section 13.2 of this Plan and
the following:
i)
that there is a demonstrated need for and desirability of the facility and use
proposed;
ii)
that the proposed use is compatible with existing adjacent land uses;
iii)
that an adequate road infrastructure is available, existing or proposed, and
includes the proximity of provincial and county roads to the site;
iv)
that adequate and appropriate sewage disposal facilities and water supply are or
can reasonably be made available to service the development and that they are
provided for to the satisfaction of the municipality and the Ministry of the
Environment;
v)
that all other policies of this Plan have been considered; and
vi)
any other matters deemed appropriate by Council.
PA4-5 Norwell Dairy Systems Industrial Area
a)
The area identified as PA4-5 on Schedule B4 contains primarily rural industrial land uses.
In addition to the uses permitted by in Section 6.8.2 of the Rural Industrial Areas policies,
a building supply outlet shall also be permitted. The building supply outlet may include
the storage of materials and building supplies, wholesale and minor retail distribution of
raw materials and building supplies that are used primarily by the building and construction
industry. The Zoning By-law will regulate the permitted use in the PA4-5 policy. In
addition, zoning provisions should include but not necessarily be limited to such things as
outdoor storage, parking, and percentage of retail, setbacks and buffering.
A satisfactory Traffic Impact Study and Stormwater Management Plan shall be required
by the Township of Mapleton as part of the development process.
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PA4-6 Wallenstein Industrial Nodes
These Special Policy Areas have been created to respond to the needs of the local community
whose primary mode of transportation is by horse and buggy. Two industrial nodes recognize
existing industrial uses and provide further opportunities for small scale manufacturing and
industrial related uses such as warehousing. Industrial Node One is located on Part Lot 19,
Concession 1. Industrial Node Two is located on Part Lot 18, Concession 1 and includes two 66
feet wide access lanes to Sideroad No. 18.
In addition to policies contained in Section 7.4, Hamlets, and other applicable policies of this Plan,
the following policies shall apply:
a)
Both industrial nodes shall be restricted to "dry" industrial uses only;
b)
New industrial lots within the nodes shall generally be created by Plans(s) of Subdivision
and shall have frontage on an open municipal road. However, consideration may be given
to severance in the following circumstances:
-
severing the industrial lands in Lot 18, and within the Hamlet area, away from farm
lands retained outside of the Hamlet area.
-
severing the industrial lands in Lot 18, as existing at the time of approval of these
policies, into two parcels in order to take advantage of the two designated industrial
access lanes.
c)
In the implementing Zoning By-law, the Township of Mapleton shall establish zones,
permitted uses and regulations controlling the future development of industrial uses.
Holding (H) provisions will be used to phase warehouse development.
PA4-7 Wallenstein Future Development Area
In addition to the policies contained in Section 8.10, Future Development, and other applicable
policies of this Plan, the following policies shall apply:
a)
An amendment to this Official Plan shall be required prior to any further development of
these lands;
b)
Notwithstanding Section 8.10.3, consideration may not be given to the creation of new lots
by consent prior to an amendment to this Official Plan. However, consideration may be
given to severing the Future Development lands in Lots 18 and 19, and within the Hamlet
area, away from farmlands retained outside of the Hamlet area.
c)
In the implementing Zoning By-law, the Township of Mapleton shall establish a zone which
limits permitted uses to existing uses and non-intensive agricultural uses.
PA4-8 Glenaviland Golf and Residential Development
Notwithstanding Section 5.4.4, Floodway, Section 5.4.5 Development and Site Alteration, and
Section 5.6, Development Control, portions of a golf course may be developed within the Core
Greenland designation. Development shall occur in accordance with the recommendations of the
Environmental Impact Study and any requirements of the Grand River Conservation Authority.
Municipal sanitary sewage capacity is not currently available to service the entire residential
development as proposed. This is to be recognized through the use of "holding" in the zoning by-
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law and the use of phased, final subdivision approvals. The lifting of holding or final subdivision
approvals is only to occur if municipal servicing capacity is available for development on the
subject lands.
A portion of Policy Area PA4-8 includes a Bobolink Habitat Area. Development and site alteration
will only be permitted with the area identified as "Bobolink Habitat Area" on Schedules B5 and
B4-1, subject to the approval of the Ministry of Natural Resources.
PA4-9 Moorefield Public Works Garage
Light industrial and commercial uses are also permitted on the subject property. The
implementing zoning by-law shall regulate specific permitted uses. Use of the property shall be
subject to screening and approval by the Risk Management Official in accordance with the
applicable Source Protection Plan as the lands are located within a WHPA A and are within 100
m (238 ft) of the municipal well.
PA4-10 Deleted by Amendment No.123 (Provincial Modification)
PA4-11 Future Community Expansion Area
The lands identified as PA4-11 on Schedule B4 have been identified for future Residential and
other compatible uses through a local Growth Management Strategy approved by Township
Council but are not needed within the planning horizon of this Plan. The purpose of the Future
Community Expansion Area is to identify and protect this area from incompatible uses and for
future inclusion into the Primary Urban Centre of Drayton.
The Prime Agricultural and Core Greenlands designations will continue to apply, but lands may
be considered for residential and other compatible uses through a future amendment or
modification to this Plan in accordance with applicable Provincial and County policies when the
additional expansion lands are needed and can be serviced with municipal water and sewage
services.
PA4-12 Drayton Excess Lands Overlay
The lands identified as PA4-12 on Schedule B4-1 were identified as excess lands through a local
Growth Management Strategy approved by Township Council. The purpose of the Drayton
Excess Lands Overlay is to offset the designation of new community area lands elsewhere in
Drayton and Moorefield.
The Future Development designation will continue to apply and on an interim basis the lands will
not be considered for re-designation to another use. If the excess lands policies of A Place to
Grow Growth Plan for the Greater Golden Horseshoe (2020) are revoked by the Province, the
PA4-12 policy area shall no longer apply without the need for further amendment to this Plan and
the Future Development, Core Greenlands and Greenlands designations will continue to apply.
PA4-13 Moorefield Excess Lands Overlay
The lands identified as PA4-13 on Schedule B4-2 were identified as excess through a local
Growth Management Strategy approved by Township Council. The purpose of the Moorefield
Excess Lands Overlay is to offset the designation of new employment area and community area
lands elsewhere in Drayton and Moorefield.
On an interim basis, permitted uses within areas designated Industrial, Residential, Recreational
and Greenlands shall be limited to existing uses. If the excess lands policies of A Place to Grow
Growth Plan for the Greater Golden Horseshoe (2020) are revoked by the Province, the PA4-12
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policy area shall no longer apply without the need for further amendment to this Plan and the
Industrial, Residential, Recreational and Greenlands designations will continue to apply.
9.6
MINTO LOCAL POLICIES
The following local policies and policy areas have been identified in Minto:
9.6.1 Special Policy Area Floodplain Management
Within the Town of Minto (formerly Town of Harriston) there are approximately 200 buildings
located in areas that would be susceptible to flooding under a Regional Storm. A modified two
zone concept has been utilized for flood plain planning in Harriston which allows a reduced level
of flood proofing that would otherwise be required for new development and additions in certain
portions of the flood plain. Flood proofing requirements may be reduced to the one hundred year
flood elevation as a minimum standard for new development.
Schedule B5-2 identifies a Special Policy Area (S.P.A.) for the flood plain. A modified two zone
concept will be utilized for flood prone areas defined by the S.P.A. Outside the S.P.A. the
standard two zone approach will be utilized requiring flood proofing to the Regional Storm event.
The following policies for the Floodway and Flood Fringe Areas shall apply.
a)
Floodway Policies
Generally, the Floodway will be designated for Greenland and Recreational Uses. Other
land use designations may be considered to permit uses in accordance with the policies
of this Section, based upon an assessment of impacts on the floodway.
Structures, in the floodway, will be limited to those required for flood or erosion control,
municipal utilities, bridges and existing road allowances. All structures must be designed
so that they will not negatively affect flood or pollution control, or the conservation of land.
The placement of fill will only be permitted for minor landscaping, flood and erosion control
or for municipal utilities or services subject to the approval of the Conservation Authority.
No new buildings, structures, or additions to existing buildings or structures will be
permitted for residential, commercial or industrial purposes. Existing residential,
commercial or industrial uses, building and structures will be encouraged to relocate
outside the limits of the floodway. To this end, the municipality and the Conservation
Authority will investigate the feasibility of acquiring, removing or relocating buildings and
structures in the floodway, especially in the area of the conduit and the Elora Street Bridge.
Where relocation of an existing building or structure, outside of the floodway, is not feasible
or practical, existing buildings or structures may be replaced if destroyed for damages
caused by other than flooding, provided the replacement building or structure is for an
essential municipal service or for flood and erosion control. Appropriate flood proofing
measures to the level of the regulatory flood must be incorporated and approved by the
Conservation Authority. The ground floor area of the original structure shall not be
exceeded by the replacement building or structure. A lower level of flood proofing may be
considered if it is not feasible to flood proof to the Regulatory Flood subject to approval by
the Conservation Authority.
b)
Land within the S.P.A. Floodway:
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In addition to the Floodway Policies stated above, the following specific policies shall
apply to the area of the floodway defined by the S.P.A. on Schedule B5-2.
Where the relocation of all buildings, structures and uses defined by the S.P.A. are not
feasible or practical, reconstruction may be permitted in the floodway provided that the
building or structure is not located in an area scheduled for acquisition. The reconstruction
of an existing building or structure not scheduled for acquisition may be permitted for
damages caused by other than flooding. Appropriate flood proofing measures to the level
of the regulatory flood must be incorporated and approved by the Conservation Authority.
The ground floor area of the original structure shall not be exceeded by the replacement
building of structure. A lower level of flood proofing may be considered if it is not feasible
to flood proof to the Regulatory Flood subject to the approval by the Conservation
Authority.
Certification by a Professional Engineer with expertise in flood proofing may be required.
Conversion or renovation of existing buildings to a more intensive use that may increase
the potential for loss of life or property damage will not be permitted. Conversions for less
intensive uses that will not increase the potential for loss of life or property damage may
be permitted.
c)
Flood Fringe Areas
Within the flood fringe areas defined by the S.P.A., new buildings and structures may only
be permitted if they can be flood proofed to the minimum level of the one hundred year
flood elevation. New uses, buildings and structures may be encouraged to flood proof to
the level of the Regional Storm elevation where it is feasible to do so. Such flood proofing
is to be approved by the Conservation Authority.
For areas of the flood fringe outside of the Special Policy Area, new uses, buildings and
structures may be permitted provided they are flood proofed to the level of the Regional
Storm elevation and approved by the Conservation Authority.
The Zoning By-law will define the areas of the flood fringe within and outside the S.P.A.
Specific regulations for incorporating appropriate flood proofing measures will be outlined
in the Zoning By-law.
d)
Implementation:
The municipality will review all new development proposed for the flood plain in
accordance with the official plan policies for Flood Plain Management. The Conservation
Authority will be consulted when new development is proposed. Consideration may be
given to the requirements of the Conservation Authority Act, the Zoning By-law, the
acquisition of land and the possibility of necessary remedial works when new development
is proposed.
The municipality and the Conservation Authority will co-operate in the preparation of a
flood contingency plan for the notification of residences in the event of a flood emergency.
9.6.2 Mobile Homes
The zoning by-law may include provisions for individual mobile homes on separate lots or as
secondary residences for farm help within the municipality. An amendment to the Official Plan
will not be required for such uses.
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9.6.3 Policy Areas
Minto contains the following policy areas and these are identified on the land use Schedules.
PA5-1 Pike Lake Recreational Area
The lands identified as PA5-1 on Schedule B5 may be used for a variety of recreational uses and
related commercial uses. The uses are all located east of Pike Lake Road, except for the 36 unit
hotel which is west of Pike Lake Road in Lot 11, Concession 14.
a)
The permitted uses are as follows:
-
348 seasonal recreational trailer sites;
-
102 year-round mobile homes sites;
-
4 cottages;
-
a lodge;
-
20 overnight camping sites;
-
mobile home and travel trailer sales/display;
-
36 unit hotel complex (west of Pike Lake Road);
-
a restaurant;
-
a clubhouse;
-
various recreational-related uses including, but not limited to, a golf course, a golf
school, tennis courts, a hockey school, hockey courts, an arcade;
-
various accessory uses to the above-noted uses including, but not limited to: an office,
a variety store, a laundromat, storage and maintenance buildings;
-
2 existing single detached dwellings on severed lots (west of Pike Lake Road).
b)
Existing buildings, mobile homes, trailers and structures currently situated within a
Greenland designation, or within applicable adjacent lands, may be replaced in the same
location; however, relocation further away from environmental features is encouraged.
c)
The prior written approval of the Saugeen Valley Conservation Authority shall be required
for:
-
any alteration or disturbance of waterways including filling, dredging, shoreline works,
construction of water control structures, construction of any structure in the waterway;
and
-
any modification of drainage of the southerly small lake, the gravel dam and the outlet
into Pike Lake;
-
any new boardwalks or other crossings within any Core Greenlands or Greenlands
designations.
d)
Expansions of the above-noted uses within PA5-1 may be considered through the
rezoning process provided:
-
the expansion is in accordance with all applicable polices of this Official Plan;
-
appropriate studies demonstrate that impacts of any additional development are
acceptable;
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-
the existing site plan(s) and related agreement(s) are amended accordingly prior to a
building permit being issued; and
-
the existing development agreement(s) is amended accordingly prior to a building
permit being issued.
e)
Expansions to the PA5-1 policy area itself, may be considered through the official plan
amendment process. Such an expansion may provide for the same or similar uses as set
in clause (a).
PA5-2 Phase II - Minto Pines Subdivision
On the land identified as PA5-2 on Schedule B5, the development of Phase II of the Minto Pines
Subdivision may proceed subject to the following policies:
a)
An environmental protection (no construction) area be provided along the shore of Pike
Lake to preserve the aesthetic value of the shoreline, maintain wildlife corridors, and
preserve the flora and fauna and natural soil mantle. This environmental protection area
shall be a minimum of 30 metres wide as measured from the high water level of Pike Lake.
No buildings, roads, waste treatment systems, etc. may be constructed within this area.
b)
That no development be permitted in the area of the creek and canals in order to maintain
the same environmental protection area mentioned in a), and because this is an area of
organic soils.
c)
Sanitary disposal systems shall be located a minimum of 30 metres from the high water
level of Pike Lake and any fill material used to construct the tile bed shall have a suitable
capacity for retention of phosphorus.
d)
Storm water management will be addressed to the satisfaction of the Town of Minto and
the Saugeen Valley Conservation Authority.
i)
minimum lot sizes of ¾ of a hectare (1.86 acres) are required.
PA5-3 Hunter's Run Subdivision
On the land identified as PA5-3 on Schedule B5 a residential subdivision may be developed. The
subdivision shall be developed in two Phases, subject to the following:
a)
phase I will require minimum lot sizes of .8 hectares (2 acres),
b)
phase II will require lot sizes of 0.4 hectares (1 acre),
c)
minimum lot sizes for the residential development are to be specified in the Zoning By-
law.
PA5-4 Howes Lane Residential Development (Harriston)
On the land identified as PA5-4, a residential leasehold development may be permitted. A
Leasehold Development may be defined as a project owned and managed by a single owner,
organization or corporation which owns all the land and leases individual home sites within the
project wherein individual home sites contain a single dwelling unit that is a permanent structure
where the owner of the dwelling leases the land used as a dwelling site. Leasehold developments
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generally consist of permanent single detached dwellings equipped for year round occupancy
with home sites and unit sizes designed to appeal to retirees.
Permitted uses include single detached dwellings (modular, prefabricated or traditionally
constructed but not mobile homes) equipped for year round occupancy and that meet or exceed
the standards of the Building Code. In addition, other uses may include an administrative or sales
office, recreational facilities, open space uses or parks, maintenance area, refuse collection and
storage facilities and accessory storage facilities. The following specific policies shall apply to
land identified as PA5-4:
a)
the Medium Density Development policies of Section 8.3.5 of this Plan shall apply to this
development;
b)
the municipality may utilize certain provisions of the Planning Act such as Site Plan Control
and Parkland Dedication together with appropriate development agreements to ensure
that the development is properly controlled within the municipality;
c)
the Zoning By-law will include an appropriate zone with specific regulations for this
development including permitted uses, minimum lot sizes, minimum dwelling unit sizes,
setbacks, parking requirements and buffering.
PA5-5 Clifford
Notwithstanding any provision in this Plan to the contrary, on the land identified as PA5-5,
development may be permitted provided any grading or alterations in elevation or contour of the
land required by the Saugeen Valley Conservation Authority is satisfactory to the municipality as
specified in the Severance Agreement pertaining to the subject lot.
PA5-6 Mobile Homes Parks
The land identified as PA5-6 on Schedules B5-2 and B5-3 contain mobile home parks. The
following policies will apply:
a)
Mobile Homes
For purposes of this section, a "mobile home" is a dwelling designed:
i)
for year-round living;
ii)
is towable on its own chassis or to be transportable by flat car for use with or
without permanent foundation, but shall not include a trailer camper;
iii)
is connected to public utilities including gas, hydro, water and sewage disposal
system;
iv)
consists of one or more parts that can be folded, collapsed, or telescoped during
transportation; and
v)
does not include a modular home.
b)
Mobile Home Park
A mobile home park is an area of not less than 5 acres and not more than 50 acres
respectively, used exclusively for the siting of mobile homes with recreational and limited
commercial uses to serve the homes, managed by an owner-operator who shall reside on
or adjacent to the property, and having lots rented or leased to tenants. A mobile home
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park may include any building, structure or enclosure used or intended for use as part of
the equipment of such park. All mobile home parks shall be provided with an appropriate
level of municipal services.
c)
Zoning Regulations
Appropriate regulations for the mobile home park shall be included in the Zoning By-law.
Zoning provisions should address the following criteria:
i)
lot sizes shall be determined based upon the area needed to support the type of
water and sewage services being provided;
ii)
height, size, floor area, external design and spacing arrangements of mobile
homes on each lot;
iii)
parking requirements;
iv)
elements of the natural environment such as wetlands, regulatory flood plain, etc.;
and
v)
any other regulations as deemed necessary by Council.
d)
Development Agreements and Site Plans
As a condition of approval for any expansion to an existing mobile home park or for a new
mobile home park, the municipality may enter into a development agreement(s) and site
plan agreements with the interested party.
Development agreements should address the following issues:
i)
appropriate staging to ensure the provision of adequate services and facilities and
to conform to population policies;
ii)
installation of concrete pads or piers on each site, and adequate skirting for each
unit;
iii)
adequate anchors to stabilize each mobile home unit;
iv)
installation of a concrete patio on each lot;
v)
removal of tow bars and screening of fuel tanks;
vi)
roads, lanes, driveways and parking spaces, and the provision of storm, sanitary
and water services shall be constructed to the satisfac- tion of the municipality's
engineer. The provision of storm, sanitary and water services shall also meet the
requirements of the Ministry of the Environment and/or its agents;
vii)
preparation and implementation of a landscaping plan to cover tree planting,
sodding and buffering;
viii)
a "cluster" type siting arrangement of the mobile homes shall be encouraged;
ix)
adequate street and area lighting;
x)
residency shall be restricted to mobile homes which meet CSA standards;
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xi)
a minimum of 8% of the usable lands shall be set aside for recreational and service
facilities;
xii)
on-site sales of mobile homes shall be regulated with respect to area, location,
hours of sales, volume of sales and type of sales;
xiii)
permanent identification of all lot boundaries;
xiv)
facilities to meet the convenience requirements of the residents;
xv)
adequate common and individual storage facilities and garbage containers;
xvi)
aesthetically pleasing boundary and entrance landscaping;
xvii)
internal street maintenance and snow removal;
xviii)
agreements regarding rights of entry;
xix)
any other requirements as may be deemed necessary by Council.
Site plans should include the location of mobile home sites, driveways, parking spaces,
walkways, roads, parks, service buildings, recreational facilities and any other design
features deemed necessary and appropriate by the municipality.
e)
New Mobile Home Parks
On the land identified as PA4-6 any expansions to new mobile home parks shall be
permitted only upon an amendment to the Plan. When reviewing applications for such
amendments, consideration shall be given to the policies of this section, Section 13.2 of
this Plan and the following:
i)
that adequate roads of the county or provincial road systems must exist in close
proximity;
ii)
that the site shall be capable of being developed such that compatibility with all
adjacent land uses is provided;
iii)
the site shall not be excessively elongated, but, rather of such shape to permit
easy access to the service and recreational facilities; and
iv)
that an evaluation of the proposed sites topography, drainage, regional storm
floodplain, lot dimensions, building locations, suitability of the proposed lot for the
intended use and whether the site can provide or be provided with an adequate
potable water supply and support or be supported with a means of sewage
treatment.
PA5-7 Deleted by Amendment No. 123
PA5-8 TG Minto Industrial Site
The lands identified as PA5-8 on Schedule B5-3 may be used for industrial uses as set out in
Section 8.7 of this Plan, along with open space buffer uses that are accessory to the TG Minto
industry. These uses shall be in accordance with the following policies:
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a)
To ensure compatibility between the TG Minto plant, including expansions thereto, and
neighbouring residential uses, a buffer area shall be established according to the following
policies:
i)
industrial uses shall not be permitted within 70 metres of any residentially zoned lot
and within 50 metres of the Toronto Street road allowance
ii)
an accessory car parking lot and driveway, a truck driveway and stormwater
management facilities may be situated within the required setback provided that:
-
satisfactory studies are done to show that these uses are compatible with
surrounding residential lands
-
any driveways are situated to ensure minimal noise and vehicle light impacts on
residential uses
-
any parking lot lighting will be designed and located to direct lighting away from
residential uses
-
the above uses shall be subject to site plan control
b)
The policy area shall be placed in an appropriate industrial zoning category and shall be
subject to a Holding (H) provision. No industrial uses are to take place in the policy area
until the holding provision is removed by Council. Prior to the removal of holding, Council
shall require the submission and approval of associated technical reports, including a
Noise and Vibration Study and a Stormwater Management Report.
c)
Prior to the removal of holding, the following industrial accessory uses may be permitted:
a car parking lot and driveway, a truck driveway and stormwater management facilities.
d)
Prior to the removal of holding, the following buffer accessory uses may be permitted:
agricultural crops, passive recreational, landscaping, noise mitigation features (such as
berms, fences and vegetative planting).
e)
The policy area shall be subject to site plan control.
PA5-9 Clark / Heinmiller Residential
This residential area is situated immediately east of the Palmerston Industrial Park. Prior to
consent to sever, draft plan of subdivision, or condominium approval, the developer shall
demonstrate that the requirements of Ministry of Environment Guidelines D-6, Compatibility
Between Industrial Facilities and Sensitive Land Uses, have been satisfied.
Municipal sanitary sewage capacity is not currently available to service the entire residential
development as proposed. This is to be recognized through the use of "holding" in the zoning by-
law and the use of phased, final consent to sever, draft plan of subdivision, or condominium
approvals, based on the availability of servicing capacity.
PA5-10 Propane Operations
The areas identified as PA5-10 on Schedule B5, B5-2 and B5-3 include propane operations with
hazard distances that have been defined through risk and safety management plans. Potential
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land use changes within the hazard distance may result in an increased risk profile and,
accordingly, may require a propane operator to institute additional mitigation measures.
In accordance with Planning Act regulations, the propane operators shall be notified of
applications for official plan amendments, plans of subdivision, vacant land condominium
description, common elements condominium description, zoning by-law amendments, and minor
variances, where the facility's hazard distance extends into the area under consideration for
change.
PA5-11 North Clifford Planning Area
Development within the Planning Area will promote the efficient use of infrastructure, the
development of a complete community (mix of land use, parks, trails etc.) as well as a compact
form of development.
Roadways and Trails
The road network within PA5-11 shall be developed in the general location indicated on Schedule
B5-1a (Clifford Transportation Network), and in accordance with the applicable polices of the
Official Plan. The roadway layout shown has one north-south collector extending Brown Street
northerly to West Heritage Street, and one east-west collector between the Brown Street
extension and Ann Street. Future Local Roads might include extending James Street West to
Minto Street, and another local road joining West Heritage Street and the James Street extension.
Adjustments may be made to the location and alignment of the road network as development
plans come forward should they reduce the need for the collector roadway from Wellington Road
1 through to Brown Street. Road network development should be compatible with the Municipal
Servicing Policy and may be subject to further study (e.g. Class Environmental Assessment,
Master Servicing Study).
Trails and open space should be integrated into the planning around Municipal Drain 93 and with
extension of the trail system through to West Heritage Street as indicated on Schedule B5-1a
(Clifford Transportation Network).
Municipal Servicing Policy Issues
Development within the Planning Area shall be on full municipal sanitary and water services in
accordance with relevant policies of the Official Plan and in accordance with the Town of Minto
Municipal Servicing Policy. Proponents of development shall be required to enter into cost
sharing servicing agreements with the Town of Minto where deemed necessary by the Town for
matters including but not limited to cost recovery for infrastructure improvements made by the
Town on Elora Street North, and all costs associated with extending water or sewer beyond
municipal boundaries if permitted at the Town's sole discretion.
PA5-12 Design Policies "Village Feel"
Development within the PA5-12 planning area should limit traditional highway commercial form.
Sites should be designed and developed to ensure attractive streetscapes and to promote social
interaction. This "Village Feel" will be achieved in part by requiring reduced front building setbacks
and limiting large front yard parking areas for the lands designated Highway Commercial and in
part through the submission of Urban Design Guidelines (should local design guidelines not be
available at the time of development) with each highway commercial development application.
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PA5-13 North Palmerston Planning Area
The area identified as PA5-13 on Schedule "B5-3" is a vacant Future Development area within
the Primary Urban Centre of Palmerston. These lands are considered for future Community
Area growth to 2051 to satisfy the County's 2022 Land Needs Assessment. Notwithstanding the
provisions of Section 8.10 or any other provision to the contrary, the Town of Minto may, without
further amendment to this Plan, rezone lands within the PA5-13 area for residential and
commercial purposes. Until such time as the Town has rezoned the area, the policies of this
Plan, including section 8.10, shall continue to apply to all lands identified as PA5-13. Any zoning
by-law amendment application shall be supported by the following studies:
a)
A conceptual plan for the area which establishes boundaries of the area, and a land use
and transportation framework for the lands (including pedestrian and bicycle paths),
together with a description of the concept and desired future for the area;
b)
Servicing strategy;
c)
Population capacity and employment targets, the location, types and density of proposed
land uses, and the proposed phasing, servicing and financing of development;
d)
Archaeological Assessment;
e)
Environmental Impact Assessment;
f)
Environmental Site Assessment;
g)
Functional Servicing Study (including water, wastewater, stormwater, hydrogeological,
surface and groundwater impact assessment);
h)
Traffic Impact Assessment.
i)
Floodplain Identification/Delineation Study
The background studies and assessments required above should correspond with the complexity
and scale of the development proposal being considered. Notwithstanding the above, Council
may require additional information as deemed necessary. Further, the preliminary studies
previously completed by the Town for the PA5-13 area will be considered when determining the
necessary scope of the above studies.
The easterly half of the PA5-13 area are within 500 m of a closed waste disposal facility identified
as policy area PA5-14. In 2020, the Town completed a Landfill Impact Assessment (Terraprobe)
which concluded that a reduction of the 500 metre setback to 30 metres is appropriate. Prior to
any development or site alteration on the PA5-13 lands within the original 500 metre setback,
further assessment will be required to address the provisions of Section 11.4.5 of this Plan.
PA5-14 Former Waste Disposal Facility (Palmerston)
The area identified as PA5-14 on Schedule B5-3 identifies a former waste disposal facility.
Notwithstanding any provisions in this Plan to the contrary, future development may be restricted
or controlled on, or adjacent to, land identified as PA5-14.
9.7
WELLINGTON NORTH LOCAL POLICIES
The following local policies and policy areas have been identified in Wellington North:
9.7.1 York Soaring Club
On Lot 29, Concession 5 a private recreational/social club consisting of 80 hectares (200 acres)
is permitted.
The use of the land will be controlled by the Zoning By-law and shall be limited to agricultural
uses; the existing recreational airstrip and related accessory uses.
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All construction, buildings and site improvements shall be in conjunction with the requirements of
the Wellington-Dufferin-Guelph Health Unit, the Grand River Conservation Authority or any other
agency having jurisdiction.
9.7.2 Policy Areas
North Wellington contains the following policy areas and these are identified on the Land Use
Schedules:
PA6-1 Potential Waste Water Plant Site (Mount Forest)
The area identified as PA6-1 on Schedule B6-1 identifies a potential location for a new waste
water treatment plant. The location is still preliminary - need for the facility and site physical
suitability are unknown. An Environmental Assessment under provincial standards would be
required.
Prior to the approval of any new sensitive land uses (e.g. residential, institutional) in the area,
consideration shall be given to the location of the treatment plant within the policy area. New
sensitive land uses shall not be permitted within 150 metres of the plant's location. Enlargements
or extensions to existing uses within the 150 metres shall be subject to the policies of Section
13.8 of this Plan.
PA6-2 Deleted by Amendment No. 123
PA6-3 Deleted by Amendment No. 127
PA6-4 Rural Clusters
The lands identified as PA6-4 on Schedule B6 include areas of historical groupings of non- farm
residences within the Township. It is intended that these areas will provide for limited low density
residential development that will not be detrimental to the agricultural nature or economy of the
municipality. Non-agricultural uses, which would have negative impact upon adjacent agricultural
uses or the natural environment will be discouraged. The predominant land use in these areas
will be for single detached dwellings. In addition, existing agricultural and passive recreational
land uses may be permitted. The creation of new lots may be considered provided:
a)
that the lot(s) will be infilling between existing non-farm residences;
b)
that the lot(s) can be adequately serviced with water and sewage disposal and can be
provided with a safe driveway access onto an open and maintained public road;
c)
that the appropriate provincial minimum distance separation formula will be applied; and
d)
that the severance conforms to all policies of this Section and the criteria of Section 10.1.
PA6-5 Former Waste Disposal Site (Arthur Village)
The area identified as PA6-5 on Schedule B6-3 , is a closed rehabilitated landfill site and is no
longer used for active sanitary landfill purposes. This area may be suitable for other land uses in
the future such as recreational or public uses, but residential uses shall not be permitted.
Any future development of these lands will be subject to the requirements of the Environmental
Protection Act and any other relevant legislation. In addition, studies will be required to assess
any potential hazards to human health and the environment and any remedial action required.
Such studies may include a planning impact analysis, environmental impact study and a traffic
impact analysis.
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The Zoning By-law may establish regulations for existing uses on the property.
PA6-6 Mobile Home Parks
The land identified as PA6-6 on Schedule B6 and B6-2 may be used for a mobile home park. The
following policies will apply:
For purposes of this section, a "mobile home" is a residential dwelling which:
i)
is designed for year-round occupancy;
ii)
to be towed on its own chassis or to be transportable by flat car for use with or without
permanent foundation;
iii)
for connection to public utilities including gas, hydro, water and sanitary sewer; and
iv)
to consist of one or more parts that can be folded, collapsed, or telescoped during
transportation.
a)
Mobile Home Park
The "Mobile Home Park" is an area of land not less than 5 and not more than 50 acres
respectively, used exclusively for the siting of mobile homes with recreational and limited
commercial uses to serve the homes and consists of lots rented or leased to tenants. A
mobile home park shall include any building, structure or enclosure used or intended for
use as part of the equipment of such park and may include a permanent residence for the
owner of the park and facilities for communal indoor or outdoor recreation serving the
residents only. A mobile home park shall be provided with the level of servicing
appropriate for the area within which the park is located.
b)
New Mobile Home Parks
The creation of new mobile home parks or expansions to existing parks, will require an
amendment to the Plan. When reviewing applications for such amendments,
consideration shall be given to the policies of this section, Section 13.2 of this Plan and
the following:
i)
the site is in close proximity to an arterial road;
ii)
the site shall be capable of being developed such that compatibility with all
adjacent land uses is maintained;
iii)
the site shall not be excessively elongated, but rather of such shape to permit easy
access to the service and recreational facilities; and
iv)
the development shall be appropriately zoned.
c)
Zoning Regulations
Appropriate regulations for the mobile home park shall be included in the Zoning By-law.
Zoning provisions should address the following criteria:
i)
lot frontage, area and setbacks for the mobile home park and individual mobile
home sites;
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ii)
height, size, floor area, external design and spacing arrangements of mobile
homes on each lot;
iii)
parking requirements;
iv)
elements of the natural environment such as wetlands; regulatory flood plain, etc.,
and
v)
any other regulations as deemed necessary by Council.
d)
Development Agreements and Site Plans
As a condition of approval for any new or expansion to an existing mobile home park,
development agreement(s) and site plan agreement(s) between the municipality and the
developer or owner may be required to the satisfaction of Council.
Development agreements entered into between the municipality and the owner or
developer may address the following issues:
i)
appropriate staging to ensure the provision of adequate services and facilities and
to conform to population policies;
ii)
installation of concrete pads or piers on each site and the adequate skirting for each
unit;
iii)
adequate anchors to stabilize each mobile home unit;
iv)
installation of a concrete patio on each lot;
v)
removal of tow bars and screening of fuel tanks;
vi)
roads, lanes, driveways and parking spaces, and the provision of storm, sanitary
and water services shall be constructed to municipal standards. The provision of
storm, sanitary and water services shall also meet the requirements of the Ministry
of the Environment;
vii)
preparation and implementation of a landscaping plan to cover tree planting,
sodding and buffering;
viii)
a cluster-type arrangement of the mobile homes shall be encouraged;
ix)
adequate street and area lighting;
x)
residency shall be restricted to mobile homes which meet CSA standards;
xi)
a minimum of 5% of the usable lands shall be set aside for recreational and service
facilities;
xii)
on-site mobile home sales shall be regulated with respect to area, location, hours
of sales, volume of sales and type of sales;
xiii)
permanent identification of all lot boundaries;
xiv)
facilities to meet the convenience requirements of the residents but shall not include
a retail outlet;
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xv)
adequate common and individual storage facilities and garbage containers;
xvi)
aesthetically pleasing boundary and entrance landscaping;
xvii)
agreements regarding internal street maintenance and snow removal;
xviii) agreements regarding rights of entry;
xix)
any other requirement as may be deemed necessary by Council.
The site plans should include the location of mobile home sites, driveways, parking
spaces, walkways, roads, parks, service buildings, recreational facilities, any other design
features deemed necessary and appropriate by the municipality.
PA6-7 Large Format Retail (Egremont Annexation Lands)
In addition to Industrial uses provided for under the Industrial land use policies of this Plan, the
lands identified as PA6-7 on Schedule B6-1 may also be used for large format retail commercial
uses. A few accessory fast food outlets may also be permitted. The following additional policies
apply:
a)
Large format retail uses include a range of new types of retailing such as membership
warehouse clubs, high performance retailers, large scale general merchandise stores, and
special category warehouse stores. Large format retail uses typically require large lots for
building, storage and parking, which cannot appropriately locate in the Downtown area.
b)
Commercial uses in this area shall be subject to the Highway Commercial Land Use
policies of this Official Plan.
c)
Commercial uses in this area are not to unreasonably impact on the viability of Central
Business District retail uses.
d)
Council shall require a rezoning and may require a market analysis study for any proposed
large format retail use to determine need and impacts on the downtown.
e)
In the case of a zoning application for a retail store with more than 5,000 square feet of
gross floor area devoted to the sale of food (excluding a restaurant), a market analysis
study shall be required. This study is to be peer reviewed at the cost of the proponent.
Council shall review both the market analysis study and the peer review prior to making a
decision on the zoning amendment application.
The Comprehensive Zoning By-law shall be amended to indicate permitted uses along with
regulations to control impacts on the downtown area.
PA6-8 Murphy Lands
The lands identified as PA6-8 on Schedule B6-1 may be used for Highway Commercial uses as
set out in Section 8.6 of this Plan. Limited retail uses including a retail drug store and financial
institution(s), but not including a grocery store, are also allowed. Additional commercial uses may
be included in a zoning bylaw provided such additional uses are supported by a market study
being completed to the satisfaction of the municipal.
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PA6-9 Wilson Quarry - Phase 2 Subaqueous Extraction
Policy Area PA6-9 applies to the area identified within the hatched boundary line on Schedule B6
on lands in the Township of Wellington North described legally as North Part Lot 10, Concession
10, Geographic Township of West Luther.
Extraction of aggregate below the water table (below a depth of 488 metres) within Policy Area
PA6-9 shall only be permitted by using subaqueous methods that do not involve dewatering in
order to protect provincially significant wetlands to the northeast, on-site and off-site.
Notwithstanding the above, dewatering from outside of PA6-9 may occur, as may be needed, to
secure the processing plant area and to recharge the on-site wetland. Limited dewatering may
occur inside of PA6-9 as a means of recharging the wetland during the water table recovery stage
only.
The boundary of the provincially significant wetland shall be further refined on-site, as required
by the quarry site plan notes.
An amendment to the Township of Wellington North Zoning By-law shall be required prior to any
extraction below the water table which requires dewatering for the purposes of extraction. Any
such amendment to the zoning by-law must be supported by additional hydrogeological
information, demonstrating that such water taking will have no adverse impact on the provincially
significant wetlands. The Ministry of Natural Resources and Forestry, the Ministry of the
Environment, the County of Wellington and the Grand River Conservation Authority shall be
consulted on the adequacy of the hydrogeological and other environmental information and
analysis provided in support of the rezoning application.
PA6-10 PENDING
PA6-11 440 Wellington St. E, Mount Forest
On the lands identified as PA6-11 on Schedule B6-1, a stacked townhouse development with a
maximum density of 50 units per ha is also be permitted.
The zoning by-law of the Township of Wellington North is to be amended to implement the above
policy.
PA6-12 Mount Forest Future Development Areas
The lands identified as PA6-12 on Schedule "B6-1" are vacant Future Development areas within
the Primary Urban Centre of Mount Forest. A portion of these lands are to be considered for future
Community Area growth to 2051 to satisfy the County's 2022 Land Needs Assessment.
Notwithstanding the provisions of Section 8.10 or any other provisions of this Plan to the contrary,
the Township of Wellington North may, without further amendment to this Plan, identify and
rezone an approximately 54 ha portion of the PA6-12 lands for residential and commercial
purposes. These uses may only be permitted provided that the location is based upon additional
growth-related studies, including for the provision of municipal water and sewage services, to the
satisfaction of the Township.
Until such time as the Township has rezoned the 54 ha area, the policies of this Plan, including
Section 8.10, shall continue to apply to all lands identified as PA6-12.
For the remaining lands within the PA6-12 area not selected by the Township for rezoning, the
policies of this Plan, including Section 8.10, shall continue to apply. Any future land use changes
for these areas shall be determined through an amendment(s) to this Plan.
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9.8
PUSLINCH LOCAL POLICIES
The following local policies and policy areas have been identified in Puslinch:
9.8.1 Wellington Rd 46
Specific development policies have been established for Wellington Rd 46 to ensure that
proposed development will not interfere with the safe and efficient operation of this transportation
corridor. The following policies are to be considered:
a)
For every development where direct access to Wellington Rd 46 is proposed, identify the
following:
-
posted speed limit;
-
clear sight distance along the roadway in both directions from the mouth of the access
-
approach grades on access driveway;
-
traffic controls;
-
existing width of county road right-of-way adjacent to the site;
-
width of paved roadway and shoulders;
-
turning or stacking lanes on roadway;
-
width of access driveway and radii of corners;
-
distance between proposed driveway and existing driveways on adjacent sites;
-
project trip ends for average day and peak hours on roadway.
b)
For every industrial and commercial development project which generates more than 50
additional peak direction trips to or from the site during the roadway's peak hour, a
complete traffic impact study is required to be submitted to the County Engineer.
c)
Where a site has frontage and access to a local township road or Wellington Rd 34, new
commercial or industrial access to Wellington Rd 46 is not permitted;
d)
In areas designated industrial or commercial, each new driveway for commercial or
industrial access shall be separated from other industrial or commercial driveways located
on the same side of the road by 100 metres, where access is acceptable;
e)
In areas designated industrial or commercial, a maximum of one driveway for commercial
or industrial access is permitted for each existing property with up to 100 metres of
frontage along the county road, where access is acceptable;
f)
In areas designated Secondary Agricultural, each new driveway for commercial or
industrial access shall be separated from other industrial or commercial driveways located
on the same side of the road by 300 metres, where access is acceptable;
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g)
Where feasible, mutual driveway access to a county road and service roads are required;
h)
Obtain evidence that approval from the County of Wellington is available with regard to
access driveway location and design, improvements to County Road, including turning
lanes, traffic controls, stacking lanes;
i)
Identify content of agreement with the County regarding financial responsibility for road
improvements on the County road and construction access driveway.
9.8.2 Puslinch Lake Area
Puslinch Lake is located in the southwest corner of Puslinch Township and is approximately 160
hectares in area. The Lake provides a significant natural amenity and excellent recreational
opportunities, but has a poor drainage network primarily due to the way it was formed during the
last ice age. As a result, Puslinch Lake has a very limited capacity to withstand both natural and
man-made environmental pressures. These environmental pressures are compounded by the
amount of residential development surrounding the Lake. Since the 1950's, many of the summer
cottages around the Lake have been replaced by permanent single-detached homes. It is
expected that this pressure to convert from a seasonal cottage area to predominately a year-
round residential area will continue.
In addition to the applicable policies of this Plan, the following special policies shall also be
considered when reviewing development proposals within the Puslinch Lake area;
a)
The predominate use within the Puslinch Lake area include low density residential, public
open space and recreational, agricultural, and the conservation of water, soil, wildlife and
other natural resources. The location of residential, recreational, agricultural and
conservation uses shall be established by the Zoning By-law.
b)
Future development on lands which are located along private roads in the Puslinch Lake
area shall be limited to infilling on existing residential lots subject to the provisions of the
Township's Zoning By-law. All other development in the Puslinch Lake area shall be by
consent or by plan of subdivision and such development shall have access onto opened
and maintained public roads. Individual access onto major roads shall be discouraged.
c)
The municipality may request written proof that any proposed development in the Puslinch
Lake area will not have an adverse impact on the environmental quality of Puslinch Lake.
Depending on the nature and location of the proposed development, an environmental
impact study may be required.
d)
The municipality will encourage Puslinch Lake residents to control the amount of fecal
bacteria introduced into the Lake through the repair or replacement of faulty septic
systems. The Township may initiate a water-monitoring program in the Puslinch Lake
area and ensure that proper correctional measures are undertaken where problems have
been identified.
e)
The Township may request the Ministry of Natural Resources to establish boating
restrictions for Puslinch Lake in an effort to regulate the type and size of motors and/or
boats, speed limits, areas of boating, and time of boating operation.
f)
Within the Puslinch Lake area, no filling of any kind, whether originating on the site or
elsewhere, shall be permitted without the prior written consent of the Grand River
Conservation Authority.
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9.8.3 Puslinch Industrial Policy
a)
Areas designated Rural Employment in Puslinch are permitted to have the following
additional uses:
-
complementary commercial uses such as automotive uses, restaurants, motels and
limited retail
-
offices, including a head office and/or research centre
b)
Two large parcels of land to both the east and west of the Hanlon Expressway have been
designated Rural Employment. These lands have lower priority for development than the
industrial lands in the "Puslinch Economic Development Area". Existing properties will not
be further fragmented by severance or subdivision until a detailed concept plan is
developed, in cooperation with the City of Guelph, which provides an appropriate
connection between the City's industrial lands to the north and the proposed interchange
on the Hanlon Expressway. This restriction will be reviewed periodically to determine if
these lands should be available for development or whether the designation should be
expanded to include additional lands. The sequence of development shall be further
controlled so that the eastern side of the Hanlon develops first. Development immediately
adjacent to the Hanlon shall be restricted in the degree and location of open storage and
type of uses. The area to the west of the Hanlon Expressway will only be considered
should no other suitable site be available.
9.8.4 Regionally Significant Economic Development Study Area
Schedule A7 and B7 of this Plan identifies a Regionally Significant Economic Development
Study Area in Puslinch. This area includes Secondary Agricultural lands to be considered
for future employment uses and as appropriate, other uses based on need which are
compatible with the surrounding area.
This area also includes lands which have been developed and/or are designated Rural
Employment and form part of the Puslinch Economic Development Area (PA7-1). Other
lands are licenced and active aggregate extraction operations.
The Regionally Significant Economic Development Study will be initiated by the Township
in consultation with the County. Prior to initiation of the study, the Township and County
shall prepare detailed terms of reference and, if necessary, make minor refinements to the
Study Area limits. The Study shall incorporate a transportation analysis, a servicing
strategy, an agricultural and environmental review.
9.8.5 Puslinch Township
Notwithstanding any provision in this Plan to the contrary, the land designated Prime Agricultural
within Part of Lot 36, Rear Concession 7 and 8, and part of the road allowance of Highway 6 and
Leslie Road, may be used for warehouse and office use subject to appropriate zoning provisions.
9.8.6 Policy Areas
Puslinch contains the following policy areas and these are identified on the Land Use Schedules:
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PA7-1 Puslinch Economic Development Area
The land identified as PA7-1 on Schedule B7 is known as the Puslinch Economic Development
Area. This is an area intended to service the Township by providing locations for economic activity
and employment opportunities. This area is the predominant location for business and industry
in the Township, but does not preclude the establishment of small-scale activities outside of
concentrations elsewhere in the Township.
Areas of existing or future extractive uses that are within the "Puslinch Economic Development
Area" (PA7-1) should be considered for industrial, commercial, institutional and/or recreational
activities or natural areas as after-uses when the extractive or aggregate-related activities have
either ceased or are incorporated into an after-use. These specific after-uses are permitted
without further amendment to this Plan, but subject to the applicable policies of this Plan.
Consideration of any application to implement a permitted after-use will be made in the context of
a co-ordinated secondary concept plan prepared by the proponents which primarily identifies a
public road pattern and a surface drainage plan for the sub-drainage area within the areas used
for extractive purposes in this policy area.
PA7-2 Millcreek Residential Area
The land identified as PA7-2 on Schedule B7 of this Plan relates to Millcreek Park on Part of Lot
21, Concession 8. Notwithstanding any provisions in this Plan to the contrary, this land may be
used for not more than 60 housing units described as mobile homes or manufactured dwellings
complying with the Ontario Building Code for year-round occupancy. Ancillary uses in support of
this residential development are also permitted subject to appropriate zoning.
All residential units will be serviced by communal water supply and distribution system and
communal sewage treatment system approved under the Environmental Protection Act. All
residential units shall have direct access to an internal private roadway acceptable to the
municipality. The Site Plan Control provisions of the Planning Act, as amended, shall apply to
the development of these lands.
PA7-3 Reid's Heritage Lake
The land identified as PA7-3 on Schedule B7 of this Plan relates to the proposed Heritage Lake
Retirement Community located on Part of Lots 23, 24 and 25, Concession 2. Residential units
created under this section contribute to and are anticipated by the rural portion of the local
municipality growth strategy. Notwithstanding any provisions in this Plan to the contrary, this
land may be used for a country residential development subject to the applicable policies of this
Plan and the following special policies.
a)
Residential Uses
The site is 28 hectares (69 acres) in area and is part of a larger holding of approximately
89 hectares (220 acres). After the extraction of aggregate material and rehabilitation of
the subject and adjacent land, the permitted uses for this area may include:
i)
country residential uses developed as a condominium
ii)
open space and recreational facilities; and
iii)
other accessory uses devoted exclusively to this residential development.
b)
Interim Aggregate Uses
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Notwithstanding the above, the land identified as PA7-3 may be used for the following
ancillary aggregate extractive uses, on an interim basis, pursuant to a license under the
Aggregate Resources Act:
i)
stockpiling of topsoil, subsoil, overburden or aggregate materials;
ii)
location of berms;
iii)
internal haul routes; and
iv)
weigh scales and scale houses.
At such time as the aggregate extraction operation has been completed within the licensed
area and the license has been cancelled, all such interim uses shall be terminated and all
buildings and structures removed.
c)
Development Requirements
The overall development of this land shall take place in a comprehensive manner with
appropriate technical reports, site plans and agreements prior to the commencement of any
residential development and subject to the following requirements:
i)
site design shall be co-ordinated with landscape design to reinforce the natural
attributes of the area and to provide appropriate buffering from adjacent uses;
ii)
existing trees and other natural site features shall be preserved as much as
possible;
iii)
all services such as hydro, telephone, television cable, water, and sewer lines shall
be placed underground;
iv)
the recommendations of the Mill Creek Sub Watershed Study;
v)
the provision of large areas of open space within the community shall be
encouraged. Landscaping and site design controls shall be used to provide such
areas and to maintain compatibility with adjacent residential uses and natural
areas;
vi)
the layout of the residential community should fit into existing terrain with a
minimum of disturbance of the land and environment;
vii)
Heritage Lake, to be created on the adjacent land as part of the extraction of
aggregate material, shall become an incorporated part of the residential
community and shall be utilized as an amenity area for the residents;
viii)
a minimum 20 percent of the residential site shall be used for open space purposes
to accommodate both passive and active recreational opportunities such as parks,
trails, and bowling greens;
ix)
prior to any development or the approval of any zoning, the developer/owner shall
provide the Township with satisfactory site servicing, geotechnical,
hydrogeological,
stormwater
management,
environmental
and
traffic
assessments.
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December 2025
x)
the site will be serviced with Class VI (tertiary) sewage treatment systems and the
Township ma consider lot sizes of under .4 hectares where supported by
appropriate technical studies.
d)
Development Agreement
Prior to any construction, the developer shall enter into a development agreement(s) with
the Township of Puslinch which shall include detailed site plans for each development
project and specify the obligations of the developer/owner regarding, but not limited to:
i)
the construction of buildings and structures, and all internal services and facilities,
such as roads, water supply and sewage disposal systems, parking, communal
storage facilities, landscaping and screening, all in locations and to standards
approved by the Township;
ii)
security for the construction of required services and amenities (i.e. letter of credit,
performance bond or other such means); and
iii)
security for the continuing maintenance of internal services and amenities (i.e.
letter of credit, performance bond or other such means).
PA7-4 Former Policy Area Number 5
In the area northwest of Arkell and identified as PA7-4 on Schedule B7, there is a mixture of
existing livestock operations and non-farm residential uses. It is the policy of this Plan, that if the
livestock operations are not affected or have ceased operation, the uses permitted under the
Secondary Agricultural Areas would be allowed without an amendment to this Plan subject to the
applicable policies of this Plan.
PA7-5 Capital Materials Wellington Pit No. 5
The land on Part of Lot 8, Rear Concession 3, Township of Puslinch and identified as PA7-5 on
Schedule B7, contains a high quality mixed hardwood/hemlock forest stand and Provincially
Significant Wetland (Oil Well Bog Wetland Complex). Land uses within this designation are
limited to:
i)
conservation of natural heritage features including vegetation, soil and wildlife habitat;
ii)
forest management for the purposes of sustaining the health and vigor of the upland forest
and adjacent wetland;
iii)
passive recreational uses in keeping with the objections of subsections i) and ii) above;
and
iv)
agricultural uses existing as of the date of approval of this Plan.
PA7-6 Mini Lakes
Over the past decade, the Mini Lakes campground in the Township of Puslinch has evolved from
a seasonal family campground to an adult lifestyle community. The owners, who reside within
the Mini Lakes residential community, intend on maintaining the adult lifestyle characteristics of
the development. Extending the annual use of the residential units from 9 months to 12 months
will be contingent on the units meeting Building Code standards for year-round accommodation
of mobile homes or manufactured buildings and the upgrading of the sewage disposal and water
supply services.
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The following policies apply to the Mini Lakes development located on Lots 21 and 22, Concession
8 and identified on Schedule B7 of this Plan as policy area PA7-6.
a)
The land designated PA7-6 may be used for an adult lifestyle community consisting of
dwelling units, recreational facilities, limited accessory commercial facilities and private
community facilities such as halls and administrative services.
b)
The land designated PA7-6 shall be subject to the following:
i)
Sewer and water services are being constructed in accordance with the
requirements of the Ministry of the Environment, or the appropriate authority, for
year-round accommodation;
ii)
Units which are occupied in excess of 7 months per annum shall meet the standards
for mobile homes or manufactured buildings of the Ontario Building Code for year-
round accommodation;
iii)
The owners shall enter into a Development Agreement with the municipality under
Section 41 of the Planning Act to ensure that the municipality's interests are
adequately addressed; and
iv)
The owners shall enter into a Development Agreement with the municipality to
ensure the appropriate sewage and water servicing is in place prior to permanent
year-round occupation being permitted.
c)
No more than 400 units may be occupied on a year-round basis within this designation.
d)
All services within the area designated PA7-6, with the exception of emergency services,
shall be provided by the owners. All internal roads shall be constructed and maintained to
provide adequate access for emergency services.
e)
The conversion of the Mini Lakes community from seasonal to year- round use will be
implemented through a site specific zoning by-law passed pursuant to Section 34 of the
Planning Act to ensure that:
i)
the necessary agreements are in place between the owner and the Township;
ii)
the appropriate sewage disposal and water supply services are in place; and,
iii)
the units meet the Township's requirements for year-round residential occupation.
PA7-7 Aberfoyle Floodplain Policies
The central area of the Aberfoyle URBAN CENTRE is within the floodplain of Mill Creek and its
tributary streams. It is a policy of the Official Plan that development be directed away from areas
that pose a threat to public health and safety. While fllodplain planning in Puslinch utilizes a one
zone approach, this Plan acknowledges that Aberfoyle has an historic role as the Township's
centre of residential, commercial and other community land uses. In order to avoid undue
hardship and ensure the continued economic and social viability of Aberfoyle, the following
policies recognize and permit limited development for lawfully established buildings and structures
within the area identified as PA7-7 on Schedule B7-1 of this Plan subject to the following:
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1.
No new development, including lot creation, will be permitted below the elevation of the
Regulatory Floodline.
2.
Legally established residential and/or commercial buildings and conversions of such
residential buildings to commercial uses may be permitted in accordance with the
applicable land use policies of this Plan. The applicable provisions of the Zoning By-law
shall regulate conversions of existing residences for commercial purposes.
3.
The conversion of existing commercial or other buildings to residential uses is not
permitted within the floodplain.
4.
Minor development (such as additions, renovations, and conversions) to legally existing
buildings will be subject to conditions deemed necessary and desirable by the
municipality, require the approval of the Conservation Authority, and comply with the
applicable regulations of the Zoning by-law.
5.
The implementing zoning by-law will identify the limits of the area identified as PA7-7 and
include specific land use regulations for this area.
PA7-8 Aberfoyle Snomobiles Relocation
In addition to the permitted uses of the Central Business District and Residential Transition Area
the lands designated PA7-8 may be used for a recreational vehicle sales and service
establishment, a lawn and garden equipment sales and service establishment, as well as the
existing single detached dwelling subject to the appropriate zoning and the applicable policies of
this Plan.
9.9
GREENBELT POLICIES (Erin and Puslinch)
The Greenbelt surrounds a large area from Niagara through Durham that has been rapidly
growing outward from Lake Ontario for a long time. Within Wellington, the Greenbelt includes the
headwaters of watersheds that drain to Lake Ontario: the Credit River watershed in Erin, and the
Bronte and Spencer Creek watersheds in Puslinch.
The Greenbelt also contains some of the best farming areas in Canada as well as smaller urban
areas and rural settlements. Within Wellington, the Greenbelt includes the Hillsburgh and Erin
primary urban centres, Morriston secondary urban centre and the hamlets of Ballinafad and
Brisbane. In the Greenbelt only hamlets, not secondary urban centres, are considered rural
settlements. Much of the agricultural land in the Wellington part of the Greenbelt is of somewhat
lower agricultural capability relative to the remainder of the County; however, it should also be
recognized that there are prime agricultural areas and livestock operations.
9.9.1 Purpose
The Greenbelt Plan vision states that the Greenbelt is a broad band of permanently protected
land which:
-
Protects against the loss and fragmentation of the agricultural land base and supports
agriculture as the predominant land use;
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-
Gives permanent protection to the natural heritage and water resource systems that
sustain ecological and human health and that form the environmental framework around
which major urbanization in south-central Ontario will be organized; and
-
Provides for a diverse range of economic and social activities associated with rural
communities.
9.9.2 Greenbelt Plan Structure
The area of the Greenbelt Plan in Wellington is designated Protected Countryside and is shown
on Schedule B2-1 and B7-3. There are three geographic areas with policy direction in the
Protected Countryside:
-
Agricultural System;
-
Natural System; and
-
Settlement Areas.
There are also general policies in the Protected Countryside that are based on uses or resources
(non-agricultural uses, recreation and tourism uses, infrastructure, natural resource uses, cultural
heritage resources, existing uses, and lot creation).
9.9.3 Relationship to the Official Plan
The Greenbelt Plan builds on the Provincial Policy Statement and is to be implemented through
municipal official plans. Therefore, the policies of this Plan and local official plans continue to
apply provided that they conform with the Greenbelt Plan. Where the Greenbelt Plan contains
policy references to the Provincial Policy Statement, 2020 and the Growth Plan for the Greater
Golden Horseshoe, 2019 those policy connections shall continue to apply.
The Greenbelt Plan relies on Schedules B2 and B7 of this Plan for the boundary between Prime
Agricultural Areas and other rural designations, and for detailed settlement area boundaries.
The Natural Heritage System is not a designation in and of itself with a list of permitted uses.
Rather, it functions as an overlay on top of the designations on Schedules B2 and B7, subject to
constraints of the Natural System policies.
The policies of this Section are in addition to, and to be read in conjunction with, all other relevant
policies of this Plan. In the event of conflict, the more restrictive policy shall prevail, except that
this Plan may not be more restrictive than the Greenbelt Plan in regard to agricultural and mineral
aggregate resource policies.
9.9.4 Agricultural System
The Agricultural System of the Greenbelt Protected Countryside is comprised of prime agricultural
areas and rural areas and includes direction to recognize connections to agriculture beyond the
Greenbelt.
Prime Agricultural Area
Prime agricultural areas are those areas designated as such within municipal official plans. In
Wellington County, prime agricultural areas are identified as Prime Agricultural on Schedules B2
and B7. For lands falling within the prime agricultural area of the Protected Countryside, the
following policies shall apply:
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-
Uses permitted shall be in accordance with Section 6.4 and Sections 9.9.9 through 9.9.11
of this Plan.
-
Prime agricultural areas in the Greenbelt Protected Countryside shall not be redesignated
for non-agricultural uses except for settlement area expansions subject to section 9.9.7.
Rural Area
The rural area of the Protected Countryside in Wellington includes areas designated on
Schedules B2 and B7 as: Secondary Agriculture; Recreation; Rural Employment Area; Country
Residential; and site-specific policy areas. The Core Greenlands, Greenlands, and Mineral
Aggregate Area overlay designations are in the rural area as well. For lands falling within the rural
area of the Protected Countryside, the following policies shall apply:
-
Uses permitted shall be in accordance with Sections 6.3, and 6.5 through 6.10, and
Sections 9.9.8 through 9.9.11 of this Plan.
-
Primary and secondary urban centre expansions are permitted into rural areas, subject to
the settlement area policies of section 9.9.7.
-
New lots for any use shall not be created if the creation would extend or promote strip
development.
9.9.5 Natural System
The Natural System of the Greenbelt Protected Countryside is made up of a Natural Heritage
System and a Water Resource System. The Natural System policies protect areas of natural
heritage, hydrologic and/or landform features which are often functionally inter-related and which
collectively support biodiversity and overall ecological integrity.
Natural Heritage System
The Natural Heritage System includes areas with the highest concentration of the most sensitive
and/or significant natural features and functions, and is shown on Schedules B2-1 and B7-3.
The Natural Heritage System contains a substantial portion of the Core Greenlands and
Greenlands designations, as well as areas that are adjacent to, or located between, Core
Greenlands and Greenlands that are designated Prime Agricultural, Secondary Agricultural,
Country Residential and Recreational on Schedules B2 and B7.
For lands within the Natural Heritage System of the Protected Countryside the following policies
shall apply:
a)
The full range of existing and new agricultural, agriculture-related, and secondary uses
and normal farm practices are permitted subject to the policies of 9.9.5 b) below;
b)
New buildings or structures for agriculture, agricultural-related and secondary uses are
not subject to the Natural Heritage System policies below, but are subject to the policies
on key natural heritage features and key hydrologic features as identified in the natural
features policies of section 9.9.6.
c)
New development or site alteration in the Natural Heritage System (as permitted by the
policies of this Plan) shall demonstrate that:
i.
There will be no negative effects on key natural heritage features or key hydrologic
features or their functions;
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ii.
Connectivity between key natural heritage features and key hydrologic features is
maintained, or where possible, enhanced for the movement of native plants and
animals across the landscape;
iii.
The removal of other natural features not identified as key natural heritage features
and key hydrologic features should be avoided. Such features should be
incorporated into the planning and design of the proposed use wherever possible;
and
iv.
The disturbed area of any site does not exceed 25 percent, and the impervious
surface does not exceed 10 percent, of the total developable area, except for uses
described in and governed by sections 9.9.8 and 9.9.10. With respect to golf
courses, the disturbed area shall not exceed 40 percent of the site.
d)
Where non-agricultural uses are contemplated within the Natural Heritage System,
applicants shall demonstrate that:
i)
At least 30 percent of the total developable area of the site will remain or be
returned to natural self-sustaining vegetation, recognizing that section 9.9.10
establishes specific standards for mineral aggregate operations.
ii)
Connectivity along the system and between key natural heritage features or key
hydrologic features located within 240 metres of each other is maintained or
enhanced; and
iii)
Buildings or structures do not occupy more than 25 percent of the total developable
area and are planned to optimize the compatibility of the project with the natural
surroundings.
e)
The Natural Heritage System, including the natural features policies of Section 9.9.6, does
not apply within the existing boundaries of settlement areas, but does apply when
considering expansions to settlements as permitted by the policies of this Plan. The
Natural Heritage System connections within settlement areas should be considered when
implementing municipal policies, plans and strategies.
Water Resource System
The Water Resource System is made up of both ground and surface water features and their
associated functions, which provide the water resources necessary to sustain healthy aquatic and
terrestrial ecosystems and human water consumption.
Throughout the Protected Countryside, the County shall continue the following policy directions,
as set out in greater detail in Section 4.9 of this Plan:
-
provide for a comprehensive, integrated and long-term approach for the protection,
improvement or restoration of the quality and quantity of water;
-
promote watershed planning, including consideration of cross-jurisdictional and cross-
watershed impacts; and
-
protect source water, and vulnerable surface and ground water areas, such as wellhead
protection areas.
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Urban River Connections
The river valleys that run through settlements are a key component of the long-term health of the
Natural System. In considering land conversions or redevelopments in or abutting an urban river
valley, the County will strive for planning approaches that:
-
Establish or increase the extent or width of vegetation protection zones in natural self-
sustaining vegetation, especially in the most ecologically sensitive areas (i.e. near the
stream and below the stable top of bank);
-
Increase or improve fish habitat in streams and in the adjacent riparian lands;
-
Include landscaping and habitat restoration that increase the ability of native plants and
animals to use valley systems as both wildlife habitat and movement corridors; and
-
Seek to avoid, minimize and/or mitigate impacts associated with the quality and quantity
of urban run-off into the valley systems.
9.9.6 Key Natural Heritage Features and Key Hydrologic Features
Key natural heritage features include:
-
Significant habitat of endangered species, threatened species and special concern
species;
-
Fish habitat;
-
Wetlands;
-
Life Science Areas of Natural and Scientific Interest (ANSIs);
-
Significant valleylands;
-
Significant woodlands; and
-
Significant wildlife habitat.
Key hydrologic features include:
-
Permanent and intermittent streams;
-
Lakes (and their littoral zones);
-
Seepage areas and springs; and
-
Wetlands.
For lands within a key natural heritage feature or a key hydrologic feature in the Protected
Countryside, the following policies shall apply:
a)
Development or site alteration is not permitted in key hydrologic features and key natural
heritage features within the Natural Heritage System, including any associated vegetation
protection
zone, with the exception of:
i)
Forest, fish and wildlife management;
ii)
Conservation and flood or erosion control projects, but only if they have been
demonstrated to be necessary in the public interest and after all alternatives have
been considered; or
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iii)
Infrastructure, aggregate, recreational, shoreline and existing uses, as described
by and subject to the general policies of section 9.9.8 through 9.9.11.
b)
Beyond the Natural Heritage System within the Protected Countryside, key hydrologic
features are defined by and subject to the natural features policies of this section.
c)
Beyond the Natural Heritage System within the Protected Countryside, key natural
heritage features are not subject to the natural features policies of this section, but are to
be defined pursuant to the Greenlands System designations and policies set out in Part 5
of this Plan.
d)
In the case of wetlands, seepage areas and springs, fish habitat, permanent and
intermittent streams, lakes, and significant woodlands, the minimum vegetation protection
zone shall be a minimum of 30 metres wide measured from the outside boundary of the
key natural heritage feature or key hydrologic feature.
e)
A proposal for new development or site alteration within 120 metres of a key natural
heritage feature within the Natural Heritage System or a key hydrologic feature anywhere
within the Protected Countryside requires a natural heritage evaluation and hydrological
evaluation, which identify a vegetation protection zone which:
i)
is of sufficient width to protect the key natural heritage feature or key hydrologic
feature and its function from the impacts of the proposed change and associated
activities that may occur before, during, and after, construction, and where possible,
restore or enhance the feature and/or its function; and
ii)
Is established to achieve, and be maintained as natural self-sustaining vegetation.
f)
Expansions to existing agricultural buildings and structures and farm and non-farm
dwellings, together with accessory uses, are permitted in key natural heritage features,
subject to the existing use policies of section 9.9.11.
g)
Notwithstanding the natural features policies of this section, new buildings and structures
for agricultural uses will be required to provide a 30 metre vegetation protection zone from
a key natural heritage feature or key hydrologic feature, but may be exempted from the
requirement of establishing a condition of natural self-sustaining vegetation if the land is,
and will continue to be, used for agricultural purposes. Despite this exemption, agricultural
uses should pursue best management practices to protect and/or restore key hydrologic
features and functions.
9.9.7 Settlement Areas
Settlement areas are an integral part of the long-term economic and social sustainability of the
Greenbelt. The Greenbelt Plan and this Plan envision that they continue to evolve and grow in
keeping with their rural and/or existing character.
The Greenbelt Plan places settlements into two categories: Towns/Villages, which in Wellington
are the designated primary urban centres of Hillsburgh and Erin and the designated secondary
urban centre of Morriston; and Hamlets, which in Wellington are the designated Hamlets of
Ballinafad and Brisbane. These settlement areas are shown on Schedules B2-1 and B7-3.
Towns/Villages
For lands within Towns/Villages, the following policies shall apply:
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a)
Towns/Villages, within the boundaries shown on Schedules B2-1 and B7-3, continue to
be governed by this Plan and local Official Plans and related programs or initiatives, and
are not subject to the policies of the Greenbelt Plan, except for the Urban River
Connections policies in Section 9.9.5.
b)
Municipalities are encouraged to continue efforts to support the long term vitality of these
settlements through appropriate planning and economic development approaches which
seek to maintain, intensify and/or revitalize these communities. This includes modest
growth that is compatible with the long-term role of these settlements as part of the
Protected Countryside and the capacity to provide locally based sewage and water
services.
c)
Settlement areas outside the Greenbelt are not permitted to expand into the Greenbelt.
d)
Extensions or expansions of services to settlement areas within the Protected Countryside
shall be subject to the infrastructure policies of Section 9.9.9.2, including the
environmental assessment requirements.
e)
At the 10-year Greenbelt Plan review period, modest expansions may be possible for
Towns/Villages provided the growth:
i.
Is on municipal sewage and water services;
ii.
Would not exceed the assimilative and water production capacities of the local
environment as determined on a watershed or subwatershed basis;
iii.
Complies with any applicable watershed plan;
iv.
Does not extend into the Natural Heritage System; and
v.
Appropriately implements the growth strategy of this Plan.
Hamlets
Ballinafad and Brisbane, within the boundaries shown on Schedule B2-1, continues to be
governed by this Plan and the Erin Official Plan and related programs or initiatives, and is not
subject to the policies of the Greenbelt Plan, except for the Urban River Connections policies in
Section 9.9.5.
9.9.8 Non-Agricultural Uses
The rural areas of the Protected Countryside are intended to continue to accommodate a range
of commercial, industrial and institutional uses serving the rural resource and agricultural sectors.
They are also intended to support a range of recreation and tourism uses such as trails, parks,
golf courses, bed and breakfasts and other tourism based accommodation, serviced playing fields
and campgrounds, ski hills and resorts.
9.9.8.1
General Non-Agricultural Use
For non-agricultural uses, the following policies apply:
a)
With the exception of those uses permitted under Sections 9.9.9 through 9.9.11, and
subject to the Natural System policies in section 9.9.5, non-agricultural uses are not
permitted in prime agricultural areas.
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b)
Proposals for non-agricultural uses must demonstrate that:
i.
The use is appropriate for location in a rural area;
ii.
The type of water and sewer servicing proposed is appropriate for the type of use;
iii.
There are no negative impacts on key natural heritage features and/or key
hydrologic features or their functions; and
iv.
There are no negative impacts on the biodiversity or connectivity of the Natural
Heritage System.
c)
New land uses, including the creation of lots and new or expanding livestock facilities,
shall comply with the minimum distance separation formulae.
9.9.8.2
Recreational Use Policies
In addition to the non-agricultural use policies above, recreational uses are also subject to the
following policies:
a)
Residential dwelling units, other than for an employee, shall not be permitted in
association with recreational uses.
b)
An application to establish or expand a major recreational use in the Natural Heritage
System will be accompanied by a vegetation enhancement plan that incorporates
planning, design, landscaping, and construction measures that:
i.
Maintain or, where possible, enhance the amount of natural self-sustaining
vegetation on the site and the connectivity between adjacent key natural heritage
features or key hydrologic features;
ii.
Wherever possible, keep intermittent stream channels and drainage swales in a
free-to-grow, low-maintenance condition;
iii.
Minimize the application and use of pesticides and fertilizers; and
iv.
Locate new natural self-sustaining vegetation in areas that maximize the ecological
value of the area.
c)
An application to expand or establish a major recreational use shall be accompanied by a
conservation plan demonstrating how water use and nutrient and biocide will be kept to a
minimum, including the establishment and monitoring of targets.
d)
Small-scale structures for recreational uses (such as boardwalks, footbridges, fences,
docks and picnic facilities) are permitted within key natural heritage features and key
hydrologic features; however, the negative impacts on these features should be
minimized.
9.9.9 Infrastructure
Infrastructure is important to economic well being, human health and quality of life in southern
Ontario and the Greenbelt. There is already extensive local and regional infrastructure within the
Greenbelt to serve its settlements, agricultural and resource sectors and the rural economy.
Existing infrastructure must be maintained and new infrastructure will be needed to continue
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serving existing and permitted land uses within the Greenbelt. In addition, major infrastructure
serving national, provincial and inter-regional needs traverses the Greenbelt. It is also anticipated
that new and/or expanded facilities will be will be needed in the future to serve the substantial
growth projected for southern Ontario.
9.9.9.1
General Infrastructure Policies
For lands falling within the Protected Countryside, the following policies shall apply:
a)
All existing, expanded or new infrastructure subject to and approved under the Canadian
Environmental Assessment Act, the Environmental Assessment Act, the Planning Act, the
Aggregate Resources Act, the Telecommunications Act or by the National or Ontario
Energy Boards, or which receives a similar environmental approval, is permitted within the
Protected Countryside, subject to the policies of this section and provided it meets one of
the following two objectives:
i.
It supports agriculture, recreation and tourism, rural settlement areas, resource
use or the rural economic activity that exists and is permitted within the Greenbelt;
or
ii.
It serves the significant growth and economic development expected in southern
Ontario beyond the Greenbelt by providing for the appropriate infrastructure
connections among urban growth centres and between these centres and
Ontario's borders.
b)
The location and construction of infrastructure and expansions, extensions, operations
and maintenance of infrastructure in the Protected Countryside, are subject to the
following:
i.
Planning, design and construction practices shall minimize, wherever possible, the
amount of the Greenbelt, and particularly the Natural Heritage System, traversed
and/or occupied by such infrastructure;
ii.
Planning, design and construction practices shall minimize, wherever possible, the
negative impacts and disturbance of the existing landscape, including, but not
limited to, impacts caused by light intrusion, noise and road salt;
iii.
Where practicable, existing capacity and coordination with different infrastructure
services is optimized so that the rural and existing character of the Protected
Countryside and the overall urban structure for southern Ontario established by
Greenbelt and any provincial growth management initiatives are supported and
reinforced;
iv.
New or expanding infrastructure shall avoid key natural heritage features or key
hydrologic features unless need has been demonstrated and it has been
established that there is no reasonable alternative; and
v.
Where infrastructure does cross the Natural Heritage System or intrude into or
result in the loss of a key natural heritage feature or key hydrologic feature,
including related landform features, planning, design and construction practices
shall minimize negative impacts and disturbance on the features or their related
functions, and where reasonable, maintain or improve connectivity.
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c)
Infrastructure serving the agricultural sector, such as agricultural irrigation systems, may
need certain elements to be located within the vegetation protection zone of a key natural
heritage feature or key hydrologic feature. In such instances, these elements of the
infrastructure may be established within the feature itself or its associated vegetation
protection zone but all reasonable efforts shall be made to keep such infrastructure out of
key natural heritage features or key hydrologic features or the vegetation protection zones.
9.9.9.2
Sewage and Water Infrastructure
None of the settlements in Wellington have Great Lake based sewage and water services. As
such, extensions to or expansions of Great Lake based services to settlements in the Wellington
portion of the Greenbelt is not permitted, unless such servicing is required to address failed
individual on-site sewage or water services or to ensure the protection of public health where it
has been determined by a medical officer of health (or health authority) that there is a public health
concern associated with existing services within the settlement.
The capacity of the services provided in the these circumstances will be restricted to that required
to service the affected existing settlement plus the capacity for potential development within the
approved settlement boundary as it existed on the date the Greenbelt Plan came into effect.
Where settlement area expansions are contemplated by a municipality, the environmental
assessment in support of expanded sewage and water services must be completed or approved
prior to amending the boundaries of the settlement within the municipal official plan. The
expansion must not extend into the Natural Heritage System.
The extension of municipal or private communal sewage or water services outside of a settlement
boundary shall only be permitted in the case of health issues or to service existing uses and the
expansion thereof adjacent to the settlement. Notwithstanding the above, where municipal water
services exist outside of settlements areas, existing uses within the service area boundary as
defined by the environmental assessment may be connected to such a service.
New or expanded partial servicing, where site conditions are suitable for the long-term provision
of such services, is only permitted in the following circumstances:
-
Where such servicing is necessary to address failed individual on-site sewage or water
services serving existing development; or
-
To allow for infilling and intensification within settlement areas served by partial services
as of the date this Plan came into effect.
In the siting of new municipal and other wells, consideration shall be given to the location of
vulnerable areas.
9.9.9.3
Stormwater Management
In addition to the above general infrastructure policies and the settlement area policies of Section
9.9.7, the following policies shall apply to stormwater management infrastructure proposals:
a)
Stormwater management ponds are prohibited in key natural heritage features and key
hydrologic features or their vegetation protection zones.
b)
Applications for development and site alteration in the Protected Countryside shall be
accompanied by a storm water management plan which demonstrates that:
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i.
Planning, design and construction practices will minimize vegetation removal,
grading and soil compaction, sediment erosion and impervious surfaces;
ii.
Where appropriate, an integrated treatment approach shall be used to minimize
stormwater management flows and structures through such measures as lot level
controls and conveyance techniques such as grass swales; and
iii.
Applicable recommendations, standards or targets within watershed plans and
water budgets are complied with.
c)
The objectives of a stormwater management plan are to avoid, minimize and/or mitigate
stormwater volume, contaminant loads and impacts to receiving water courses in order to:
i.
Maintain groundwater quality and flow and stream baseflow;
ii.
Protect water quality;
iii.
Minimize the disruption of pre-existing (natural) drainage patterns wherever
possible;
iv.
Prevent increases in stream channel erosion;
v.
Prevent any increase in flood risk; and
vi.
Protect aquatic species and their habitat.
9.9.10 Natural Resources
The Greenbelt Plan provides policy direction on renewable and non-renewable resources.
9.9.10.1
Renewable Resources
For lands falling within the protected Countryside, the following policies shall apply:
a)
Renewable resources are those non-agriculture-based natural resources that support
uses and activities such as forestry, water taking, fisheries, conservation, and wildlife
management.
b)
Activities related to the use of renewable resources are permitted in the protected
Countryside, subject to the policies of this Section and all other applicable legislation
including the Wellington County Forest Conservation By-law, regulations and municipal
planning documents, and the Provincial Policy Statement. All uses shall be undertaken in
accordance with the applicable recommendations, standards or targets of any watershed
plan or water budget.
c)
Within a key natural heritage feature or key hydrologic feature, renewable natural resource
activities shall be carried out in a manner that maintains or, where possible, improves
these features and their functions.
9.9.10.2
Non-Renewable Resources
Non-renewable resources are those non-agriculture based natural resources that have a finite
supply, including mineral aggregate resources. Aggregates, in particular, provide significant
building materials for our communities and infrastructure, and the availability of aggregates close
to market is important for both economic and environmental reasons. Activities related to the use
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of non-renewable resources are permitted in the Protected Countryside, subject to all other
applicable legislation, regulations and official plan policies and by-laws. The availability of mineral
aggregate resources for long-term use will be determined in accordance with the Provincial Policy
Statement, except as provided below.
Notwithstanding the Natural System policies of Section 9.9.5, mineral aggregate operations and
wayside pits and quarries are subject to the following:
a)
No new mineral aggregate operation and no wayside pits and quarries, or any ancillary or
accessory use thereto will be permitted in the following key natural heritage features and
key hydrologic features:
i.
Significant wetlands;
ii.
Significant habitat of endangered species and threatened species; and
iii.
Significant woodlands unless the woodland is occupied by young plantation or
early successional habitat (as defined by the Ministry of Natural Resources). In this
case, the application must demonstrate that the specific provisions of the
rehabilitation policies of this section have been addressed, and that they will be
met by the operation.
b)
An application for a new mineral aggregate operation or new wayside pits and quarries
may only be permitted in other key natural heritage features and key hydrologic features
not identified in bullet a) above and any vegetation protection zone associated with such
other feature where the application demonstrates:
i.
How the Water Resource System will be protected or enhanced; and
ii.
That the specific provisions in the rehabilitation policies of this section have been
addressed, and that they will be met by the operation.
c)
Any application for a new mineral aggregate operation, or the expansion of an existing
mineral aggregate operation shall be required to demonstrate:
i.
How the connectivity between key natural heritage features and key hydrologic
features will be maintained before, during and after the extraction of mineral
aggregates;
ii.
How the operator could immediately replace any habitat that would be lost from
the site with equivalent habitat on another part of the site or on adjacent lands; and
iii.
How the Water Resource System will be protected or enhanced.
d)
An application for the expansion of an existing mineral aggregate operation may be
permitted in the Natural Heritage System, including key natural heritage features and key
hydrologic features, and in any associated vegetation protection zone only if the related
decision is consistent with the PPS.
e)
When operators are undertaking rehabilitation of mineral aggregate operation sites in the
Protected Countryside, the following provisions apply:
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i.
The aggregate industry will work with the Ministry of Natural Resources to consider
the development and implementation of comprehensive rehabilitation plans in
areas of high concentration of mineral aggregate operations;
ii.
The disturbed area of a site will be rehabilitated to a state of equal or greater
ecological value, and for the entire site, long-term ecological integrity will be
maintained or restored, and to the extent possible, improved;
iii.
If there are key natural heritage features or key hydrologic features on the site, or
if such features existed on the site at the time of application:
-
The health, diversity and size of these key natural heritage features and key
hydrologic features will be maintained or restored and, to the extent possible,
improved to promote a net gain of ecological health; and
-
Any permitted extraction of mineral aggregates that occurs in a feature will be
completed, and the area will be rehabilitated, as early as possible in the life of
the operation.
iv.
Aquatic areas remaining after extraction are to be rehabilitated to aquatic
enhancement, which shall be representative of the natural ecosystem in that
particular setting or ecodistrict, and the combined terrestrial and aquatic
rehabilitation shall meet the intent of bullet iii) above;
v.
Outside the Natural Heritage System, and except as provided by bullets iii) and iv)
above, final rehabilitation will appropriately reflect the long-term land use of the
general area, taking into account applicable policies of this Plan and, to the extent
permitted under this Plan, existing municipal and provincial policies.
f)
Final rehabilitation in the Natural Heritage System will meet these additional provisions:
i
Where there is no underwater extraction, an amount of land equal to that under
natural vegetated cover prior to extraction, and no less than 35% of each license,
is to be rehabilitated to forest cover, which shall be representative of the natural
ecosystem in that particular setting or ecodistrict;
ii.
Where there is underwater extraction, no less than 35% of the non-aquatic lands
of each license is to b rehabilitate to forest cover, which shall be representative of
the natural ecosystem in that particular setting or ecodistrict; and
iii.
Rehabilitation will be implemented so that the connectivity of the key natural
heritage features and the key hydrologic features on the site and on adjacent lands
will be maintained or restored, and to the extent possible, improved.
g)
Operators are encouraged to consider and provide for public access to former aggregate
sites upon final rehabilitation;
h)
All land use activities related related to the post extraction rehabilitation of mineral
aggregate operations should be consistent with any relevant approved source protection
plan and relevant watershed or subwatershed plan.
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9.9.11 Existing Uses
For lands falling within the Protected Countryside, the following policies shall apply:
a)
All existing uses lawfully used for such purpose on the day before the Greenbelt comes
into force (December 15, 2004) are permitted.
b)
Single dwellings are permitted on existing lots of record, provided they were zoned for
such as of the date the Greenbelt came into force, or where an application for an
amendment to a zoning by-law is required as a condition of a severance granted prior to
December 14, 2003 but which application did not proceed.
c)
Outside of settlement areas, expansions to existing buildings and structures, accessory
structures and uses, and/or conversions of legally existing uses which bring the use more
into conformity with this Plan, are permitted subject to the following:
i.
Notwithstanding section 9.9.9.2, new municipal services are not required; and
ii.
The use does not expand into key natural heritage features and key hydrologic
features, unless there is no other alternative in which case any expansion shall be
limited in scope and kept within close geographical proximity to the existing
structure.
d)
Expansions to existing agricultural buildings and structures, residential dwellings, and
accessory uses to both, may be considered within key natural heritage features and key
hydrologic features if it is demonstrated that:
i.
There is no alternative and the expansion, alteration and establishment is directed
away from the features to the maximum extent possible; and
ii.
The impact of the expansion or alteration on the feature and its functions is
minimized to the maximum extent possible.
e)
Expansion, maintenance or replacement of existing infrastructure is permitted, subject to
the infrastructure policies of section 9.9.9.
9.9.12 Lot Creation
For lands falling within the Protected Countryside, the following policies shall apply:
a)
Lot creation is permitted for the range of uses permitted by the policies of this Plan;
b)
Lot creation is also permitted in the following circumstances:
i.
Acquiring land for infrastructure purposes, subject to the infrastructure policies of
Section 9.9.9.
ii.
Facilitating conveyances to public bodies or non-profit entities for natural heritage
conservation, provided it does not create a separate lot for a residential dwelling
in prime agricultural areas;
iii.
Minor lot adjustments or boundary additions, provided they do not create a
separate lot for a residential dwelling in prime agricultural areas and there is no
increased fragmentation of a key natural heritage feature or key hydrologic feature.
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iv.
a separate lot for a residential dwelling in prime agricultural areas and there is no
increased fragmentation of a key natural heritage feature or key hydrologic feature.
c)
More specifically, within the prime agricultural area, lot creation is permitted for:
i.
Agricultural uses where the severed and retained lots are intended for agricultural
uses and provided the minimum lot size is 100 acres;
ii.
Existing and new agriculture-related uses, provided that any new lot will be limited
to the minimum size needed to accommodate the use, including a sewage and
water system appropriate for such a use;
iii.
The severance of a residence surplus to a farming operation as a result of a farm
consolidation, which residence was an existing use as of December 16, 2004,
provided that a dwelling is not permitted in perpetuity on the retained lot of farmland
created by the severance.
The surplus dwelling policy above also applies to rural areas. The severance should be limited to
the minimum size needed to accommodate the dwelling, including existing and reserve areas for
individual sewage and water services.
9.9.13 Parkland, Open Space and Trails
Section 4.11 of this Plan also applies within the Greenbelt Plan area.
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PART 10
CREATING NEW LOTS
10.1
GENERAL POLICIES
10.1.1 All New Lots
The creation of new lots is the responsibility of the County of Wellington through sub-divisions,
consents and part lot control. In approving new lots by any means, the County will ensure that
the policies of this Plan and local planning regulations will be met. The County will strive to ensure
that:
-
the natural environment is protected
-
natural resources are protected
-
public services are used efficiently
-
good community design is promoted
-
health and safety issues are addressed
10.1.2 Subdivision Required
Plans of subdivision will normally be required when:
a)
four or more lots (including the retained) are being created, or
b)
a new road or a substantial extension to an existing road is required, or
c)
where special concerns or issues exist which would best be dealt with through a plan of
subdivision.
Where the policies of this Plan refer to "plan of subdivision" or "subdivision", the words "plan of
condominium " or "condominium" can be substituted where applicable.
10.1.3 Matters for Consideration
The County will consider the following when considering new lot creation by subdivision, consent
or part lot control:
a)
that any new lots will be consistent with official plan policies and zoning regulations;
b)
that all lots can be adequately serviced with water, sewage disposal, stormwater
management or drainage, fire protection, roads, utilities, solid waste disposal to accepted
municipal standards and without undue financial burden on the municipality;
c)
that sufficient reserve water and sewage plant capacity will be available when lots are
created in areas to be serviced by central water and sewage systems;
d)
that all lots will have safe driveway access to an all-season maintained public road and
that access to a local road will be preferred over county and provincial roads, where
practical;
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e)
that public streets, spaces and facilities will be safe, meet the needs of pedestrians, and
facilitate pedestrian and non-motorized movement, including, but not limited to, walking
and cycling.
f)
that the topography, soils and drainage of the site are satisfactory for the lot sizes and
uses proposed;
g)
that tree loss related to anticipated development be kept to a minimum and, wherever
reasonable, be compensated for by new tree planting;
h)
that natural heritage features are not affected negatively;
i)
that lots are not created in areas which would pose a threat to public health or safety;
j)
that natural resources such as agricultural lands and mineral aggregates would not be
affected adversely;
k)
that the size and shape of proposed lots is suitable, including frontage, area and the
proportion of frontage to depth;
l)
that the proposed lots and uses are compatible with and designed to minimize adverse
impacts on surrounding uses;
m)
that all new lots shall have logical lot lines given existing lot patterns in the area, natural
and human-made features and other appropriate considerations;
n)
that residential lots will have adequate access to community facilities such as schools,
libraries and parks based on reasonable standards for the area;
o)
that the creation of any lot is necessary, timely and in the public interest;
p)
that provincial legislation and policies are met, including the Greenbelt Plan policies set
out in Section 9.9 of this Plan.
10.1.4 Studies
In considering the creation of new lots and in particular lots created by plan of subdivision, the
County may require studies to ensure that the policies of this Plan are appropriately addressed.
Plans of subdivision will be accompanied by:
-
planning impact assessments
-
environmental impact assessments
-
preliminary storm water management plans
Where a plan of subdivision is proposed to be developed on individual on-site or private communal
water or sewage services, the following studies will also be required:
-
a Servicing Options Assessment
-
a hydrogeological study
Other studies may be required depending on individual circumstances.
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Lots created by consent may also require studies to evaluate merit. In particular, lots created in
or adjacent to the Greenland system may require an environmental impact assessment.
10.1.5 Conditions of Approval
In approving new lots, the County will impose conditions which are necessary to ensure that a
plan of subdivision or consent is developed in an orderly manner and that the public interest is
protected.
10.1.6 Part-Lot Control
Where a plan of subdivision is approved, a part-lot control by-law may be passed to allow the
further division of a lot or block if the objectives of this plan and the regulations of the zoning by-
law are met.
10.2
GREENLAND SYSTEM
10.2.1 New Lots Restricted
New lots will not be allowed within the Greenlands System unless:
a)
the lot has sufficient area outside the Core Greenland System for all its intended functions
including suitable buffering and includes core greenland areas only to provide for logical
boundaries;
b)
the lot provides a minor boundary adjustment or correction of title and does not require
any activity which would impair greenland features or functions;
c)
the lot is for conservation purposes which provide an overall benefit to the environment;
d)
there will be no negative impacts on natural features or their ecological functions.
10.2.2 Environmental Impact Studies
Where the County is concerned that a proposed lot in or adjacent to the Greenlands System could
negatively impact a natural feature or function, the County may require an environmental impact
study to assess potential impacts and means of mitigation.
10.3
PRIME AGRICULTURAL LAND
10.3.1 New Lots
Lot creation in prime agricultural areas will be restricted to the following:
a)
agricultural uses
b)
agriculture-related uses
c)
a residence surplus to a farming operation
d)
lot line adjustments
e)
community service facilities
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10.3.2
Agricultural Uses
New lots for agricultural operations shall be of a size appropriate for the type of agricultural use(s)
common in the area and sufficiently large to maintain flexibility for future changes in the type or
size of agricultural operations. New agricultural lots will normally be a minimum of 35 hectares in
size. Smaller lots may only be considered where there is clear evidence that the farmer intends
to conduct an agricultural pursuit which can be successful on a smaller property.
Where practical, the creation of agricultural lots along the original lots in the Township survey is
encouraged even if somewhat smaller than normal lots result.
New agricultural lots may include lands in the Greenlands System where necessary to provide
logical lot lines, provided that suitable building envelopes and new access routes are available
outside of, and a suitable distance from, Core Greenlands and Greenlands features.
10.3.3 Agriculture-Related Uses
New lots for agriculture-related uses should be kept to a minimum size necessary for the use and
appropriate water and sewage systems.
10.3.4 Residence Surplus to a Farming Operation
A severance may be considered for an existing residence that is surplus to a farming operation
as a result of farm consolidation, provided that:
a)
the remaining vacant farmland is large enough to function as a significant part of the
overall farm unit; and
b)
the result of removing the surplus dwelling from the farm does not render the remaining
farmlands difficult or inefficient to farm; and
c)
the amount of good farmland retained with the surplus house is kept to a minimum size
needed for residential purposes, taking into consideration environmental and topographic
features; and
d)
the surplus residence is habitable and is not expected to be demolished by a future owner;
and
e)
the Minimum Distance Separation formulae will be met, and
f)
the vacant parcel of farmland is rezoned to prohibit a residential use.
The intention of this policy is to allow farmers to reduce their costs of acquiring additional farm
parcels, where the impact on existing and future farm operations can be kept to a minimum.
10.3.5 Lot Line Adjustments
Lot line adjustments may be permitted for legal or technical reasons, such as easements,
corrections of deeds, quit claims, and minor boundary adjustments.
Lot line adjustments may also be permitted where no adverse effect on agriculture will occur
where:
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-
two abutting farms are merged (merged means the joining of farm parcels under the same
ownership) and an existing farm residence is made surplus to the resulting enlarged farm
parcel;
-
more viable agricultural operations will result;
-
an undersized lot is made useable given the requirement for appropriate sewer and water
systems.
Lot line adjustments are deemed not to create new lots for the purposes of this plan.
10.3.6 Community Service Facilities
A severance may be allowed for small-scale schools, churches and associated cemeteries where
justified by need and public safety considerations of unique communities relying extensively on
horse drawn vehicles as their sole means of transportation. In the case of small-scale schools
referred to above, land leases are preferable to new lots and justification will include
demonstrating that reasonable efforts to obtain land leases have been unsuccessful.
Reasonable efforts will be made to locate these uses to minimize impacts on agriculture.
10.3.7 Minimum Distance Formula (MDS)
The appropriate provincial minimum distance separation formulae will be applied to all new lot
creations.
10.4
SECONDARY AGRICULTURAL AREAS
10.4.1 Lot Creation
Lot creation in secondary agricultural areas may be allowed for:
a)
agricultural uses
b)
agricultural-related uses
c)
residential uses
d)
commercial, industrial or institutional uses
e)
lot line adjustments
Residential lots created under this section contribute to and are anticipated by the growth strategy
of this Plan.
10.4.2 Agricultural Uses
New lots for agricultural operations shall be sufficiently large to allow the type or size of agricultural
operations common to the area. Smaller lots may only be considered where there is clear
evidence that the farmer intends to conduct an agricultural pursuit which can be successful on
smaller property.
10.4.3 Agricultural-Related Uses
New lots for agricultural-related uses should be kept to a minimum size necessary for the use and
appropriate water and sewage systems and will not hinder surrounding agricultural operations.
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10.4.4 Residential Lots
One new lot for residential purposes may be allowed from a parcel of land existing on March 1,
2005, provided that:
a)
the lot generally meets a 0.4 ha minimum lot size and is not larger than needed to
accommodate the intended residential use, consisting of the dwelling, accessory buildings
and uses, and individual sewage and water services, while taking into account site
constraints such as grading, sightlines, natural heritage features, hazardous lands, and
minimum distance separation formulae requirements;
b)
the accessory buildings referred to in a) above may include a hobby barn, subject to local
regulations;
c)
the lot has access to an open public road;
d)
the residential use will not hinder or preclude the present use or future potential for
agricultural or mineral aggregate operations;
e)
the residential use is compatible with surrounding development;
f)
the use is well removed from any settlement area boundary;
g)
the lands have been owned by the applicant for at least 5 years.
Residential lots in the Secondary Agricultural Area are to be considered part of the rural portion
of the local municipal growth strategy. In considering new residential lots the County will assess
whether other locations exist on the same property which would provide a more appropriate site
given the overall policies of this Plan.
For the purposes of this section, if a parcel of land was the subject of a severance application that
was submitted before March 1, 2005, then the severed and retained parcels will be deemed to
have existed on March 1, 2005, and a new residential lot may be considered.
10.4.5 Commercial, Industrial & Institutional Lots
One new lot for commercial, industrial or institutional purposes may be allowed from a parcel of
land existing on the date of provincial approval of this Plan provided that:
a)
the lot is large enough to support water and sewage systems;
b)
the lot is no larger than necessary to support the proposed use unless existing natural
features or development patterns make a larger lot more practical;
c)
the lot has access to an open public road;
d)
the use will not hinder or preclude the potential for agricultural or mineral aggregate
operations;
e)
the use is compatible with surrounding development;
f)
the use is well removed from any settlement area boundary.
g)
the use conforms with the policies of Section 4.9.5 of this Plan.
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In considering new lots for commercial, industrial or institutional purposes the County will assess
whether other locations exist on the same property which would provide a better site given the
overall policies of this Plan.
10.4.6 Lot Line Adjustment
Lot line adjustments are permitted where no adverse effect on agriculture will occur and are
encouraged where:
a)
more viable agricultural operations will result;
b)
an undersized lot is made useable given the requirement for appropriate sewer and water
systems.
Lot line adjustments are deemed not to create new lots for the purposes of this Plan.
10.4.7 Minimum Distance Formula (MDS)
The appropriate provincial minimum distance separation formulae will be applied to all new lot
creation.
10.5
OTHER RURAL SYSTEM LANDS
10.5.1 Secondary Urban Centres and Hamlets
New lots may be created in Secondary Urban Centres and Hamlets provided that the land will be
appropriately zoned.
10.5.2 Mineral Aggregate Areas
A new lot may be allowed in a Mineral Aggregate Area to provide for the development of a mineral
aggregate area provided that the lands will be appropriately zoned to allow the use.
10.5.3 Recreational Area
A new lot may be allowed in a Recreational Area to provide for the development of recreational
land provided that the land will be appropriately zoned.
10.5.4 Rural Employment Areas
New lots may be allowed in Rural Employment areas providing that the land will be appropriately
zoned.
10.5.5 Country Residential Areas
New Lots may be allowed in Country Residential areas provided that the land will be appropriately
zoned.
10.5.6 Lot Line Adjustment
Lot line adjustments may be permitted on other Rural System land where there is no adverse
effect.
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10.6
URBAN SYSTEM
10.6.1 Primary Urban Centres
New lots may be created in primary urban centres provided that the land will be appropriately
zoned. Lots may be created for a variety of community uses subject to the policies of this Plan.
Lot creation will normally proceed by plan of subdivision and will be based on the provision of full
urban services, wherever such services are available.
10.6.2 Lot Line Adjustments
Lot line adjustments may be permitted where there is no adverse effect provided that basic lot
patterns in an area are not unreasonably altered.
10.6.3 Future Development Areas
Generally, lot creation in the Future Development designation is prohibited. Consideration may
be given to a consent in the Future Development designation if the application is to facilitate the
assembly of land for a comprehensive future development or a public use.
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PART 11
ENVIRONMENTAL SERVICES
11.1
GENERAL
Environmental services in this Plan refer to water and waste water services, storm water
management facilities and waste management services.
Local municipalities are responsible for the operation of publicly owned water and waste water
systems while the Ministry of the Environment and local municipalities share approval authority
for private waste systems.
Storm water management is primarily a local responsibility. Local municipalities approve detailed
design in site plans and through subdivision agreements and are responsible for ongoing
maintenance and operation. The County is responsible for reviewing and approving storm water
facilities in plans of subdivision and for storm water management on County Roads.
The County is responsible for existing disposal sites and transfer stations as well as waste
collection, recycling and waste management planning. The County has a history of cooperating
with the City of Guelph on waste management matters.
11.2
WATER AND SEWAGE
11.2.1 Types of Services
In this plan the following terms are used to refer to water and sewage services:
a)
municipal services:
refers to municipal sewage services and municipal water services.
b)
private communal services:
refers to private communal water services and private communal sewage services.
c)
individual on-site services:
refers to individual on-site sewage services and individual on-site water services.
More detailed definitions are provided in the Definition Section of this Plan.
11.2.2 Objectives
The following objectives apply to water and sewage services:
a)
to protect the quality and quantity of ground and surface water;
b)
to deliver an adequate supply of potable water and means of sewage disposal to meet the
needs of existing and future residents and businesses;
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c)
to encourage development to use the highest level of service practical based on a priority
of municipal, then private communal and then individual on-site services;
d)
to make optimum use of existing infrastructure;
e)
to promote efficient water use and to minimize waste water flows;
f)
to ensure that adequate capacity exists in municipal water and sewage services to serve
both residential and economic development activities;
The determination of sufficient reserve sewage system capacity shall include treatment
capacity for hauled sewage from private communal sewage services and individual on-
site sewage services.
g)
to implement strategies to make optimum use of water and sewage services where
constraints exist.
11.2.3 Servicing Options Assessment
Site specific multi-lot or multi-unit development applications relying on private communal or
individual on-site servicing may be required to:
-
assess site and soil suitability and the viability of all reasonable servicing options;
-
recommend the type of sewage disposal system and establish appropriate lot, unit and/or
block sizes, acceptable to the local municipality which demonstrate suitability for the on-
site services;
-
assess the impact of the proposed means of servicing on: ground and surface water and
associated ecological functions; potential interference with other wells; potential adverse
impacts to natural features.
Where any private communal services are recommended, the Servicing Options Assessment will
address to the satisfaction of the municipality:
-
that the land is held under one ownership;
-
requirements for a responsibility agreement signed with the municipality that will be
registered on title to provide for the operation and maintenance of the system and the take
over and cost recovery in the case of a failure of the system or of the owner to properly
operate the system; and
-
that the capacity of the system will be sufficient for the size and density of development
proposed, including an appropriate amount of excess capacity.
Construction of new, or expansion of existing municipal or private communal water and
wastewater systems should only be considered where the following conditions are met:
-
strategies for water conservation and other water demand management initiatives are
being implemented in the existing service area; and
-
plans for expansion or for new services are to serve growth in a manner that supports
achievement of the intensification target and density target.
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11.2.4 Primary and Secondary Urban Centre Policies
The following water and sewage policies apply in primary and secondary urban centres:
a)
municipal services are the preferred method of servicing in all urban centres and
reasonable efforts will be made to provide for municipal services in all urban centres;
b)
most Urban Centres have municipal sewer and water services. Development will normally
be required to connect to these services;
c)
individual on-site servicing is not allowed in urban centres which have municipal services
except:
i)
to provide for the continued use of lots developed on individual on-site services;
ii)
to allow a small scale use on an existing lot in an area where municipal services
are not reasonably anticipated;
iii)
to recognize previous development approvals where individual on-site services are
still appropriate.
d)
municipal services may be extended to all areas identified as urban centres, but may not
be extended beyond the boundaries of the urban centre except to address an identified
health issue or to provide services to public service facilities. This does not prevent the
extension of services from one urban area to another urban area such as the sewage
system connections between Guelph and Rockwood, or between Drayton and Moorefield.
Additionally a Council may approve the extension of services to areas where development
existed outside urban boundaries prior to the restructuring of the County on January 1,
1999 if council determines that the health or environmental benefits are significant;
e)
all municipalities with municipal water and sewage services will ensure that adequate
capacity exists to provide opportunities for both residential and economic development
activities;
f)
municipal water and sewage capacity will be reviewed at regular intervals and allocations
may be altered if no substantial development has taken place over a three year period.
g)
where municipal sewer and water services are not available in an urban centre and it is
not reasonable to anticipate these services, municipalities may choose to use private
communal services, in accordance with a Servicing Options Assessment as set out in
Section 11.2.3.
h)
where municipal and private communal services are not available in an urban centre and
it is not reasonable to anticipate these services, individual on-site sewage and water
services may be used in accordance with a Servicing Options Assessment as set out in
Section 11.2.3.
i)
Partial services shall only be permitted in the following circumstances:
i)
where they are necessary to address failed individual on-site sewage and water
services in existing development; and
ii)
to allow for infilling and rounding out of existing development on partial services in
urban centres and hamlets provided that:
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a)
the development is within the reserve sewage system capacity and reserve
water system capacity; and
b)
site conditions are suitable for the long-term provision of such services.
11.2.5 Hamlet Servicing
Municipal sewer and water services are not anticipated in hamlets. Individual on-site services will
be the norm for most small developments. Existing smaller lots may be developed if an
acceptable means of servicing can be provided.
For new multiple lot or unit development, municipalities may choose to use private communal
services or individual on-site services subject to the findings of a Options Assessment as set out
in Section 11.2.3.
11.2.6 Rural System Servicing
The following water and sewage policies apply in the rural system outside of secondary urban
centres and hamlets:
a)
development in the rural system is anticipated to be on individual on-site systems where
soil conditions are suitable over the long term;
b)
private communal services may be allowed in recreational developments or if specifically
allowed in a special policy area subject to the recommendations of a Servicing Options
Assessment as set out in Section 11.2.3.
11.2.7 Erin Village - Special Policy
A Servicing and Settlement Master Plan will be undertaken to assess, in a comprehensive
manner, the Village of Erin's capacity to accommodate growth from an environmental and
servicing perspective including a review and assessment of the Village in terms of:
a)
growth management and related fiscal impacts;
b)
established projected population;
c)
development density;
d)
impact of development on environmental and natural heritage resources;
e)
servicing (water and sewage) and stormwater management;
f)
other matters considered appropriate by the Town.
The Village Study must be completed and approved before any major development is permitted.
The Study will be undertaken by the Town in consultation with the County and Credit Valley
Conservation. The master plan will be implemented by an amendment to the Official Plan for the
Town of Erin.
The Town may, in its official plan, identify new land use designations but these designations will
not be implemented through further planning approvals until the comprehensive servicing study
is completed and approved. The Town may develop a phasing strategy for development to
comply with County growth forecasts.
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Modest development in the existing built up area of the village may be allowed if it does not
significantly increase water and sewage demands.
Projects which would result in improved environmental protection or benefit may also be
considered in consultation with the conservation authority.
11.2.8 Vulnerable Areas
All new sewage and water services in vulnerable areas are subject to the policies of Section 4.9.5
of this Plan.
11.3 STORM WATER MANAGEMENT
11.3.1 General
In order to control flooding, ponding, erosion and sedimentation and to enhance water quality and
aquatic habitat including fish habitat or other natural habitat which depend upon watercourses
and other waterbodies for their existence, it is necessary to develop the best management
practices and techniques to maintain storm water quality and quantity.
The County or local municipality, the Conservation Authority and the Ministry of Environment shall
be consulted with respect to the final storm water management design. All statutory approvals
for storm water management works will be under the Ontario Water Resources Act and any
required Conservation Authority permits.
11.3.2 Level of Protection
Development and redevelopment in all watersheds shall incorporate storm water management to
control runoff up to and including the 1:100 year design event or Regional Storm, whichever is
greater. The level of storm water management to be achieved is to be determined through an
assessment of watershed conditions and negotiations with the County, the local municipality and
the Conservation Authority. Best management practices and storm water management
techniques will be implemented in consultation with appropriate government agencies.
11.3.3 Watershed Plans
Municipalities may prepare Watershed Plans for developing areas in consultation with the
Conservation Authority, the Ministry of Natural Resources and the Ministry of the Environment.
When a Watershed Plan is approved by Council, applicants for approval of subdivisions, zoning
amendments, site plans, or building permits may be required to submit a storm water
management plan which demonstrates how the proposed development would manage storm
water in accordance with the Watershed Plan. If drainage is planned through an adjacent
municipality, then the adjacent municipality shall be consulted with respect to the Watershed Plan.
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11.3.4 Storm Water Management Report
Until such time as a Watershed Plan is approved, an applicant for approval of subdivisions, zoning
amendments, site plans, or building permits may be required to submit a storm water
management report providing the following information:
a)
a plan for the provision of storm water drainage facilities to accommodate the proposed
development;
b)
a grading plan for the proposed development or to provide services to public service
facilities. Additionally a Council may approve the extension of services to areas where
development existed outside urban boundaries prior to the restructuring of the County on
January 1, 1999 if council determines that the health or environmental benefits are
significant;
c)
an assessment of the pre-development and post-development discharge of water during
flood conditions on any stream, watercourse or drainage works;
d)
an assessment of the impacts of the proposed development on the water quality of any
stream or watercourse, particularly in terms of water temperature, baseflow, and fisheries
potential, and the means of mitigating any potential reductions in water quality and
quantity;
e)
an assessment of the storm water capacity of any proposed receiving stream, watercourse
or drainage works;
f)
the means of controlling erosion and sedimentation using the best available construction
and management practices during and after the construction of the development;
g)
an assessment of how development will maintain or enhance the minimum baseflow of a
watercourse, and maintain storage levels during periods of minimum baseflow for flow
augmentation;
h)
the potential impact of the development and any proposed storm water management
techniques on groundwater resources;
i)
an investigation showing that feasibility of infiltration of storm water at or near the source.
11.3.5 Adjacent Municipalities
Where drainage from major developments is proposed to outlet through adjacent municipalities,
a storm water management report will be required, and the affected municipalities will be allowed
to review and make recommendations regarding the storm water management report.
11.3.6 Major-Minor Protection
Where appropriate, all new development shall incorporate the "Major-Minor" system concept in
consultation with the appropriate Conservation Authority and:
a)
the Major system shall be designed to control the anticipated increase in storm water
runoff, created by the development, over pre-development conditions. The Major system
should accommodate the 1:100 year or Regional Storm, whichever is the greater. And,
where necessary, this system will require detention or temporary storage facilities to
control discharge rates;
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b)
the Minor system shall accommodate runoff from more frequent storms up to the design
capacity of an existing receiving system. And, where necessary, this system will require
retention or storage facilities. New collection systems will be designed in accordance with
municipal servicing standards.
11.3.7 Natural Drainage
Natural drainage systems should be used in the design of new subdivisions and all major
watercourses should be left as much as possible in their natural state including riparian
vegetation, existing vegetative buffers, or the establishment of vegetative buffers. Channelization
will be discouraged where possible. Detention and retention facilities may be permitted in open
space areas to ensure controlled runoff into receiving streams. Any modification to an existing
natural watercourse will be done in accordance with the requirements of the Conservation
Authorities Act and will preserve floodplain storage for all major watercourses.
11.3.8 Fisheries
In addition to the information contained within the storm water management report, where
development is proposed adjacent to a fishery resource, the following may also be required:
a)
an assessment of the effect the proposal will have on a fishery resource; and
b)
an identification of the methods by which any negative impacts on the fishery resource
can be eliminated, or minimized.
c)
clearance from the Department of Fisheries and Oceans and/or the Conservation
Authority with regard to impacts to fish habitat.
11.4
WASTE MANAGEMENT
The following policies apply to waste management facilities and planning in Wellington.
11.4.1 Waste Management Planning
The County of Wellington will, in co-operation with the City of Guelph co-ordinate efforts for the
management of waste.
11.4.2 Waste Reduction
The County of Wellington supports waste reduction as the best response to managing waste and
will support reasonable efforts to reduce or eliminate the production of unnecessary waste.
11.4.3 Reuse and Recycling
The County of Wellington operates a multi-material blue box recycling program and intends to be
involved in efforts to reuse and recycle materials so that they are diverted from the waste stream.
New recycling facilities require the approval of the County of Wellington by resolution.
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11.4.4 Disposal
Active sanitary landfill sites are identified in this Official Plan. Recycling, waste reduction, waste
transfer stations, and similar waste management facilities may be permitted in addition to waste
disposal activities.
The expansion of waste disposal sites involving the use of new lands or the development of new
sites will require an amendment to this Plan as well as appropriate provincial environmental
approvals.
The expansion of the capacity of any waste management disposal site or the development of new
waste management capacity requires the approval of the County of Wellington by resolution.
11.4.5 Adjacent Uses
Where development is proposed within 500 metres of an active or known closed landfill site, the
proponent may be required to demonstrate that no impacts will result from the landfill activities or
associated activities and appropriate buffering and monitoring may be required.
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PART 12
TRANSPORTATION
12.1
GENERAL
The transportation system in Wellington involves the movement of people and goods throughout
the county and to outside areas. The system may include:
-
pedestrian facilities
-
cycling
-
public transit
-
roadways
-
utility lines
-
airports
The County will encourage the development of safe and efficient transportation systems which
are both environmentally responsible and convenient for users.
The County will co-operate with surrounding jurisdictions to develop a transportation system that
recognizes the mobility of people within this area and their need for effective inter-regional
transportation systems.
12.2
PEDESTRIAN FACILITIES
Pedestrian facilities will be encouraged both as a means of travel and for recreation. The following
policies will be supported in Wellington.
a)
sidewalks will be required in all new developments in all urban centres and will be
encouraged in hamlets, whenever practical;
b)
schools and convenience commercial uses are encouraged in locations central to
residential neighbourhoods; higher density residential uses will be encouraged near "main
street" areas to allow people to have walking access to a variety of services;
c)
pedestrian friendly facilities such as pedestrian crossings, signalized intersections, curb
cuts, pedestrian bridges and lighting will be incorporated into community design practices
to encourage walking;
d)
pedestrian trails, particularly those which re-use abandoned railway right of ways will be
encouraged.
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12.3
CYCLING
Cycling facilities will be encouraged both as a means of travel and for recreation. The following
policies will be encouraged in Wellington:
a)
undertake studies to determine the potential to provide bicycle lanes on roadways in urban
centres;
b)
examine geometric and operational design practices which impede cycling on roadways;
c)
review zoning by-laws to provide bicycle parking standards for uses such as apartments,
shopping facilities, industrial uses and community facilities;
d)
support the development of recreational trails that allow for cycling.
e)
provide linkage between intensification areas and adjacent neighbourhoods, including
dedicated land space for bicyclists on the major street network where practical and
feasible.
12.4
PUBLIC TRANSIT
The County of Wellington has not reached the point where public transit is a viable transportation
option. Wellington will continue to focus its planning efforts on supporting urban centres and
downtowns so that public transit may become a viable option.
12.5
ROADWAYS
12.5.1 General
Roadways are far and away the most important means of transportation in Wellington. The
County of Wellington accepts the heavy reliance on automobiles and trucks in small towns and
rural areas and will make its best efforts at encouraging safe, efficient and convenient community
design practices which facilitate people's desires to use automobiles.
12.5.2 Provincial Highways
This classification applies to roadways under the jurisdiction of the Ontario Ministry of
Transportation. These highways include Nos. 6, 7, 9, 23, 89 and 401. Provincial highways
generally function as major roadways or arterials but are regulated under the Public
Transportation and Highway Improvement Act. Provincial highways carry large volumes of traffic
at relatively high speed, therefore access to provincial highways is limited. Ministry of
Transportation approvals (permits) are required for all entrances (new or altered),
buildings/structures and signs located adjacent to the highway prior to any construction being
undertaken. Access will only be considered to those properties abutting a provincial highway that
meet the minimum safety and geometric requirements of the Ministry of Transportation.
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12.5.3 Major Roadways
The provincial highway system and the county road system provide the major roadways in
Wellington and they are shown on Schedule B. The following policies apply to provincial and
county roads:
a)
major roadways are expected to provide and serve high volumes of traffic including truck
traffic;
b)
major roadways are designed for safety, efficiency and convenience to move people and
goods at reasonably high speeds;
c)
major roadways within urban centres should be served by sidewalks;
d)
access to major roadways should be restricted through the following means:
i)
prohibition, where necessary;
ii)
requiring access from lower volume roads, where possible;
e)
where access to major roadways is necessary, the following facilities may be required;
i)
traffic signals
ii)
turning lanes and tapers
iii)
road widenings;
f)
roadway authorities may acquire land for road widening through acquisition programs or
land dedication when planning approvals are sought;
g)
New major roadways require an amendment to this Plan and appropriate provincial
environmental approvals. Changes in jurisdiction and minor realignment, widening or
improvements do not require an amendment;
h)
proposed major roadways, including potential river crossings, are shown on Schedule B.
These proposed roadways will be protected from development proposals which would
undermine the ability to construct the roadway, increase the cost of acquiring land or
constructing the roadway or impair the future functioning of roadway;
i)
a new major road connection will be required to Highway 401 on the east side of Guelph
and while no proposed alignment is shown on Schedule B the long term need has been
established and reasonable efforts will be made to protect future options;
j)
the province may require traffic impact assessments for any development proposed on a
provincial highway.
12.5.4 Local Roadway
Local roadways include both urban and rural roads under the jurisdiction of a local municipal
government. The following policies apply to local roads:
a)
rural roads laid out along original township concession and lot lines often provide important
collector functions and operate at reasonably high speeds. These routes need to be
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protected from strip development, access points with poor visibility and other conditions
which would impair their functions;
b)
urban roads may be classified as arterial, or collector or local routes to recognize a
hierarchy of functions and to encourage development compatible with those functions;
i)
arterial roads are normally provincial or county roads servicing high volumes of
intra-urban traffic at moderate speeds and with limitations on property access;
ii)
collector roads may be county or local roads serving moderate to high volumes of
traffic into and out of downtown areas and connecting to other urban areas as well
as collecting local traffic for distribution to the arterial road system;
iii)
local roads serve low volumes of local traffic and provide access to individual
properties;
c)
local roads will be improved through widenings, intersection improve-ments, signalization
daylight triangles, turning lanes, tapers and traffic calming devices where required;
d)
urban collector roads and most local urban roads will be served by sidewalks on at least
one side;
e)
new local roads do not require an official plan amendment, but the designation on new
arterial or collector roads in urban centres must be recognized on the land use schedule
for the urban centre.
12.5.5 Other Roadways
Other roadways, not under the jurisdiction of the province, county or local municipality, are
normally private roads serving a limited number of lots or private roads serving condominium or
land lease projects. The following policies apply to these roadways:
a)
private roads serving individual lots shall be discouraged and will only be allowed to
recognize long standing situations and where an agreement with the local municipality is
in place to ensure an appropriate level of maintenance and access for emergency
vehicles;
b)
private roads serving condominium or land lease projects are supported provided they are
designated and developed to standards which provide safe access to all units and
provided that an agreement with the local municipality ensures an appropriate level of
maintenance and access for emergency vehicles.
12.5.6 Road Widening Policies
The following policies apply to road widenings:
a)
road widenings may take place where deemed necessary by a Council. Privately owned
land required for road widening may be acquired by purchase, expropriation, dedication
as a condition of subdivision, severance or site plan approval or other appropriate means;
b)
for the purpose of Section 41 of the Planning Act dealing with site plan approval, the
following road minimum widths are required except where more specifically set out in
Table 10 of this Plan:
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i)
30 metres for county roads outside urban centres
ii)
20 metres for county roads inside urban centres
iii)
20 metres for local roads;
c)
road widenings in excess of those outlined above may be required in the following
circumstances:
i)
at intersections for daylighting, lane channel-ization or for traffic control devices;
ii)
to provide for turning lanes serving land uses that are major traffic generators;
iii)
to account for severe slopes;
d)
generally road widenings will be taken on both sides of a road as measured from the
centreline of the road allowance.
12.5.7 Setbacks
Zoning by-laws shall establish building setbacks from either the centreline of the road or the edge
of the road allowance. Local municipalities will establish setbacks along provincial highways and
county roads that are consistent with the policies of those road authorities.
12.6
UTILITIES
The County recognizes the need to consider the location of utilities with respect to their placement
in road rights-of-way, and the need for a coordinated approach to infrastructure improvements.
12.6.1 Utilities Allowed
Except as provided for in Section 4.13, the following uses may be permitted in any land use
designation, subject to the provisions of the Zoning By-law.
a)
all electrical power facilities, including all works defined by the Power Corporation Act and
telecommunications facilities and multi-use cables, provided that the development
satisfies the provisions of the Environmental Assessment Act, the Environmental
Protection Act and any other relevant legislation;
b)
utilities and services necessary for the transmission of municipal water, sewage, public
roads, parking facilities and facilities for the detention, retention, discharge and treatment
of storm water.
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12.6.2 Easements and Location Criteria
Where new development is proposed, appropriate easements or rights-of-way will be required to
be dedicated for utilities.
Utilities shall be planned for and installed in a coordinated manner in order to be more efficient
and to minimize disruption. They will be encouraged, where feasible, to locate within an initial
common trench to avoid unnecessary over digging and disruption of municipal rights-of-way.
Consideration shall be given to the location requirements of larger utility facilities such as grouping
or clustering of elements in order to minimize visual impacts, where feasible.
12.7
AIRPORTS
Wellington does not have any major airports within its boundaries but there are a number of small
airfields used for business and recreational purposes. The County recognizes the need to protect
airports from incompatible uses and adopts the following policies should an airport be established:
a)
new residential development and other sensitive land uses will not be permitted in areas
near airports above 30 NEF/NEP, as set out on maps (as revised from time to time)
approved by Transport Canada; but
b)
redevelopment of existing residential uses and other sensitive land uses or infilling of
residential and other sensitive land uses may be considered above 30 NEF/NEP if it has
been demonstrated that there will be negative impacts on the long-term function of the
airport.
Additionally, the County will not allow development which would have an adverse impact on
existing airfields.
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Table 10
Specific Road Widenings
ROAD ALLOWANCE
EXISTING WIDTH
(METRES)
REQUIRED WIDTH
(METRES)
CENTRE WELLINGTON
Beatty Line in Fergus (from St. Andrews Street
W to Garafraxa Street W)
20.12
26
Scotland Street in Fergus (south of Belsyde
Avenue)
20.12
26
Gordon Street in Fergus (from Highway 6 to
322.316 metres east of Highway 6)
10.06
20
Gartshorne Street in Fergus (north of Gordon
Street)
20.12
26
Hamilton Street in Elora
Varied
20
Waterloo Street in Elora (south of the closed
South Queen Street)
10.06
20
Reynolds Street in Elora (between St. George
Street and Water Street)
12.07
20
Cecilia Street in Elora (between Water Street
and the Grand River)
12.07
20
Side Road 15 in West Garafraxa Township
20
26
Side Road 20 in West Garafraxa Township
20
26
Second Line north of County Road 18 in West
Garafraxa Township
20
26
Fourth Line south of County Road 18 in West
Garafraxa Township
20
26
Sixth Line in West Garafraxa Township
20
26
Sideroad 15 in Nichol Twp (from Salem to
Provincial Highway No. 6)
20
26
Sideroad 20 in Nichol Two (from Elora Village to
Concession Road 14)
20
26
Concession Road 12 in Nichol Twp (from
County Road 18 to Sideroad 15)
20
26
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Table 10
Specific Road Widenings (continued)
ROAD ALLOWANCE
EXISTING WIDTH
(METRES)
REQUIRED WIDTH
(METRES)
TOWN OF ERIN
Centre Street; Erin Village
11.43
20
Charles Street; Erin Village
7.62
20
Church Blvd; Erin Village
12.19
20
Hill Street; Erin Village
12.19
20
Hillview Avenue; Erin Village
15.24
20
Main Street; Erin Village
20.11
30
March Street; Erin Village
12.19
20
Sunnyside Drive; Erin Village
11.43
20
Union Street; Erin Village
12.19
20
William Street; Erin Village
11.43
20
GUELPH/ERAMOSA TOWNSHIP
Speedvale Avenue (from City limits to
Wellington Road 32)
30
Township Road 3 (from Highway 7 to Wellington
Road 30)
30
TOWNSHIP OF PUSLINCH
Wellington Rd 33 in Puslinch (from Wellington
Rd 34 to Highway 401)
30
Wellington Rd 34 in Puslinch (from Wellington
Rd 33 to Wellington Rd 32)
30
Wellington Rd 32 in Puslinch (from Puslinch
Twp Boundary to Highway 401)
30
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Table 10
Specific Road Widenings (continued)
ROAD ALLOWANCE
EXISTING WIDTH
(METRES)
REQUIRED WIDTH
(METRES)
PUSLINCH TOWNSHIP (con't)
Wellington Rd 46 in Puslinch (from City of
Guelph/Puslinch Twp Boundary Highway 401)
30
Wellington Rd 36 in Puslinch (from Highway 6 to
Halton Region)
30 Rural, 20 Urban
Wellington Rd 35 in Puslinch (from Highway
401) to Hamilton-Wentworth/Puslinch Twp
Boundary
30
Wellington Rd 41 in Puslinch (from City of
Guelph/Puslinch Twp. boundary to Wellington
Road 37)
30 Rural, 20 Urban
Gilmour Rd 23 in Puslinch (from Wellington Rd
46 to Concession 9)
20
Forestell Rd in Puslinch (from Sideroad 20 West
to Cambridge)
20
Sideroad 12 (Concession 5 to Guelph/Puslinch
Boundary)
20
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PART 13
IMPLEMENTATION
13.1
GENERAL
This Plan will be implemented by the County, local municipalities and public agencies through
their powers established in provincial legislation. All public works by-laws and decisions of public
authorities shall conform to this Plan.
13.2
AMENDMENTS
13.2.1 General
Change is inevitable and this plan may be amended to reflect new community directions, needs
or standards. Individuals may request changes to this Plan and an appropriate application
process will be established to provide for fair and timely consideration of such requests.
The County will require adequate information and studies to demonstrate the impacts of proposed
changes and to indicate how various policies in this Plan are met.
The County will ensure the amendments to this Plan are only considered after appropriate public
notice and consultation takes place and that adequate information is made available to allow the
public to understand proposed changes.
The County will also consult with appropriate public agencies to receive their advice on proposed
changes in which they have an interest.
13.2.2 Public Meetings Alternative Procedures
County Council will by by-law establish procedures under Section 17 (18) of the Planning Act
where public meetings on amendments to this Plan may be held as follows:
a)
by County Council or a Committee of County Council where a proposed amendment
affects more than one local municipality;
b)
by local Council where a proposed amendment directly affects only one local municipality.
Council may delegate its authority to administer these procedures to an appointed officer
identified in the by-law.
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13.3
ZONING BY-LAWS
Zoning by-laws currently cover all lands in Wellington County. Zoning by-laws will be one of the
most important means whereby this Plan is implemented.
Zoning by-laws will be amended to conform with the policies of this Plan. No zoning by-law
amendment will be passed that is not in conformity with this Plan.
Where a land use designation in this Plan authorizes a range of uses which may be allowed, the
local zoning by-law may allow all or some of those uses based on local needs and circumstances.
The by-law also may establish appropriate regulations related to those uses.
13.4
TEMPORARY USE BY-LAWS
By-laws may be passed by a local council to allow the temporary use of land for a purpose that is
otherwise prohibited by the Official Plan or Zoning By-law other than for Garden Suites which may
be temporarily rezoned for a period of up to 20 years. A temporary use by-law may not exceed
three years but may be extended. A Council shall have regard for the following:
-
the likely duration
-
compatibility
-
the adequacy of services
-
access and parking
-
impact assessment
-
general conformity with this Plan
13.5
HOLDING BY-LAWS
Where the use of land for a particular purpose has been established but details related to design,
servicing, phasing, environmental considerations and other matters have not been completely
resolved, a local council may use holding provisions in accordance with the Planning Act. The
symbol "H" or "h" used in association with a zone symbol will indicate that holding provisions are
in effect.
In order to remove a holding provision from a parcel of land, the following conditions must be
satisfied, where appropriate:
a)
demonstration of the developer's commitment to proceed through the signing of, and
compliance with the necessary subdivision and servicing agreements;
b)
indication from the municipal engineer that water and sewer services are available;
c)
indication from appropriate utilities that the necessary utilities are available;
d)
indication from provincial, county or local authorities having jurisdiction that road access
is available;
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e)
satisfactory provisions for the completion of any necessary drainage works, including
down- stream or off-site improvements.
f)
demonstration that the use can be established within an acceptable level of risk to
municipal water and/or communal supply sources in accordance with Sections 4.9.5 and
4.9.5.13 of this Plan, as applicable.
Prior to removing a holding symbol, local council shall be satisfied that all requirements or
conditions related to the unresolved details have been met. Subdivision and development
agreements may be used as a means of satisfying a local council that removal of the holding
provisions is appropriate.
Where holding provisions are in effect, the use of land may be restricted to any or all of the
following:
-
agricultural uses
-
existing uses
-
open space
-
a single family dwelling
-
accessory uses and
-
other uses deemed appropriate by Council
13.6
INTERIM CONTROL BY-LAWS
A local council may pass Interim Control By-laws in accordance with the Planning Act, to control
the use of lands and buildings within designated areas until such time as studies required by
Council to assess planning and engineering issues are prepared and approved. The Council may
pass an interim control by-law for a period of up to one year. The by-law may be extended
provided the by-law does not go beyond two years of its original date of passage.
13.7
MINOR VARIANCES
Minor Variances from the provisions of any by-law implementing this Plan may be passed, in
accordance with the Planning Act, by a local council, or its delegated authority, provided that the
general intent of the Official Plan and Zoning By-law are maintained and the variance is minor
and desirable for the appropriate development of the land. The local council, or its delegate, shall
consider whether compliance with the by-law would be unreasonable, undesirable or would pose
an undue hardship on the applicant.
13.8
NON-CONFORMING USES
13.8.1 Defined
Non-conforming uses are legally established uses of land which do not conform to the Official
Plan or Zoning By-law. The long term intent of the Official Plan is to ensure that all uses eventually
conform to the policies of the Plan.
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Non-conforming uses may vary considerably in the nature and extent to which they do not meet
planning policies and standards and their impact on surrounding uses. Non-conforming status
can impose serious hardship on a property owner and it is often appropriate to consider relief to
recognize, extend or enlarge non-conforming uses in a rational manner.
13.8.2 Status Zoning
A legally established use which does not conform with the policies of an Official Plan may be
recognized as a permitted use in the Zoning By-law in accordance with its current use and
performance standards. A Council may also consider zoning the property to allow a similar or
more compatible use or to provide for a limited expansion of the current use. Council shall have
regard for the following:
a)
the need for the change or extension of use;
b)
the proposed use is not offensive with regard to noise, vibration, smoke, dust, fumes,
odour, lighting and complies with the Health Protection and Promotions Act;
c)
compatibility;
d)
the need for landscaping, screening, buffering and setbacks;
e)
traffic impacts and parking;
f)
the adequacy of services;
g)
impacts on the natural environment;
h)
impacts on groundwater and surface water quality and quantity in accordance with
Sections 4.9.5 and 4.9.5.13 of this Plan.
13.8.3 Extensions or Similar Uses
Council, or its delegate, may consider applications to extend a non-conforming use or to allow a
similar or more compatible use of land. The provisions of the Planning Act and Section 13.8.2
should be considered.
13.8.4 Non-Complying Uses
A zoning by-law may contain separate provisions with respect to uses which are permitted but do
not comply with various regulations such as setbacks, yard requirements and parking standards.
13.9 DELEGATED AUTHOURITY FOR MINOR ZONING BY-LAW
AMENDMENTS
As provided for under section 39.2 of the Planning Act, a local Council may, by by-law, delegate
the authority to pass by-laws under section 34 of the Planning Act, that are minor in nature, to a
Committee of Council or an officer, employee or agent of the municipality.
Matters considered "minor" for purposes of this section may include:
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-
The passing of a temporary use by-law subject to Section 13.4 of this Plan;
-
The removal of a holding "H" symbol subject to Section 13.5 of this Plan;
-
The passing of a zoning by-law amendment that prohibits the development of a dwelling
on an agricultural parcel as a result of a residence surplus to a farming operation consent
in accordance with policy 10.3.4 of this Plan;
-
The passing of a zoning by-law amendment that recognizes reduced lot areas and
frontages as part of a residence surplus to a farming operation consent in accordance with
policy 10.3.4 of this Plan; and
-
The passing of other minor zoning by-law amendments as may be deemed appropriate
by the Council of a local municipality.
Statutory public meetings and notification requirements continue to be required for minor zoning
by-law amendment applications that are delegated.
Notwithstanding the above, Municipalities have the option to not require a public meeting for a
minor zoning by-law amendment application if no concerns have been identified through written
submission during the commenting period identified in the Notice of Complete Application and a
delegation by-law has been passed outlining the use of this alternative consultation process.
13.10 SITE PLAN CONTROL
All lands in Wellington County are identified by this Plan as a proposed Site Plan Control area
under the Planning Act.
A local council may, by by-law, designate the whole or any part of its municipality as a site plan
control area and set out matters to be addressed through site plan control. Decisions on site plan
control applications will be delegated to an officer, employee or agent of the municipality.
Site plan control is a mechanism normally used to control design features of residential,
commercial, industrial and institutional developments. Provisions for such features as off-street
parking and loading, lighting, utility equipment and utility clusters, buffering, waste storage,
grading, stormwater facilities, groundwater impact mitigation and remedial measures and other
features can be addressed. As provided for under Section 41 of the Planning Act, the Site Plan
Control process may also address:
-
the massing and conceptual design of the proposed building;
-
the relationship of the proposed building to adjacent buildings, streets, and
exterior areas to which the public has access;
-
the provision of interior walkways, stairs, elevators, and escalators which the
public has access;
-
matters relating to building construction required under a by-law referred to in
section 97.1 of the Municipal Act, 2001
-
sustainable design elements on any adjoining highway under a municipality's jurisdiction,
including without limitation trees, shrubs, hedges, plantings or other ground cover,
permeable paving
materials, street furniture, curb ramps, waste and recycling
containers and bicycle parking facilities; and
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-
facilities designed to have regard for accessibility for persons with disabilities.
In accordance with the Planning Act, the owner may be required to enter into one or more
agreements to the satisfaction of the municipality to ensure that the development proceeds in
accordance with the approved plans.
The following uses will be normally excluded from site plan control:
a)
buildings or structures for residential purposes on a parcel of land if that parcel of land
contains no more than 10 units;
b)
agricultural buildings and structures associated with farming operations of a size and
nature typical to the area;
c)
buildings and structures for flood control or conservation purposes.
d)
the placement of a portable on a school site of a district school board if the school site was
in existence on January 1, 2007.
13.11 COMMUNITY PLANNING PERMIT SYSTEM
A Community Planning Permit System is a planning tool that is intended to streamline the
development review process by combining zoning, site plan control and minor variances into one
approval system. Prior to local municipalities establishing a Community Planning Permit By-law
in accordance with section 70.2 of the Planning Act, amendments to local Official Plans or Section
9 of this Plan, where applicable, will be required to:
a)
Identify the area of the proposed Community Planning Permit Area;
b)
Set out the scope of authority that may be delegated by Council and any limitations on
the delegation;
c)
Identify municipal goals, objectives and policies in any proposed Community Planning
Permit Area;
d)
Set out types of criteria that may be included in the Community Planning Permit By-law
for evaluating discretionary uses and variations;
e)
Set out the types of conditions that may be included in a Community Planning Permit By-
law;
f)
Set out information and materials that are required for a Community Planning Permit
System application;
g)
Exempt any class of development or use of land from information and material
requirements for complete applications;
h)
Include policies related to the provision of specified facilities, services or matters in
exchange for a specified density or height of development or increases in density or
height.
Where reference to a zoning by-law, site plan control or minor variance is made in this Plan, it is
the intent of this Plan, that the implementation and objectives of those policies continue to be
achieved through a Community Planning Permit by-law and permit system.
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13.12
PARKLAND REQUIREMENTS
13.12.1 General
Parkland and recreational facilities must be developed to meet the needs of the community. All
councils shall ensure that adequate parkland is secured and used for the benefit of the community
and that opportunities to add to the supply of parkland are pursued.
13.12.2 Parkland Dedication
All councils shall require the dedication of parkland in accordance with the Planning Act for all
developments, redevelopment or plans of subdivision. These lands shall be, in the opinion of
Council, suitable for use as municipal parkland and the following criteria shall be considered as
desirable.
a)
land adjacent to established parks, schools or storm water management areas;
b)
land within easy walking distance of the residential area served;
c)
land located near the highest density residential areas;
d)
land with adequate street frontage to provide for visibility and safety;
e)
land that is level, regularly shaped and not susceptible to major flooding, poor drainage,
or other environmental or physical conditions which would interfere with their development
or use for public recreation.
13.12.3 Cash-In-Lieu
A council may require cash-in-lieu of parkland, as provided by the Planning Act, under the
following circumstances:
a)
where the amount of land to be dedicated is of insufficient size, in the opinion of council,
to be useable for normal public recreational activities;
b)
where an area is adequately served by municipal or other open space lands;
c)
where a municipality wishes to combine the parkland dedications of a number of small
developments to provide for a large park area;
d)
in rural developments where parkland may not be needed.
Cash-in-lieu payments shall be held in a separate account and used for the acquisition or
development of parklands in the municipality.
13.12.4 Other Lands
A council may accept additional land over and above the parkland dedication and may incorporate
these lands in the municipal open space system. Such land may include:
a)
storm water management areas;
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b)
lands having environmental or physical conditions which render them unsuitable for
development.
13.12.5 Alternative Requirements
In the case of development or redevelopment for residential purposes, a municipality may by by-
law under Section 42 of the Planning Act require that land be conveyed to the municipality for
park or other public recreational purposes at a rate of one hectare for each 300 dwelling units
proposed or at such lesser rate as may be specified in the by-law.
13.13 PARKING
13.13.1 General
All local municipalities shall ensure that adequate off-street parking and loading facilities, including
access to such facilities, are provided to meet the needs of various uses of land and all local
municipalities:
a)
shall set out standards for parking and loading for all land uses in the zoning by-law;
b)
may acquire, develop and operate parking facilities;
c)
shall ensure in the site plan approval process that adequate parking and loading facilities,
including access to such facilities are provided;
d)
consider parking standards for bicycles.
13.13.2 Alternative Sites
Where a development cannot provide adequate off-street parking on its own site, a local
municipality may permit the provision of required parking spaces on an alternative site provided
that:
a)
the alternative site is within convenient walking distance of the proposed development;
b)
the developer enters into an agreement to ensure the continued availability of the
alternative site as a parking area.
13.13.3 Downtown Areas
Downtown areas are not normally able to provide off-street parking and the standards in the
zoning by-law may recognize this situation.
Where practical, local councils may provide or co-operate to provide additional parking facilities
in or near the downtown.
13.14
MAINTENANCE AND OCCUPANCY STANDARDS
This Plan wants to ensure that our communities are pleasant, healthy, and safe places to live,
work, shop and recreate.
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By-laws may be passed to regulate:
a)
garbage disposal and pest prevention;
b)
structural maintenance, safety and cleanliness of buildings;
c)
the adequacy of a building or unit within a building for healthful occupancy in terms of
sanitation, light and ventilation;
d)
keeping properties free from rubbish, debris, salvage, weeds, abandoned or in-operative
vehicles, trailers, boats, mechanical equipment or building materials.
Property owners may be required to maintain their properties in accordance with
standards adopted by a local council.
13.15
DEVELOPMENT CHARGES
Municipalities are authorized to enact Development Charges By-laws to assist in paying for the
capital costs of new growth. In preparing these by-laws, municipalities are expected to use the
growth forecasts set out in this Plan but may make reasonable adjustments to account for clearly
altered circumstances.
13.16
INDIGENOUS ENGAGEMENT
The County will engage Indigenous communities with Aboriginal and treaty rights or traditional
territory in the area and co-ordinate land use planning matters throughout the planning process.
13.17
REVIEW
The County will review this Official Plan at least once every 5 years to ensure that the goals and
objectives are being met and that policies remain relevant.
13.18
COMPLETE APPLICATION AND PRECONSULTATION
In order to ensure that appropriate information is available to municipalities, commenting agencies
and the public when development applications are circulated, it is the policy of this Plan that:
1.
Prior to confirming that an application for official plan amendment, subdivision,
condominium, rezoning, consent, minor variance or site plan control is complete, the
Council of the County or a local municipality who has received an application may require,
in addition to the information prescribed by the Planning Act, any or all of the studies
outlined in Section 13.17.5 to be prepared by a qualified professional and submitted. A
qualified professional is someone who is capable of being qualified to give expert opinion
in a court or tribunal proceeding, or as defined in applicable legislation.
2.
Applicants or their agents may pre-consult with the County or local municipality to:
-
determine which studies are required for their specific application; and
-
identify the scope of issues, and any technical requirements, to be addressed.
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Applicants are also encouraged to pre-consult with the applicable Conservation Authority
on proposals involving lands within or in proximity to the Greenlands System or the
Greenbelt Natural Heritage System.
3.
The County or a local municipality may pass a by-law to require pre-consultation and may
develop official plan policies related to complete application requirements for any or all
applications. Municipalities may also charge a fee for pre-consultation in accordance with
the Planning Act.
4.
Additional information may be required as a result of further review, public input, agency
comments, or a peer review of the application.
5.
The studies that may be required include the following:
-
Planning Report as set out in Section 4.6.2
-
Environmental Impact as set out in Section 4.6.3
-
Traffic Impact Assessment as set out in Section 4.6.4
-
Agricultural Impact Assessment as set out in Section 4.6.5
-
Fiscal Impact Assessment as set out in 4.6.6
-
Heritage Impact Assessment as set out in Section 4.6.7
-
Archaeological Assessment
-
Disclosure Report
-
Dust Study
-
Elevation Plan
-
Environmental Site Assessment
-
Exterior design
-
Farm Data Sheets (Minimum Distance Separation)
-
Farm Viability/Agrologist Study
-
Farm Information Form
-
Floodplain study
-
Functional servicing report for water, wastewater, and storm water
-
Geotechnical Assessment
-
Grading and Drainage Plan
-
Hydrogeological cumulative effects assessment where aggregate extraction is
proposed below the water table. The appropriate boundaries, level of detail, and
baseline data to be used will be determined by the County, local municipalities and
Conservation Authority as part of pre- consultation
-
Hydrogeological impact
-
Landscape Plan
-
Lighting Plan
-
Noise Study
-
Odour Study
-
Servicing Options Assessment
-
Shadow Analysis
-
Slope Stability study
-
Socio-economic impact
-
Tree preservation and
replacement
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-
Vibration Study
-
Visual impact study
-
Studies required to fulfill the polices in Section 9.9 for lands within the Greenbelt.
6.
The County, local municipalities and commenting agencies may develop standard terms
of reference to guide or scope the preparation and review of the studies referred to above.
7
Until such time the County and/or local municipality has received, to its satisfaction, all the
information it considers necessary for the appropriate review of an application, it may
deem the application incomplete and may refuse to accept or further consider the
application until suitable information is provided.
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PART 14
INTERPRETATION
14.1
CONFORMITY TO THIS PLAN
All municipal official plans, zoning by-laws and public works must conform to the policies of this
Plan. The County considers conformity to mean implementing the spirit and intent of the
Wellington County Official Plan with a view to furthering its broad policy objectives,
All municipal official plans and zoning by-laws shall be brought into conformity with this Plan.
14.2
FLEXIBILITY OF THE PLAN
No official plan can hope to anticipate all the varied circumstances that may arise in a changing
community.
To ensure the public interest and to prevent undue hardship flexibility may be used to allow minor
deviations from the text or map. This flexibility is to be exercised keeping in mind the intent of
this Plan and sound community planning principles.
14.3
NO AMENDMENTS NEEDED
Amendments to this Plan are not required in the following circumstances:
a)
for editorial changes including such things as section or page numbering, changing
references, provincial statutes or place name changes;
b)
for changing the size, colours or symbols used on maps or the names of places, roads or
other physical features.
14.4
REFERENCE TO COUNCIL
Where the term "Council" is used rather than "County Council" or "Local Council", it shall be
interpreted to mean any Council exercising an authority requiring conformity to this Plan.
14.5
DEFINED TERMS
Italicized terms in this Plan are defined in the Definitions section. Defined terms are intended to
capture both singular and plural forms of these terms. For other terms, the normal meaning of the
word applies.
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PART 15
DEFINITIONS
Activity:
means one or a series of related processes that occurs within a geographical area and may be
related to a particular land use.
Adjacent lands:
-
means those lands, contiguous to a specific natural heritage feature or area, where it is likely
that development or site alteration would have a negative impact on the feature or area. The
extent of the adjacent lands may be recommended by the Province or based on municipal
approaches which achieve the same objectives; and
-
for the purposes of Policy Direction 4.1.5, means those lands contiguous to a protected
heritage property or as otherwise defined in the municipal official plan.
Adverse effects:
as defined in the Environmental Protection Act, means one or more of:
-
impairment of the quality of the natural environment for any use that can be made of it;
-
injury or damage to property or plant and animal life;
-
harm or material discomfort to any person;
-
an adverse effect on the health of any person;
-
rendering any property or plant or animal life unfit for use by humans;
-
loss of enjoyment of normal use of property; and
-
interference with normal conduct of business.
Aerodrome:
means any area of land, water (including the frozen surface thereof) or other supporting surface
used, designated, prepared, equipped or set apart for use either in whole or in part for the arrival,
departure, movement or servicing of aircraft and includes the buildings, installations and
equipment situated thereon or associated therewith.
Affordable:
-
the case of ownership housing, housing for which the purchase price is at least 10% below
the average purchase price of a resale unit in the regional market area.
-
in the case of rental housing, a housing unit for which the rent is at or below the average
market rent of a unit in the regional market area.
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Agricultural Impact Assessment:
means a study that evaluates the potential impacts of non-agricultural development on agricultural
operations and the Agricultural System and recommends ways to avoid or, if avoidance is not
possible, minimize and mitigate adverse impacts.
Agricultural System:
means the system mapped and issued by the Province, comprised of a group of inter-connected
elements that collectively create a viable, thriving agricultural sector. It has two components:
1.
An agricultural land base comprised of prime agricultural areas, including specialty crop
areas and rural lands that together create a continuous productive land base for
agriculture;
2.
An agri-food network which includes infrastructure, services, and assets important to the
viability of the agri-food sector.
Agricultural uses:
Means the growing of crops, including nursery and horticultural crops; raising of livestock; raising
of other animals for food, fur or fibre, including poultry and fish; aquaculture, apiaries, agro-
forestry; maple syrup production; and associated on-farm buildings and structures, including
accommodation for full-time farm labour when the size and nature of the operation requires
additional employment.
Agriculture-related uses:
means those farm-related commercial and farm-related industrial uses that are small scale and
directly related to the farm operation and are required in close proximity to the farm operation.
Agri-food network:
means a network within the Agricultural System that includes elements important to the viability
of the agri-food sector such as regional infrastructure and transportation networks; on-farm
buildings and infrastructure; agricultural services, farm markets, distributors and primary
processing; and vibrant agriculture-supportive communities.
Airports:
means all Ontario airports, including designated lands for future airports, with Noise Exposure
Forecast (NEF) Noise Exposure Projection (NEP) mapping.
Alternative energy systems:
means sources of energy or energy conversion processes that significantly reduce the amount of
harmful emissions to the environment (air, earth and water) when compared to conventional
energy systems.
Ancillary:
For the purposes of Section 4.4.6, ancillary means a shed, garage, carriage house or barn.
Archaeological resources:
includes artifacts, archaeological sites and marine archaeological sites. The identification and
evaluation of such resources are based upon fieldwork undertaken in accordance with the Ontario
Heritage Act.
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Areas of archaeological potential:
means areas with the likelihood to contain archaeological resources. Criteria for determining
archaeological potential are established by the Province, but municipal approaches which achieve
the same objectives may be used. Archaeological potential is confirmed through archaeological
fieldwork undertaken in accordance with the Ontario Heritage Act.
Areas of Natural and Scientific Interest (ANSI):
means areas of land and water containing natural landscapes or features that have been identified
as having life science or earth science values related to protection, scientific study or education.
Brownfield sites:
means undeveloped or previously developed properties that may be contaminated. They are
usually, but not exclusively, former industrial or commercial properties that may be underutilized,
derelict or vacant.
Built heritage resources:
means one or more significant buildings, structures, monuments, installations, or remains
associated with architectural, cultural, social, political, economic, or military history, and identified
as being important to a community. These resources may be identified through designation or
heritage conservation easements under the Ontario Heritage Act, or listed by local, provincial or
federal jurisdictions.
Built-up area:
means all land within the built boundary which delineates the limits of the developed primary urban
centre area for purposes of measuring the minimum intensification target in this Plan.
Community improvement:
Means the planning or replanning, design or redesign, resubdivision, clearance, development or
redevelopment, construction, reconstruction and rehabilitation, improvement of energy efficiency,
or any of them, of a community improvement project area, and the provision of such residential,
commercial, industrial, public, recreational, institutional, religious, charitable or other uses,
buildings, structures, works, improvements or facilities, or spaces therefor, as may be appropriate
or necessary.
Community improvement plan:
Means a plan for the community improvement of a community improvement project area.
Community improvement project area:
Means a municipality or an area within a municipality, the community improvement of which in
the opinion of the Council is desirable because of age, dilapidation, overcrowding, faulty
arrangement, unsuitability of buildings or for any other environmental, social or community
economic development reason.
Complete Communities:
Places such as mixed-use neighbourhoods that offer and support opportunities for people of all
ages and abilities to conveniently access most of the necessities for daily living, including an
appropriate mix of jobs, local stores, and services, a full range of housing, transportation options
and public service facilities. Complete communities are age friendly and may take different shapes
and forms appropriate to their contexts.
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Connectivity:
Means the degree to which key natural heritage and key hydrologic features are connected to
one another by links such as plant and animal movement corridors, hydrologic and nutrient
cycling, genetic transfer, and energy flow through food webs.
Conserved:
means the identification, protection, use and/or management of cultural heritage and
archaeological resources in such a way that their heritage values, attributes and integrity are
retained. This may be addressed through a conservation plan or heritage impact assessment.
Cultural heritage landscape:
means a defined geographical area of heritage significance which has been modified by human
activities and is valued by a community. It involves a grouping(s) of individual heritage features
such as structures, spaces, archaeological sites and natural elements, which together form a
significant type of heritage form, distinctive from that of its constituent elements or parts.
Examples may include, but are not limited to, heritage conservation districts designated under the
Ontario Heritage Act; and villages, parks, gardens, battlefields, mainstreets and neighbourhoods,
cemeteries, trailways and industrial complexes of cultural heritage value.
Designated and available:
means lands designated in the official plan for urban residential use. For municipalities where
more detailed official plan policies (e.g., secondary plans, future development areas) are required
before development applications can be considered for approval, only lands that have
commenced the more detailed planning process are considered to be designated for the purposes
of this definition.
Designated Greenfield Area:
means the area within a settlement area that is not a built-up area. Where a settlement area does
not have a built boundary, the entire settlement area is considered designated Greenfield area.
Designated Growth Areas:
means lands within settlement areas designated in an official plan for growth over the long-term
planning horizon but which have not yet been fully developed. Designated growth areas include
lands which are designated and available referred to above, as well as lands required for
employment and other uses.
Development:
means the creation of a new lot, a change in land use, or the construction of buildings and
structures, requiring approval under the Planning Act; but does not include activities that create
or maintain infrastructure authorized under an environmental assessment process, or works
subject to the Drainage Act.
Drinking water threat:
means an activity or condition that adversely affects or has the potential to adversely affect the
quality or quantity of any water that is or may be used as a source of drinking water, and includes
an activity or condition that is prescribed by the regulations as a drinking water threat (Source:
Clean Water Act)
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Ecological functions:
means the natural processes, products or services that living and non-living environments provide
or perform within or between species, ecosystems and landscapes. These may include biological,
physical and socio-economic interactions.
Employment Area:
means those areas designated in an official plan for clusters of business and economic activities
including manufacturing, research and development in connection with manufacturing,
warehousing, goods movement, associated retail and office, and ancillary facilities. An
employment area also includes areas of land described by subsection 1(1.1) of the Planning Act.
Uses that are excluded from employment areas are institutional and commercial, including retail
and office not associated with the primary employment use listed above.
Endangered species:
means a species that is listed or categorized as an "Endangered species" on the Ontario Ministry
of Natural Resources official species at risk list, as updated and amended from time to time.
Erosion hazards:
means the loss of land, due to human or natural processes, that poses a threat to life and property.
The erosion hazard limit is determined using the 100 year erosion rate (the average annual rate
of recession extended over a hundred-year time span), an allowance for slope stability, and an
erosion allowance.
Essential emergency services:
means services such as those provided by fire, police and ambulance stations and electrical
substations, which would be impaired during an emergency as a result of flooding, the failure of
floodproofing measures and/or protection works, and/or erosion.
Established standards and procedures:
means the following:
Floodproofing standard, which means the combination of measures incorporated into the basic
design and/or construction of buildings, structures, or properties to reduce or eliminate flooding,
wave uprush and other water related hazards along the shorelines of the Great Lakes - St.
Lawrence River System and large inland lakes, and flooding along river and stream systems.
Access standard, which means a method or procedure to ensure safe vehicular and pedestrian
movement, and access for the maintenance and repair of protection works, during times of
flooding, erosion and/or other water related hazards.
Existing uses - Greenbelt:
Means uses legally established prior to the date that the Greenbelt Plan came into force. Existing
agricultural accessory buildings and structures including farm dwellings can expand on the same
lot subject to the provisions of the municipal zoning by-law.
Fish:
means fish, shellfish, crustaceans, and marine animals, at all stages of their life cycles.
Fish habitat:
means the spawning grounds and nursery, rearing, food supply, and migration areas on which
fish depend directly or indirectly in order to carry out their life processes.
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Flood fringe (for river and stream systems):
means the outer portion of the flood plain between the floodway and the flooding hazard limit.
Depths and velocities of flooding are generally less severe in the flood fringe than those
experienced in the floodway. The flood fringe is the area where development and site alteration
may be permitted, subject to appropriate floodproofing to the flooding hazard elevation or another
flooding hazard standard approved by the Ministry of Natural Resources.
Flood plain (for river and stream systems):
means the area, usually low lands adjoining a watercourse, which has been or may be subject to
flooding hazards.
Flooding hazards:
means the inundation, under the conditions specified below, of areas adjacent to a shoreline or a
river or stream system and not ordinarily covered by water:
a)
Along river and stream systems, the flooding hazards limit is the greater of:
1)
the regional flood resulting from the rainfall actually experienced during a major
storm such as the Hurricane Hazel storm (1954) or the Timmins Storm (1961),
transposed over a specified watershed and combined with the local conditions,
where evidence suggests that the storm event could have potentially occurred over
watersheds in the general area;
2)
the one hundred year flood, or
3)
a regulatory flood which is greater than 1) or 2) which was actually experienced in a
particular watershed or portion thereof as a result of ice jams and which has been
approved as the standard for that specific area by the Minister of Natural Resources.
except where the use of the one hundred year flood or actually experienced event as the standard
for a specific watershed has been approved by the Minister of Natural
Resources (where the
past history of flooding supports the lowering of the standards).
Floodway (for river and stream systems):
means the portion of the flood plain where development (other than uses which by their nature
must be located with the floodway and/or erosion control works, or where appropriate, minor
additions or passive, non-structural uses which do not affect flood flows) and site alteration would
cause a danger to public health and safety or property damage.
Where the one zone concept is applied, the floodway is the entire flood plain.
Where the two zone concept is applied, the floodway is the inner portion of the flood plain,
representing that area required for the safe passage of flood flow and/or that area where flood
depths and/or velocities are considered to be such that they pose a potential threat to life and/or
property damage. Where the two zone concept applies, the outer portion of the flood plain is
called the flood fringe.
Garden suite:
means a detached temporary housing unit which meets the Building Code for year-round use and
is accessory to the main residence on the same lot. Garden suites are established by temporary
use by-laws.
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Greyfields:
means previously developed properties that are not contaminated. They are usually, but not
exclusively, former commercial properties that are underutilized, derelict or vacant.
Ground water feature:
refers to water-related features in the earth's sub-surface, including recharge/discharge areas,
water tables, aquifers and unsaturated zones that can be defined by surface and subsurface
hydrogeological investigations.
Hazard distance:
Means the distance established as the hazard distance applicable to the propane operation
referenced in a risk and safety management plan required under Ontario Regulation 211/01
(Propane Storage and Handling) made under the Technical Standards and Safety Act.
Hazardous lands:
means property or lands that could be unsafe for development due to naturally occurring
processes. Along the shorelines of the Great Lakes - St. Lawrence River System, this means
the land, including that covered by water, between the international boundary, where applicable,
and the furthest landward limit of the flooding, erosion or dynamic beach hazard limits. Along the
shorelines of large inland lakes, this means the land, including that covered by water, between a
defined offshore distance or depth and the furthest landward limit of the flooding erosion or
dynamic beach hazard limits. Along river and stream systems, this means the land, including that
covered by water, to the furthest landward limit of the flooding or erosion hazard limits.
Hazardous sites:
means property or lands that could be unsafe for development and site and alteration due to
naturally occurring hazards. These may include unstable soils (sensitive marine clays [leda],
organic soils) or unstable bedrock (karst topography).
Hazardous substances:
means substances which, individually, or in combination with other substances, are normally
considered to pose a danger to public health, safety and the environment. These substances
generally include a wide array of materials that are toxic, ignitable, corrosive, reactive, radioactive
or pathological.
Heritage attributes:
means the principal features, characteristics, context and appearance that contribute to the
cultural heritage significance of a protected heritage property.
Hydrologic function:
means the functions of the hydrologic cycle that include the occurrence, circulation, distribution
and chemical and physical properties of water on the surface of the land, in the soil and underlying
rocks, and in the atmosphere, and water's interaction with the environment including its relation
to living things.
Infrastructure:
means physical structures (facilities and corridors) that form the foundation for development.
Infrastructure includes: sewage and water systems, septic treatment systems, waste
management systems, electric power generation and transmission, communications /
telecommunications, transit and transportation corridors and facilities, oil and gas pipelines and
associated facilities.
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Institutional uses:
means those uses, associated with hospitals, nursing homes, pre-school, school nurseries, day
care and schools, where there is a threat to the safe evacuation of the sick, the elderly, the
physically challenged or the young during an emergency as a result of flooding, failure of
floodproofing measures or protection works, or erosion.
Intake Protection Zone (IPZ):
means a zone established around a surface water intake of drinking water as prescribed in the
Technical Rules: Assessment Report (Source: Grand River SPP).
Intensification:
means the development of a property, site or area at a higher density than currently exists
through:
a)
redevelopment, including the reuse of brownfield sites;
b)
the development of vacant and/or underutilized lots within previously developed areas;
c)
infill development; and
d)
the expansion of conversion of existing buildings.
For the purposes of Section 4.4, reference should be made to the Residential Intensification
definition.
Intensification areas:
means lands identified by municipalities or the Minister of Public Infrastructure Renewal within a
settlement area that are to be the focus for accommodating intensification. Intensification areas
include urban growth centres, intensification corridors, major transit station areas, and other major
opportunities that may include infill, redevelopment, brownfield sites, the expansion or conversion
of existing buildings and greyfields.
Low and moderate income households:
-
in the case of ownership households, those with incomes in the lowest 60 percent of income
distribution in the regional market area;
-
in the case of renter households, those households with incomes in the lowest 60 percent of
the income distribution for renter households in the regional market area.
Major facilities:
means facilities which may require separation from sensitive land uses, including but not limited
to airports, manufacturing uses, transportation infrastructure and corridors, rail facilities, marine
facilities, sewage treatment facilities, waste management systems, oil and gas pipelines,
industries, energy generation facilities and transmission systems, and resource extraction
activities.
Mineral aggregate:
means gravel, sand, clay, earth, shale, stone, limestone, dolostone, sandstone marble, granite,
rock or other material prescribed under the Aggregate Resources Act suitable for construction,
industrial, manufacturing and maintenance purposes but does not include metallic ores,
asbestos, graphite, kyanite, mica, nepheline syenite, salt, talc, wollastonite, mine tailings or other
material prescribed under the Mining Act.
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Mineral aggregate operation:
means:
a)
lands under license or permit, other than for a wayside pit or quarry, issued in accordance
with the Aggregate Resources Act, or successors thereto;
b)
for lands not designated under the Aggregate Resources Act, established pits and
quarries that are not in contravention of municipal zoning by-laws and including adjacent
land under agreement with or owned by the operator, to permit continuation of the
operation; and
c)
associated facilities used in extraction, transport, beneficiation, processing or recycling of
mineral aggregate, or the production of secondary related products.
Mineral deposits:
means areas of identified minerals that have sufficient quantity and quality based on specific
geological evidence to warrant present or future extraction.
Minerals:
means metallic and non-metallic minerals as herein defined, but does not include mineral
aggregate resources or petroleum resources. Metallic minerals means those minerals from which
metals (e.g. copper, nickel, gold) are derived. Non-metallic minerals means those minerals that
are of value for intrinsic properties of the minerals themselves and not as a source of metal. They
are generally synonymous with industrial minerals (e.g. asbestos, graphite, kyanite, mica,
nepheline syenite, salt, talc, and wollastonite).
Minimum distance separation formulae:
means formulae developed by the Province to separate uses so as to reduce incompatibility
concerns about odour from livestock facilities.
Moderate and lower income households:
means:
a)
in the case of ownership housing, households with incomes in the lowest 60 percent of
the income distribution for the regional market area; or
b)
in the case of rental housing, households with incomes in the lowest 60 percent of the
income distribution for renter households for the regional market area.
Natural heritage features and areas:
means features and areas, such as significant wetlands, fish habitat, significant woodlands south
and east of the Canadian Shield, significant valleylands south and east of the Canadian Shield,
significant portions of the habitat of endangered and threatened species, significant wildlife
habitat, and significant areas of natural and scientific interest, which are important for their
environmental and social values as a legacy of the natural landscapes of an area.
Natural Heritage System:
means a system made up of natural heritage features and areas, linked by natural corridors which
are necessary to maintain biological and geological diversity, natural functions, viable populations
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of indigenous species and ecosystems. These systems can include lands that have been
restored and areas with the potential to be restored to a natural state.
Natural self-sustaining vegetation:
Means vegetation dominated by native plant species that can grow and persist without direct
human management, protection, or tending.
Negative impacts:
means:
a)
in regard to water resources, the degradation to the quality and quantity of water, sensitive
surface water features and sensitive ground water features, and their related hydrologic
functions, due to single, multiple or successive development or site alteration activities;
b)
in regard to fish habitat, the harmful alteration, disruption or destruction of fish habitat,
except where, in conjunction with the appropriate authorities, it has been authorized under
the Fisheries Act, using the guiding principle of no net loss of productive capacity;
c)
in regard to other natural heritage features and areas, degradation that threatens the
health and integrity of the natural features or ecological functions for which an area is
identified due to single, multiple or successive development or site alteration activities.
New multiple lots or units for residential development:
means the creation of more than three units or lots through either plan of subdivision, consent, or
plan of condominium.
One hundred year flood (for river and stream systems):
means that flood, based on an analysis of precipitation, snow melt, or a combination thereof,
having a return period of 100 years on average, or having a 1% chance of occurring or being
exceeded in any given year.
One hundred year flood level:
means:
-
for the shorelines of the Great Lakes, the peak instantaneous still water level, resulting from
combinations of mean monthly lake levels and wind setups, which has a 1% chance of being
equaled or exceeded in any given year.
-
in the connecting channels (St. Mary's, St. Clair, Detroit, Niagara and St. Lawrence Rivers),
the peak instantaneous still water level which has a 1% chance of being equaled or exceeded
in any given year.
-
for large inland lakes, lake levels and wind setups that have a 1% chance of being equaled or
exceeded in any given year, except that, where sufficient water level records do not exist, the
one hundred year flood level is based on the highest known water level and wind setups.
Petroleum resources:
means oil, gas, and brine resources which have been identified through exploration and verified
by preliminary drilling or other forms of investigation. This may include sites of former operations
where resources are still present or former sites that may be converted to underground storage
for natural gas or other hydrocarbons.
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Portable asphalt plant:
means a facility:
a)
with equipment designed to heat and dry aggregate and to mix aggregate with bituminous
asphalt to produce asphalt paving material, and includes stockpiling and storage of bulk
materials used in the process;
b)
which is not of permanent construction, but which is to be dismantled at the completion of
the construction project.
Portable Concrete Plant:
means a building or structure:
a)
with equipment designed to mix cementing materials, aggregate, water and admixtures to
produce concrete, and includes stockpiling and storage of bulk materials used in the
process; and
b)
which is not of a permanent construction, but which is designed to be dismantled at the
completion of the construction project.
Prime Agricultural Areas:
means areas where prime agricultural lands predominate. This includes:
-
areas of prime agricultural lands and associated Canada Land Inventory Class 4 - 7 soils;
and
-
additional areas where there is a local concentration of farms which exhibit characteristics of
ongoing agriculture.
Prime agricultural areas may be identified by the Ontario Ministry of Agriculture and Food using
evaluation procedures established by the Province as amended from time to time, or may also be
identified through an alternative agricultural land evaluation system approved by the Province.
Prime agricultural land:
means land that includes specialty crop lands and/or Canada Land Inventory Classes 1, 2, and 3
soils, in this order of priority for protection.
Propane operation:
Means an operation in respect of which a person is required to prepare a risk and safety
management plan under Ontario Regulations 211/01 (Propane Storage and Handling) made
under the Technical Standards and Safety Act.
Propane operator:
Means a person who is required to prepare a risk and safety management plan under Ontario
Regulation 211/01 (Propane Storage and Handling) made under the Technical Standards and
Safety Act.
Wellington County Official Plan
Page 202
December 2025
Protected heritage property:
means real property designated under Parts IV, V or VI of the Ontario Heritage Act; heritage
conservation easement property under Parts II or IV of the Ontario Heritage Act; and property that
is the subject of a covenant or agreement between the owner of a property and a conservation
body or level of government, registered on title and executed with the primary purpose of
preserving, conserving and maintaining a cultural heritage feature or resource, or resource, or
preventing its destruction, demolition or loss.
Provincial and Federal requirements;
means:
a)
in regard to alternative and renewable energy, legislation and policies administered by the
federal or provincial governments for the purpose of protecting the environment from
potential impacts associated with energy facilities and ensuring the necessary approvals
are obtained; and
b)
in regard to fish habitat, legislation and policies administered by the federal or provincial
governments for the purpose of the protection of fish and fish habitat, and related
scientifically established standards.
Public services:
means programs and services provided or subsidized by a government or other public body.
Examples include social assistance, recreation, police and fire protection, health and educational
programs, and cultural services.
Public service facilities:
means land, buildings and structures for the provision of programs and services provided or
subsidized by a government or other body, such as social assistance, recreation, police and fire
protection, health and educational programs, and cultural services. Public service facilities do not
include infrastructure.
Quality and quantity (of water):
is measured by indicators such as minimum base flow, oxygen levels, suspended solids,
temperature, bacteria, nutrients, hazardous contaminants, and hydrologic regime.
Rail facilities:
means rail corridors, rail sidings, train stations, inter-modal facilities, rail yards and associated
uses, including designated lands for future rail facilities
Redevelopment:
means the creation of new units, uses or lots on previously developed land in existing
communities, including brownfield sites.
Regional Market Area:
refers to an area, generally broader than a lower tier municipality that has a high degree of social
and economic interaction. The County will normally serve as the regional market area.
Renewable energy systems:
means the production of electrical power from an energy source that is renewed by natural
processes including, but not limited to, wind, water, a biomass resource or product, or solar and
geothermal energy.
Wellington County Official Plan
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December 2025
Reserve water and sewage plant capacity:
means design capacity in a centralized water and waste water treatment facility which is not yet
committed to existing or approved development.
Residence surplus to a farming operation:
means an existing farm residence that is rendered surplus as a result of farm consolidation (the
acquisition of additional farm parcels to be operated as one farm operation).
Residential Intensification:
means intensification of a property, site or area which results in a net increase in residential units
or accommodation and includes:
a)
redevelopment, including the redevelopment of brownfield sites;
b)
the development of vacant or underutilized lots within previously developed areas;
c)
infill development
d)
the conversion or expansion of existing industrial, commercial and institutional buildings
for residential use; and
e)
the conversion or expansion of existing residential buildings to create new residential units
or accommodation, including accessory apartments, secondary suites and rooming
houses.
River and stream systems:
means all watercourses, rivers, streams, and small island lakes or waterbodies that have a
measurable or predictable response to a single runoff event.
Rural lands
Means lands in the Rural System which are located outside of rural settlement areas and which
are outside prime agricultural areas.
Rural Settlements
means secondary urban centres and hamlets serviced by individual private on-site water and/or
private wastewater systems, which contain a limited amount of undeveloped lands that are
designated for development and are subject to policies that limit growth.
Secondary uses:
means uses secondary to the principal use of the property, including home occupations, home
industries, and uses that produce value-added agricultural products from the farm operation on
the property.
Section 59 Notice:
refers to the requirements under Section 59 of the Clean Water Act, which requires issuance of a
notice from the County's Risk Management Official before permitting an activity that is considered
a restricted land use as identified in the Source Protection Plans.
Sensitive:
Wellington County Official Plan
Page 204
December 2025
In regard to surface water features and ground water features, means areas that are particularly
susceptible to impacts from activities or events including, but not limited to, water withdrawals,
and additions of pollutants.
Wellington County Official Plan
Page 205
December 2025
Sensitive land uses:
means buildings, amenity areas, or outdoor spaces where routine or normal activities occurring
at reasonably expected times would experience one or more adverse effects from contaminant
discharges generated by a nearby major facility. Sensitive land uses may be a part of the natural
or build environment. Examples include: residences, day care centers, and educational and
health facilities.
Settlement areas:
means primary urban centres and rural settlements (secondary urban centres and hamlets) that
are:
a)
built up areas where development is concentrated and which have a mix of land uses;
and
b)
lands designated for residential development over the planning period of this Plan,
excluding Secondary Agricultural Areas. In cases where land in designated growth areas
is not available, the settlement area may be no larger than the area where development
is concentrated.
Sewage and water services:
Individual on-site sewage services:
means individual, autonomous sewage disposal systems within the meaning of s.8.1.2, O.
Reg. 403/97, under the Building Code Act, 1992 that are owned, operated and managed
by the owner of the property upon which the system is located.
Individual on-site water services:
means individual, autonomous water supply systems that are owned, operated and
managed by the owner of the property upon which the system is located.
Municipal sewage services:
means a sewage works within the meaning of Section 1 of the Ontario Water Resources
Act that is owned or operated by a municipality.
Municipal water services:
means a municipal drinking-water system within the meaning of Section 2 of the Safe
Drinking Water Act, 2002.
Private communal sewage services:
means a sewage works within the meaning of Section 1 of the Ontario Water Resources Act that
serves six or more lots or private residences and is not owned by a municipality.
Private communal water services:
means a non-municipal drinking-water system within the meaning of Section 2 of the Safe
Drinking Water Act, 2002 that serves six or more lots or private residences.
Wellington County Official Plan
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December 2025
Partial services:
means:
a)
municipal sewage services or private communal sewage services and individual on-site
water services;
or
b)
municipal water services or private communal water services and individual on-site
sewage services.
Significant:
means:
a)
in regard to wetlands and areas of natural and scientific interest, an area identified as
provincially significant by the Ministry of Natural Resources using evaluation procedures
established by the province, as amended from time to time.
b)
in regard to the habitat of endangered species and threatened species, means the habitat,
as approved by the Ontario Ministry of Natural Resources, that is survival necessary for
the maintenance, survival, and/or the recovery of naturally occurring or
reintroduced populations of endangered species or threatened species, and where those
areas of occurrence are occupied or habitually occupied by the species during all or any
part(s) of its life cycle.
c)
in regard to woodlands, an area which is: ecologically important in terms of features such
as species composition,
age of trees and stand history; functionally important due to
its contribution to the broader landscape because of its location, size or due to the amount
of forest cover in the planning area; or economically important due to site quality, species
composition, or past management history.
d)
in regard to other features and areas ecologically important in terms of features, functions,
representation or amount, and contributing to the quality and diversity of an identifiable
geographic area or natural heritage system.
e)
in regard to mineral potential, means an area identified as provincially significant through
comprehensive studies prepared using evaluation procedures established by the
Province, as amended from time to time;
f)
in regard to cultural heritage and archaeology, resources that are valued for the important
contribution they make to our understanding of the history of a place, an event, or a people
g)
in regard to other matters, important in terms of amount, content, representation or effect.
Criteria for determining significance in sections c) - f) are recommended by the Province, but
municipal approaches that achieve or exceed the same objective may also be used. While some
significant resources may already be identified and inventoried by official sources, the significance
of others can only be determined after evaluation.
Significant drinking water threat:
means a drinking water threat that, according to a risk assessment, poses or has the potential to
pose a significant risk (Source: Clean Water Act)
Wellington County Official Plan
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December 2025
Site alteration:
means activities, such as fill, grading and excavation, that would change the landform and natural
vegetative characteristics of a site.
Special policy area:
means an area within a community that has historically existed in the flood plain and where site
specific policies, approved by the Ministers of Natural Resources and Municipal Affairs and
Housing, are intended to address the significant social and economic hardships to the community
that would result from strict adherence to provincial policies concerning development.
Special needs:
means any housing, including dedicated facilities, in whole or in part, that is used by people who
have specific needs beyond economic needs, including but not limited to, needs such as mobility
requirements or support functions required for daily living. Examples of special needs housing
may include, but are not limited to, housing for persons with disabilities such as physical, sensory,
or mental health disabilities, and housing for the elderly.
Specialty crop land:
means areas where specialty crops such as tender fruits (peaches, cherries, plums), grapes,
other fruit crops, vegetable crops, greenhouse crops, and crops from agriculturally developed
organic soil lands are predominantly grown, usually resulting from:
-
soils that have suitability to produce specialty crops, or lands that are subject to special
climatic conditions, or a combination of both; and/or
-
a combination of farmers skilled in the production of specialty crops, and of capital investment
in related facilities and services to produce, store, or process specialty crops.
Surface water feature:
refers to water-related features on the earth's surface, including headwaters, rivers, stream
channels, inland lakes, seepage areas, recharge/discharge areas, springs, wetlands, and
associated riparian lands that can be defined by their soil moisture, soil type, vegetation or
topographic characteristics.
Threatened species:
means a species that is listed or categorized as a 'Threatened Species' on the Ontario Ministry of
Natural Resources' official species at risk list, as updated and amended from time to time.
Transportation systems:
means a system consisting of corridors and rights-of-way for the movement of people and goods,
and associated transportation facilities, including transit stops and stations, cycle lanes, bus
lanes, high occupancy vehicle lanes, rail facilities, park'n'ride lots, service centres, rest stops,
vehicle inspection stations, intermodal terminals, harbours and associated facilities such as
storage and maintenance.
Valleylands:
means a natural area that occurs in a valley or other landform depression that has water flowing
through or standing for some period of the year.
Wellington County Official Plan
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December 2025
Vulnerable:
means surface and groundwater that can be easily changed or impacted by activities or events,
either by virtue of their vicinity to such activities or events or by permissive pathways between
such activities and the surface and/or groundwater.
Waste management system:
means sites and facilities to accommodate solid waste from one or more municipalities and
includes landfill sites, recycling facilities, transfer stations, processing sites and hazardous waste
depots.
Wayside pits and quarries:
Means a temporary pit or quarry opened and used by or for a public authority solely for the
purpose of a particular project or contract of road construction and not located on the road right
of way.
Wellhead Protection Area (WHPA):
means an area that is related to a wellhead and within which it is desirable to regulate or monitor
drinking water threats (Source: Clean Water Act, Ontario Regulation 287/07).
Wetlands:
means lands that are seasonally or permanently covered by shallow water, as well as lands where
the water table is close to or at the surface. In either case the presence of abundant water has
caused the formation of hydric soils and has favoured the dominance of either hydrophytic plants
or water tolerant plants. The four major types of wetlands are swamp, marshes, bogs and fens.
Periodically soaked or wet lands being used for agricultural purposes which no longer exhibit
wetlands characteristics are not considered to be wetlands for the purposes of this definition.
Wildlife habitat:
means areas where plants, animals and other organisms live, and find adequate amounts of food,
water, shelter and space needed to sustain their populations. Specific wildlife habitats of concern
may include areas where species concentrate at a vulnerable point in their annual or life cycle;
and areas, which are important to migratory or non-migratory species.
Woodlands:
means treed areas that provide environmental and economic benefits to both the private
landowner and the general public, such as erosion prevention, hydrologic and nutrient cycling,
provision of clean air and the long term storage of carbon, provision of wildlife habitat, outdoor
recreational opportunities, and the sustainable harvest of a wide range of woodland products.
Woodlands include treed areas, woodlots or forested areas and vary in their level of significance
at the local, regional and provincial levels.
Wellington County Official Plan
Page 209
December 2025
AMENDMENTS
TO THE
COUNTY OF WELLINGTON OFFICIAL PLAN
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
1
September 30, 1999
November 5, 1999
Map change to Schedule A1-2 (Elora/Salem) land
use map
2
October 28, 1999
November 26, 1999
Pike Lake - Addition of new policy to Section 9.6.3
PA5-1 ( c ) and change to Schedule A5 (Minto) land
use map. Permit 9- hole golf course expansion.
3
January 27, 2000
February 18, 2000
Part Lot 12, Concession 2 (Town of Fergus) To
change from FUTURE DEVELOPMENT designation
to HIGHWAY COMMERCIAL to allow for the
establishment of a new auto dealership (Reliable
Motors)
4
March 1, 2000
March 22, 2000
Lands within Division 1, 2, 3 of Lot 31 and within
Division 1 of Lot 32 (Boundary of Mt. Forest and lands
annexed from Twp. of Egremont) To permit an area
along Highway 6 to be used mainly for industrial use
as well as large retail stores and accessory fast food
outlets.
5
March 30, 2000
April 27, 2000
Lots 33, 34, 35 and Part of Lot 32 and 36 (Northeast
of Gemmel St) and Lots 46, 47, 48 and Parts of Lots
45 and 49 (Southwest of Park Road) Redesignate
certain land from current HIGHWAY COMMERCIAL
to INDUSTRIAL - the establishment of a new light
industrial use (Elora Technical Services)
6
April 6, 2000
April 27, 2000
From FUTURE DEVELOPMENT to INDUSTRIAL
and GREENLANDS - Part Lots Q & R and Part of
Divisions 3 & 4 of Lot 2 (Wellington North) known as
Murphy Farms
7
OMB Order No. 1413
August 30, 2001
Addition of new policy area to Section 9.2.9 (Policy
Areas), PA1-13 Grand River Raceway, to allow for
the establishment of a racing facility for horses, a slot
gaming facility and related accessory uses.
8
May 25, 2000
June 23, 2000
To redesignate small area from Greenlands to
Residential in Palmerston's Rail Yard between
Victoria Street and Trailer Park Road (Schedule A5-
3)
Wellington County Official Plan
Page 210
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
9
June 29, 2000
August 1, 2000
Redesignate a portion of the property to
allow single detached residential use -
Township of Puslinch (Part Lot 29, Gore
Concession - Schedule A7)
10
June 29, 2000
August 1, 2000
Change policy for Fairview Golf Course, Centre
Wellington; change in local plan; modifications
to condo plan (Section 9.2.7 - 4th paragraph.)
11
May 7, 2001
May 29, 2001
Part Lot 26, Conc. 2, Township of Eramosa,
now in the Township of Centre Wellington. To
redesignate land to RECREATIONAL to permit
expansion of existing Wildwinds Golf and
Country Club from 9 to 18 holes.
12
May 31, 2001
June 29, 2001
Margaret and Lorne Streets, Harriston now
Town of Minto. Redesignate from Future
Development to Residential. One is a
housekeeping change; other to permit
additional residential development.
13
August 16, 2001
September 8, 2001
Pt. Lot 20, Conc. 12, Township of Minto. To
redesignate from Rural Industrial to Secondary
Agricultural.
14
November 29, 2001
December 28, 2001
Lots 23 and 24, Conc. 1, Town of Palmerston.
To add approximately 49 acres to Palmerston's
industrial land inventory.
15
November 29, 2001
December 28, 2001
Lot 20, Conc. 1, Township of Minto. To expand
the Palmerston Urban Centre boundary on
Schedule A5 for nursing home expansion. For
Schedule A5-3, the expansion area is to be
redesignated from Prime Agricultural to
Residential.
16
May 30, 2002
June 28, 2002
Part Lot 14, Conc. 2, Township of Centre
Wellington and Fergus. To permit the
development of a secondary school.
17
June 27, 2002
July 19, 2002
Part Lots 18 & 19, Conc. 11, change from
Future Development to Industrial on Schedule
A4-1 Drayton.
Wellington County Official Plan
Page 211
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
18
June 27, 2002
July 19, 2002
Part Lots 18 & 19, Conc. 10; change from
Future Development to Residential on
Schedule A4-1 Drayton. Redesignation will
permit Mapleton Ridge Subdivision.
19
February 27, 2003
March 26, 2003
To amend County Official Plan, Schedule A6-
Wellington North to change land use
designation from Prime Agricultural to Rural
Industrial to provide expansion of a small scale
dry industrial operation.
20
October 31, 2002
November 22, 2002
Part Lot 113, Conc. D, Expand Hamlet of
Teviotdale on Schedule A-5 along Wellington
Road 109
21
March 27, 2003
April 17, 2003
To amend the County O.P. to change land use
designation from Highway Commercial to
Residential Transition to provide for
development of an apartment building. (See
Schedule A5-3 - Palmerston)
22
April 24, 2003
May 21, 2003
Part Lot 4, Concession 11, Township of
Mapleton (former Township of Peel). To
redesignate the subject land from Prime
Agricultural to Rural Industrial PA4-5 for
Norwell Dairy.
23
April 24, 2003
May 21, 2003
Lot 12, Concession 3, Township of Nichol, now
Township of Centre Wellington (Eisen). To
permit expansion of a landscape materials
sales and outdoor storage area.
24
June 25, 2003
June 27, 2003
To change and/or modify the Wellington
County Official Plan by amending
(Housekeeping):
Wellington Growth Forecast
Correct a number of mapping and text errors
Add some new policies including permitted
uses in agricultural areas, extension of urban
services and public meetings.
Amend Schedules "A" to "H"
25
June 25, 2003
June 27, 2003
Part of Lot 15, Concession 1, WOGR in the
Township of Centre Wellington. To permit the
establishment of a church and accessory uses
on the subject lands. Subject land now within
the Elora/Salem URBAN CENTRE.
Wellington County Official Plan
Page 212
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
26
October 30, 2003
June 22, 2005
OMB Order 1628
To expand the Urban Area boundaries of
Fergus and Elora-Salem and to provide for a
new Centre Wellington Official Plan.
27
June 25, 2003
June 27, 2003
Bosomworth Farm - Part of Lot 18, Concession
4, and Part of Lots 7 & 8, Concession A and;
Whitelaw Farm - Part of Lot 6, Concession A,
Schedule A1 (Centre Wellington) be amended
as it relates to the above subject lands, by
adding the Mineral Aggregate Area boundary to
the subject lands as illustrated on Schedule "A"
of this Amendment.
28
No decision - Erin (Ospringe) Proposed Waste
Transfer Station ( File OP-2003-09)
29
September 25, 2003
October 16, 2003
To allow for the expansion of an existing gravel
pit for extraction above the water table,
operated by Capital Paving by adding the
MINERAL AGGREGATE AREA boundary to
Part of Lot 6 and Part of Lot 7, Concession 3
and removing the MINERAL AGGREGATE
AREA boundary from Part of Lot 7, Concession
3 (Schedule A7 - Township of Puslinch)
30
September 25, 2003
October 16, 2003
Part Lots 21 & 22, Concession 1, N/S Main
Street, former Town of Palmerston is amended
by redesignating the subject land from
RECREATIONAL to CENTRAL BUSINESS
DISTRICT, as shown on Schedule A5-3.
31
September 25, 2003
October 16, 2003
Part Lots 57 & 58, Concession C, formerly
Township of Minto - Village of Clifford, now
Town of Minto - is amended by redesignating
the subject lands from "FUTURE
DEVELOPMENT" to HIGHWAY
COMMERCIAL" as shown on Schedule A5-1.
32
December 4, 2004
Dec. 25, 2003
Part of Lot 10, Concession 3 and includes Part
of the Original Road Allowance between Lots
10 and 11, Conc. 3. Township of Centre
Wellington (former Twp of West Garafraxa)
To allow for the minor expansion of an existing
golf course operation known as the Lake
Belwood Golf Course.
Wellington County Official Plan
Page 213
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
33
Feb. 3, 2004
Feb. 24, 2004
Lot 1, Conc. 1- former Twp. of Erin) To expand
the Hamlet of Crewson's Corner in the Town of
Erin.
A plan of subdivision is proposed for this site.
Schedule A2 - Erin is amended to expand
Hamlet designation and revising Core
Greenland and Greenland designations.
34
March 2, 2004
March 23, 2004
Part Lots 10 and 11 north of Princess Street
and part of Park Lots 10, 11 and 12 south of
Princess Street. To redesignate three areas
within the urban centre of Mount Forest from
Residential to Recreational. Schedule A6-1
(Mount Forest) to be revised.
35
March 2, 2004
March 23, 2004
Subject land is located at southwest end of Mt.
Forest, south of Princess Street and West of
Cork Street. Area to be redesignated is
illustrated on Schedule "A". To permit a
"lifestyle" residential use. Schedule A6-1
(Mount Forest) is to be revised to allow the use.
36
March 2, 2004
March 23, 2003
Part of Lots 14 and 15, Conc. 4 Township of
Centre Wellington (former W. Garafraxa). To
permit the establishment of a residential
condominium development consisting of 5
single detached units surrounding an existing
private lake.
37
April 1, 2004
April 22, 2004
The two properties are located at extreme west
end of Palmerston on north side of Main Street
(Wellington Road 123). The 49.85 acre
property is located West Part of Lot 24, Conc.
1. The 1.3 acre property located in East Part of
Lot 1, Conc. 1.
To expand urban centre of Palmerston and
redesignate most of this property to Industrial
and Highway Commercial. The amendment
affects both Schedule A5-Minto as well as
Schedule A5-3 Palmerston.
Wellington County Official Plan
Page 214
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
38
November 4, 2004
November 25, 2004
To revise Schedules A7 (Puslinch), A7-1
(Aberfoyle) and A7-2 (Morriston) to reflect
updated natural features mapping prepared by
the MNR and local Conservation Authorities.
The County of Wellington addresses this
provincial objective through the establishment
of the GREENLANDS SYSTEM policies of the
Official Plan.
39
December 14, 2004
January 4, 2005
To expand the urban centre of Arthur and
redesignate a 2 ± acre parcel of land from
Prime Agriculture to Highway Commercial and
Future development to permit veterinary clinic.
The amendment affects Schedule A6 -
Wellington North and Schedule A6-2 - Arthur
only. There are no associated policy changes.
40
December 14, 2004
January 4, 2005
To expand the Urban Area boundary of Erin
Village and provide for a new Erin Official Plan.
41
October 27, 2005
November 22, 2005
To eliminate new county residential
designations and new lifestyle community
designations outside urban centres.
42
June 30, 2005
August 1, 2005
The purpose of the proposed Amendment is to
expand the urban centre of Harriston by
approximately 13 acres, and redesignate most
of the area to Industrial and a small area to
Core Greenland.
43
September 29, 2005
October 25, 2005
That Schedule A4-2 (Moorefield) is amended
by redesignating the subject lands from
Residential to Central Business District and
Industrial.
44
November 24, 2005
December 22, 2005
To amend the County Official Plan to
redesignate land from Recreational to
Residential (See Schedule A5-3 - Palmerston)
Wellington County Official Plan
Page 215
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
45
November 24, 2005
December 15, 2005
To revise Schedule A3 (Guelph/Eramosa), A3-
1 (Rockwood), and A3-2 (Eden Mills) to reflect
updated natural features mapping prepared by
the Ministry of Natural Resources and Grand
River Conservation Authority, also add a site-
specific Special Policy Area to allow for
possible rerouting of a municipal drain.
46
February 3, 2006
February 24, 2006
To amend the County of Wellington Official
Plan to expand the Hamlet of Crewson's
Corners (Guelph-Eramosa portion) to permit
the creation of a new residential lot.
47
January 31, 2006
February 21, 2006
To redesignate a parcel of land from Future
Development to Residential. The amendment
affects Schedule A5-2 - Harriston only. There
are no associated policy changes.
48
April 27, 2006
May 25, 2006
To redesignate the subject property from
Primary Agriculture to Secondary Agriculture.
The amendment affects Schedule A2-Erin and
there are no textual changes to the policies of
the Official Plan proposed.
49
September 28, 2006
October 27, 2006
To expand the Hamlet of Ballinafad in the
Township of Erin. The area to be developed is
located on interior lands in the northeast
quadrant of Ballinafad.
Schedule A2-2 Erin of the County Official Plan
is to be amended to expand the Hamlet
boundary and to refine Core Greenland areas.
50
May 24, 2007
OMB Order dated
December 20, 2007
To redesignate the subject property from
Highway Commercial to Residential Transition
Area. The amendment affects Schedule A5-3
- Palmerston and there are no textual changes
to the policies of the Official Plan proposed.
Wellington County Official Plan
Page 216
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
51
November 30, 2006
January 4, 2007
The purpose of this amendment (A7-Puslinch)
is to change the County of Wellington Official
Plan in order to permit the development of a
residential plan of subdivision (Part of Lots 18
and 19, Conc. 8) in the Twp. of Puslinch. The
subdivision is called Audrey Meadows
52
Feb. 22, 2007
March 23, 2007
To implement a groundwater management and
protection resource, and sustain stream flows
and valued ecosystem components where
these are maintained by groundwater. New
policies are to protect groundwater resources
and municipal supply wells from high risk land
use activities based on the recommendations
of the County's Groundwater Protection Study.
The amendment includes new Schedules
which identifies Well Head Protection Areas
and a limitation on land use activities in
sensitive areas within the County.
53
June 28, 2007
July 25, 2007
The purpose of the proposed OPA 53 is to
update the Wellington County Official Plan in
accordance with the implementation policies of
the 2005 Provincial Policy Statement.
54
April 26, 2007
June 1, 2007
To permit the expansion of an existing gravel
pit. This involves the expansion of the Mineral
Aggregate Area overlay designation as well as
revisions to the Greenlands designation,
located in Part Lots 4 and 5, Concession 5 and
6, Township of Mapleton (Willis). Schedule A4
(Mapleton) is amended.
55
October 25, 2007
November 28, 2007
To redesignate the subject area from
Residential to Industrial Policy Area PA 5-8.
The land is intended to provide a buffer area
between neighbouring residential lands and the
TG Minto plant and to allow industrial
development in the future. Schedule A5-3
Palmerston is amended.
Wellington County Official Plan
Page 217
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
56
OMB Order dated
January 19, 2010
The amendment by Capital Paving Inc.
(proposed Aikensville aggregate pit) was
denied by the OMB.
57
January 31, 2008
February 29, 2008
To change Schedule A3 (Guelph/Eramosa) to
correct errors in the original County mapping of
the Everton Hamlet boundary approved in 1999
and to refine the boundary to include the rear
portion of six existing residential lots on the
north side of Market Street.
58
March 27, 2008
April 29, 2008
To change Schedule A3 (Guelph/Eramosa) by
redesignating the lands identified on Schedule
'A' from HAMLET to PRIME AGRICULTURAL
and from PRIME AGRICULTURAL to HAMLET
to permit the establishment of five lots in an
alternative location.
59
January 31, 2008
February 29, 2008
To amend the redesignated portions of the
subject property from CORE GREENLANDS to
SECONDARY AGRICULTURAL in order to
allow for mineral extraction of an area known
as the McNally East Pit. (Schedule A7 -
Puslinch)
60
May 29, 2008
June 26, 2008
To change Schedule A7 (Puslinch) of the
County Official Plan by re-designing the subject
land identified on Schedule "A" from the current
Secondary Agricultural designation to
RECREATIONAL to permit the establishment
of a 27-hole golf course and ancillary uses
(known as the Decorso Golf Course).
61
June 26, 2008
Nov. 4, 2008
To amend the Wellington Growth Forecast by
introducing new population, household and
employment forecasts; revise text in
accordance with the new forecasts;
redesignate Belwood and Eden Mills from
'Urban Centres' to 'Hamlets', and add a policy
on compensating for tree removal related to
development on new lots. (Schedule A1, A3and
deleting Schedule A3-2 Eden Mills)
Wellington County Official Plan
Page 218
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
62
June 26, 2008
July 24, 2008
The purpose of the proposed Official Plan
Amendment is to add comprehensive policies
with regard to wind energy systems to the
Wellington County Official Plan.
63
February 26, 2009
March 26, 2009
To correct the Hamlet boundaries of Conn and
Damascus back to what they were in the 1999
West Luther Township Official Plan. (Schedule
A6 - Wellington North is amended by revising
the Conn and Damascus Hamlet Boundaries)
64
May 28, 2009
June 26, 2009
The purpose of this amendment is to add a
special policy to Section 9.4 of the County
Official Plan Guelph/Eramosa local policies) to
permit a flour mill, grain elevator and accessory
uses which are expected to access Woodlawn
Road in Guelph. Existing Core Greenlands
designation would remain unchanged.
(Schedule A3 Guelph/Eramosa is amended by
adding PA3-18 boundary to subject lands.
65
May 28, 2009
June 26, 2009
OPA 65 is to bring the Wellington County
Official Plan into conformity with Places to
Grow by revising / adding text and maps to
conform with Places to Grow policies, introduce
targets and amend the Wellington County
Growth Forecast by making minor adjustments
to population, household and employment
forecasts in accordance with Places to Grow
66
June 25, 2009
July 21, 2009
To add a Mineral Aggregate Area overlay on
top of the existing Prime Agricultural
designation and to permit the development of a
sand and gravel pit on the subject property Cox
Construction.
(Schedule A5 Minto)
67
June 25, 2009
July 21, 2009
To redesignate a portion of the subject property
from "Industrial" to Highway Commercial" to
bring the subject property into one continuous
designation. The designation will permit the
development on an additional OPP building on
the subject property.
(Schedule A6-1 - Mount Forest )
Wellington County Official Plan
Page 219
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
68
June 25, 2009
July 21, 2009
To redesignate the subject property from
Industrial and Greenlands to Residential and
Highway commercial. To develop lands with a
residential subdivision which will include a
variety of housing
types, commercial areas, some retail uses and
an open space area. (See Schedule A6-1 -
Mount Forest - Murphy Lands)
69
February 25, 2010
March 24, 2010
To change the limits of the designated Elora-
Salem Urban Centre from Prime Agricultural,
Core Greenlands and Community Planning
Study Area to Urban Centre. (Schedule A1 -
Centre Wellington)
(Ainley/Keating property Elora)
70
November 23, 2009
December 23, 2009
Section 9.5.3 addition to PA4-5 Norwell Dairy
Systems expansion of rural Industrial land.
Changing designation Part Lot 34, Conc. 11
(Twp of Mapleton)
71
April 29, 2010
May 28, 2010
The purpose of the amendment is to re-
designate part of Lot 12, Conc. 5, Twp. of
Centre Wellington, to the RECREATIONAL
category to permit the expansion of the
Highland Pines Campground (Phase 3)
Formerly West Garafraxa Twp.
72
April 29, 2010
May 28, 2010
To redesignate an area of land from FUTURE
DEVELOPMENT to Residential. (Wellington
Construction -Schedule A5-2, Harriston - Town
of Minto)
73
January 27, 2011
March 1, 2011
Schedule A7 (Puslinch) Sloot/Fox Run Estates,
is amended by changing the designation of
Part of Front Part Lot 19, Conc. 8, in the
Township of Puslinch from Secondary
Agricultural, Core Greenlands and Greenlands
to COUNTRY RESIDENTIAL, and CORE
GREENLANDS with minor boundary
adjustments, as illustrated on Schedule "A".
Wellington County Official Plan
Page 220
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
74
April 28, 2011
May 27, 2011
Schedule A5-3,Gil Development in Palmerston
has been amended by redesignating the lands
described as Part of Lot 19 and 20, Conc. 1
from "Industrial" to " Residential", "Residential
Transition" and "Highway Commercial" with
minor revisions to "Core Greenlands"
designation.
75
January 26, 2012
February 22, 2012
To redesignate an area of land from Future
Development and Prime Agricultural to
Residential and Recreational. Schedules A4
Mapleton and A4-1 Drayton are being revised.
Policy area to be created to deal with golf
course use in Core Greenland areas, to
address servicing constraints and Bobolink
habitat. (Special Policy PA4-8 - Glenaviland
Lands). Urban Area reduced.
76
October 27, 2011
OMB Order
September 12, 2012
OPA76 Partially approved by OMB. Lower half
included into urban centre and redesignated
from Prime Agricultural to Residential PA5-9.
Upper half adjourned by OMB.
77
Appealed, consolidated with OPA 81
(Hustonville-Moorefield)
78
November 24, 2011
December 20, 2011
To redesignate an area of land from FUTURE
DEVELOPMENT to RESIDENTIAL. Wellington
County Official Plan Schedule A5-2,
Wellingdale Construction. (Harriston)
79
November 24, 2011
December 16, 2011
To expand existing policy area PA1-1 to
implement a concept plan for an institutional
campus at Wellington Place. Institutional lands
are identified for expanded County services
(including supportive housing), a hospital and
health-related services and post secondary
education uses. The amendment also refines
Core Greenlands boundaries, adds Greenlands
areas, a Cultural Heritage Landscape
associated with the former House of Industry
and Refuge, and a central Commons.
Wellington County Official Plan
Page 221
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
80
January 31, 2013
Appealed
OMB PL130211
Issued Aug 28, 2015
The purpose of this proposed Amendment is to
revise Schedule A1 of the County of Wellington
Official Plan (Land Use Schedule for the
Township of Centre Wellington) by adding the
Mineral Aggregate Area overlay to the subject
lands to permit the extension of an existing
above water aggregate extraction operation.
81
April 28, 2014
December 19, 2014
The purpose of the proposed OPA is to revise
the Official Plan to ensure that it addresses
provincial policy and plans, and areas of
concern or interest identified through the 5-year
Review.
82
September 27, 2012
November 28, 2012
That Schedule A4-3 Wallenstein, Mapleton be
amended by redesignating the lands described
as Part of Lot 18, Concession 1 from Policy
Area PA4-7 to Hamlet.
83
November 21, 2013
December 18, 2013
Plume Gravel Pit in Minto OP-2010-14
84
April 3, 2013
April 24, 2013
That schedule A5-1 (Clifford) be amended by
redesignating the lands from Recreational to
Residential.
85
June 27, 2013
July 19, 2013
To expand the Rockwood Urban Centre to
permit a new elementary school. Schedule A3
(Guelph/Eramosa) and Schedule A3-1
(Rockwood) is amended by adding a portion of
the subject property to the Residential
designation in the Rockwood Urban Centre.
POLICY AREA PA3-20 ALSO APPLIES.
86
November 21, 2013
December 18, 2013
To allow for an automotive dealership (Mark
Wilson Better Used Cars) to locate in the
Township of Guelph/Eramosa at Wellington
Road 124 at Whitelaw Road.
87
November 21, 2013
December 18, 2013
Eastridge Landing lands redesignate from
FUTURE DEVELOPMENT and INDUSTRIAL
to RESIDENTIAL AND RECREATIONAL, for
the development of a residential subdivision.
Wellington North, Arthur Village
Wellington County Official Plan
Page 222
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
88
February 27, 2014
March 26, 2014
To change Schedule A3 (Guelph-Eramosa) to
expand the Urban Centre of Rockwood and to
redesignate these lands on Schedule A3-1
from Prime Agriculture to Residential, and
change Schedule A3-1 (Rockwood) to
redesignate lands from Residential to
Recreational
89
April 24, 2014
May 21, 2014
That Schedule A5 (Minto) is amended by
changing the land use designations on land
described as Part Lot 11, Concession 14, in the
Town of Minto as shown on Schedule "A" of
this amendment, from Secondary Agricultural
and Highway Commercial to Recreational and
include this same land in an expanded Policy
Area - PA5-1 Pike Lake Recreation Area. The
existing Core Greenlands designated areas are
to remain unchanged.
90
April 24, 2014
May 21, 2014
To redesignate land from Residential to
HIGHWAY COMMERCIAL to permit the
expansion of the existing Ren's Pets Depot
located in the community of Aberfoyle in the
Township of Puslinch.
91
June 12, 2014 Refused
N.A.
OP-2014-01 Pinkse in Palmerston Street level
apartments in Central Business District.
92
September 25, 2014
November 6, 2014
OPA-2014-03 - Dick in Palmerston, Highway
Commercial to Residential Transition
93
September 25, 2014
November 6, 2014
OPA-2014-04 - Hummel in Mt. Forest,
Highway Commercial to Residential.
94
March 26, 2015
April 21, 2015
To redesignate the subject property from
Future Development to Residential to permit a
single family dwelling located in Mount
Forest. (OPA-2014-05 Hummel)
95
September 24, 2015
November 19, 2015
Wellingdale in Harriston - redesignated 2.3
acres from Future Development to Residential
96
January 28, 2016
February 23, 2016
To update the policies on community
improvement, and to remove Community
Improvement Area boundaries from the land
use schedules.
Wellington County Official Plan
Page 223
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
97
November 26, 2015
OMB order issued:
Feb 22, 2017
To redesignate the lands located on Part Lot 5
& 6, Concession 5, Township of Wellington
North by adding the Mineral Aggregate area
(Schedule A6) and expanding the Mineral
Aggregate Resource overlay area (Schedule C)
to the subject lands. County of Wellington File
No. OP-2014-02, Ghent Pit (OPA#97) OMB
Approved - PL160043
98
May 26, 2016
June 29, 2016
To bring the County Official Plan into
conformity with the relevant policies and map
schedules of Source Protection Plans as they
apply to the County of Wellington. This
Amendment also establishes a new
"Communal Well Policy Area" to ensure a level
of protection is maintained for existing
communal wells in the Township of Puslinch.
This Amendment includes revised Schedules to
the County Official Plan, as mapped in the
applicable Source Protection Plan. A new
Appendix to the County Official Plan, which
identifies the Source Protection Plan Area
boundaries for all applicable Source Protection
Plans within the County, is also included.
99
May 26, 2016
Item a)
June 19, 2017
per OMB settlement
Item b)
June 28, 2016
Adopted by County
Council and not
appealed
The purpose of the proposed Official Plan
Amendment is to:
Amend the Wellington County Growth Forecast
by updating the population, household and
employment forecasts to extend to 2036 and
2041, and revise related text;
Update policies for second units, to comply with
changes to the Planning Act
100
April 28, 2016
May 24, 2016
To apply a Special Policy (PA2-4) to allow for a
an accessory dwelling unit within an accessory
building in Erin
101
April 28, 2016
May 24, 2016
That schedule A6-1 (Mount Forest) be
amended by redesignating the land from
Industrial to Highway commercial to permit a
retail store
Wellington County Official Plan
Page 224
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
102
October 26, 2016
November 24, 2016
The purpose of the amendment is to remove
the 'Proposed Major Roadway' from Schedule
A-3 of the County Official Plan that was
intended to show the alignment of future
Highway 24 and protect the corridor from
development. The province has abandoned the
corridor and the County has no interest in
building the highway. Therefore, it is no longer
appropriate to show the roadway or restrict
development in proximity to the alignment.
103
March 30, 2017
June 6, 2017
To redesignate the lands located on Part Lot 4,
Concession 5, Township of Wellington North by
adding the Mineral Aggregate area (Schedule
A6) and expanding the Mineral Aggregate
Resource overlay area (Schedule C) to the
subject lands. County of Wellington File
No. OP-2016-03, Stack Pit
104
May 25, 2017
June 29, 2017
To revise Schedule A3 of the County's Official
Plan (Township of Guelph Eramosa) by adding
a new Mineral Aggregate Area designation to
the subject lands to permit the establishment of
a mineral aggregate operation (above water
pit).
105
September 28, 2017
October 20, 2017
To redesignate the subject property from
Recreational to Residential to permit a single
family dwelling located in Palmerston
106
February 22, 2018
May 31, 2018
That Schedule A6-1 (Mount Forest) be
amended to redesignate the subject property
from Special policy Area PA6-2 to Residential.
107
March 29, 2018
April 27, 2018
That Schedule A2 (Erin) be amended by
redesignating a portion of the lands described
as Part Lots 19 & 20, Concession 8, Town of
Erin from Recreational to Secondary
Agricultural. File No. OP-2017-02, Derrydale
Golf Course Limited.
Wellington County Official Plan
Page 225
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
108
March 29, 2018
April 27, 2018
That Schedule A7-1 (Aberfoyle) be amended
by redesignating a portion of the lands
described as Part Lot 23, Concessions 7 & 8,
Township of Puslinch from Residential to
Residential Transition Area and to apply a new
Special Policy Area PA7-8 to allow for the
relocation of an existing commercial business
(Aberfoyle Snomobiles) and retention of an
existing dwelling. File No. OP-2016-05,
Aberfoyle Snomobiles.
109
November 29, 2018
December 26, 2018
The purpose of the applications is to re-
designate a portion of the property where the
former Public Works garage is situated to
permit various light industrial and commercial
uses including warehousing and a distillery.
This application will facilitate the sale and
transfer of the former public works garage
building.
The amendment affects Schedule A4-2 -
Moorefield and amends Section 9.5 of the
Official Plan by introducing a new Residential
Special Policy Area PA4-9 which applies to the
subject property.
110
November 28, 2019
December 24, 2019
That Schedule A7 (Puslinch) be amended to
include the lands described as Part of Lot 26,
Concession 2, in the Township of Puslinch
within policy area PA7-1 (Puslinch Economic
Development Area) and to refine the Core
Greenland System mapping to facilitate the
redevelopment of a former sand and gravel pit
operation. County File No. OP-2016-10, Farhi
Holdings Corporation.
111
March 26, 2020
July 24, 2020
That Schedule A1 (Centre Wellington) is
amended by re-designating the lands described
as Part Lot 11, Concession 5, Part 2 60R3039,
in the Township of Centre Wellington from
Prime Agricultural to Recreational.
112
November 26, 2020
November 26, 2020
The purpose and effect of the amendment is to
update policies for additional residential unts, to
comply with changes to the Planning Act.
Wellington County Official Plan
Page 226
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
113
October 29, 2020
November 25, 2020
That Schedule A5-1 (Clifford) be amended by
redesignating lands from Highway Commercial
to Residential, from Highway Commercial to
Industrial, and from Future Development to
Residential and to introduce two new special
policy areas to encourage the efficient use of
infrastructure and to introduce design policies
for lands designated Highway Commercial.
114
February 25, 2021
March 26, 2021
To amend Schedule A6 (Wellington North) by
re-designating a portion of the property at 7963
Wellington Road 109, Lots 8 & 9, Concession
19, (Peel) from Prime Agricultural to Rural
Employment. The amendment serves to
extend the Rural Employment Area designation
to the entirety of the property.
115
April 29, 2021
May 26, 2021
The purpose of the amendment is to amend
Schedule A5-2 (Harriston) by re-designating a
portion of the lands known as Part of Lot 88,
Concession 'D' (Minto), Part of Park Lots E &
F, Preston's Survey 'D' (Minto) (Town of
Harriston) Part of Lot 88, Concession 'D'
(Geographic Township of Minto), Town of
Minto, from Future Development and Core
Greenlands to Residential to accommodate the
development of a proposed draft plan of
subdivision. The Core Greenlands designation
is being changed to reflect the revised
floodplain as identified by the Maitland Valley
Conservation Authority. County of Wellington
File OP-2020-02, Mex Developments Inc.
116
February 25, 2021
March 26, 2021
That Schedule A7 (Puslinch) be amended by
redesignating a portion of the subject lands
from Recreational to Secondary Agricultural.
County File # OP-2020-07, Diodoro Enterprises
Limited.
Wellington County Official Plan
Page 227
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
117
March 25, 2021
April 20, 2021
The purpose of this amendment is to adjust the
boundaries of the three urban centres in the
Town of Minto: Clifford, Palmerston and
Harriston in accordance with policy 2.2.8.4 of
the Provincial Growth Plan (A Place to Grow:
Growth Plan for the Greater Golden
Horseshoe). Schedules A5 (Minto), A5-1
(Clifford), A5-2 (Harriston) and A5-3
(Palmerston) have been revised to reflect the
re-designation of certain lands and the
modification to the settlement area boundaries
(removal of lands in Clifford and Harriston and
addition of lands in
Palmerston). Corresponding updates have
been made to Schedule B5 & C, and
Appendices 2, 3 and 4.
118
May 27, 2021
June 29, 2021
That Schedule A2 (Erin) be amended to
redesignate lands described as 8940
Wellington Road 124 from "Secondary
Agricultural" to "Hamlet Area (Ospringe)" to add
3 new lots and one existing dwelling to the
Ospringe Hamlet area.
119
May 22, 2022
April 11, 2023
To define and identify a County Growth
Structure as a phase of the County's municipal
comprehensive review. The amendment
establishes a revised hierarchy of settlement
areas across Wellington and a Regionally
Significant Economic Development Study Area
in Puslinch. Provincial approval was originally
subject to 33 modifications including urban
boundary expansions, deferral of identifying the
community of Puslinch as a Hamlet until a
future review of the Greenbelt Plan (see
Schedule A-17 of OPA 119) and other
changes. Provincial Bill 150 (2023) reversed
most of the Provincial modifications to the
County adopted version of the Amendment,
including urban expansions. Final Provincial
approval with modifications was issued through
Bill 162 (2024).
Wellington County Official Plan
Page 228
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
120
February 23, 2023
July 12, 2024
To revise the Wellington Growth Forecast by
updating the population, household and
employment forecasts to extend to 2051 and
revise related text as a phase of the County's
municipal comprehensive review. Provincial
approval was subject to modifications
to expand Drayton and Moorefield in
accordance with the Township's local Growth
Management Strategy.
121
March 30, 2023
April 27, 2023
The purpose of the amendment is to update
existing Official Plan policies and add new
Official Plan policies in response to recent
legislative changes made to the Planning Act
intended to expedite the development approval
process in Ontario. The amendment also seeks
to activate some existing optional provision in
the Planning Act regarding Community
Planning Permits Systems and Alternative
Consultation Measures related to Minor Zoning
By-law amendments.
122
April 3, 2025
April 24, 2025
The purpose of this amendment is to amend
Schedule B7 (Puslinch) by extending the
abutting Country Residential designation onto a
portion of lands legally described as Part Lots
17, 18 and 19, Concession 8, in the Township
of Puslinch. County File # OP-2021-02 Audrey
Meadows Ltd.
123
October 31, 2024
September 3, 2025
The purpose of this amendment is to further
implement recommendations of the County's
Land Need Assessment (LNA) and growth
management work related to Future
Development lands and Employment Area
conversions. These changes will help ensure
suitable lands are available to accommodate
forecasted growth to 2051. The amendment
also makes several housing friendly policy
changes, responds to changes in the Planning
Act regarding the definition of 'Area of
Employment', and makes other housekeeping
updates. Provincial approval was subject to
modifications to expand Drayton.
Wellington County Official Plan
Page 229
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
124
January 25, 2024
February 23, 2024
The purpose of the amendment is to
redesignate 440 Wellington St. E., Mount
Forest from "Residential" to "Residential
Special Policy Area PA6-11" to permit a 28 unit
stacked townhouse development with a density
of 50 units per hectare. Schedule B6-1 (Mount
Forest) is also amended to reflect the
designation change.
126
April 24, 2025
November 19, 2025
The Amendment redesignates and expands
settlement area boundaries to address urban
land needs in Centre Wellington to
accommodate a range and mix of land uses
over the long-term, makes housing policy
updates, adds new employment area policies,
and implements mapping updates in the
Greenbelt Plan Area resulting from provincial
expansion of the Greenbelt, and other matters.
Three modifications to the Official Plan
Amendment have been made to address
matters related to land use compatibility and
protecting mineral aggregate resources.
127
February 5, 2025
February 26, 2025
The purpose of the amendment is to
redesignate 504 Main St N, Mount Forest from
"Residential Special Policy Area PA6-3" to
"Highway Commercial" to facilitate additional
commercial development. Text referencing
PA6-3 is removed and Schedule B6-1 Mount
Forest is amended to reflect the designation
change.
128
February 5, 2025
February 26, 2025
The purpose of this amendment is to
redesignate the lands located within the urban
boundary of 41 Park Street, Clifford from
"Future Development" and "Prime Agricultural"
to "Residential" to facilitate the development of
a residential subdivision. Schedule B5-1 is
amended to reflect the designation change.
129
March 6, 2025
March 27, 2025
The purpose of this amendment is to
redesignate lands located within the Arthur
urban boundary from "Future Development" to
"Residential" to facilitate the development of a
residential subdivision. Schedule B6-2 is
updated to reflect this change.
Wellington County Official Plan
Page 230
December 2025
NUMBER
DATE OF ADOPTION
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
130
September 25, 2025
October 29, 2025
The purpose of this amendment is to is to add
a special policy area (PA1-5) to Section 9.2.4
Policy Area and amend Schedule B1 (Centre
Wellington) to facilitate a battery energy
storage system on a portion of lands legally
described as Concession 3, Lot 10, Part Lot 11,
Township of Centre Wellington. County File #
OP-2024-04,Lindsay/Elora BESS LP.
Wellington County Official Plan
Page 231
December 2025
OMB File
NUMBER
DECISION
EFFECTIVE
DATE
DESCRIPTION OF AMENDMENT
OMB Order No.
1639
June 13, 2007
Part of Lot 11, Conc. 4, in former Twp. Of Guelph.
The purpose of this amendment is to change the
County Official Plan in order to allow for a 9-hole golf
course with a clubhouse and an associated golf
practice and golf teaching facility known as Guelph
Golf Academy.
OMB Order No.
2548
Sept. 18, 2007
To redesignate lands (Schedule A7) composed of Lots
14 and 15, Concession 4, Township of Puslinch from
"prime agricultural, mineral aggregate areas". County
of Wellington File No. OP-2004-02. Mast-Snider Pit
OMB File
Nos.
MM110025
PL110367
PL110368
OMB Approval
Issue Date:
October 13,
2011
Schedule A7 (Puslinch) was amended by revising the
Mineral Aggregate Boundary and the Provincial ANSI
(Earth Science) boundary as it relates to Part of Lot
27, Concession 1, Township of Puslinch, regarding
County File No. OP-2009-04 Neubauer Pit, St. Mary's
Cement (Canada) Inc.
PL160043
OMB Approval
Issue Date:
Feb 22, 2017
To redesignate the lands located on Part Lot 5 & 6,
Concession 5, Township of Wellington North by
adding the Mineral Aggregate area (Schedule A6) and
expanding the Mineral Aggregate Resource overlay
area (Schedule C) to the subject lands. County of
Wellington File No. OP-2014-02, Ghent Pit (OPA#97)
PL130211
OMB Approval
Issue Date:
August 28,
2015
The purpose of this proposed Amendment is to revise
Schedule A1 of the County of Wellington Official Plan
(Land Use Schedule for the Township of Centre
Wellington) by adding the Mineral Aggregate Area
overlay to the subject lands to permit the extension of
an existing above water aggregate extraction
operation.
PL171422
LPAT Approval
Issue Date:
April 12, 2019
To redesignate land from Greenlands to Secondary
Agricultural, add lands to the Mineral Aggregate Area
overlay and add lands to the Sand and Gravel
Resources of Primary and Secondary Significance to
permit extension of an existing below water aggregate
extraction operation. County File No. OP-2015-04, Mill
Creek Pit Phase 6.
Wellington County Official Plan
Page 232
December 2025
OMB File
NUMBER
DECISION
EFFECTIVE
DATE
DESCRIPTION OF AMENDMENT
Case No.:
PL180673
File Nos.:
PL180698
PL180699
LPAT Approval
Issue Date:
June 26, 2019
The purpose of the amendment is to amend Schedule
A2 (ERIN) by adding the Mineral Aggregate Area
boundary and removing the Core Greenlands
designation from the subject property.
These changes would permit MNRF to issue an
aggregate license that would allow for the expansion
of an existing aggregate operation known as the Erin
Pit owned and operated by Halton Crushed Stone Ltd.
The property is located at Part of Lots 11 & 12,
Concessions 10 & 11, Town of Erin. File OP-2016-04
PL170688
PL170472
LPAT Approval
Issue Date:
February 11,
2020
This amendment relates to the property at 8532
Highway 7 (Rockwood) being a portion of Part Lot 1,
Concession 6 in the Township of Guelph/Eramosa.
The amendment revises Schedule A3
(Guelph/Eramosa) by adding a new Mineral
Aggregate Area to the subject property and by
revising Schedule 'C' (Mineral Aggregate Resource
Overlay) to recognize the establishment of an
aggregate operation (Hidden Quarry - James Dick
Construction Limited).
County File No. OP-2016-09
PL171378
LPAT Approval
Issue Date:
June 24, 2020
To amend Schedule A2 (Erin) by adding the "Mineral
Aggregate Area" boundary for part of Lots 29 and 30,
Concession 8, Town of Erin. This amendment would
allow for the expansion of the Hillsburgh Pit (former
Huxley Pit) owned by St. Marys Cement Inc. (Canada)
OLT-23-
001059
Withdrawn
June 26, 2024
To re-designate the property from Industrial to
Residential and Highway Commercial with a Special
Policy to permit Specific Mixed-Uses.
Wellington County Official Plan
Page 233
December 2025
FURTHER APPROVALS BY MINISTRY OF MUNICIPAL AFFAIRS &
HOUSING TO THE COUNTY OF WELLINGTON OFFICIAL PLAN
MODIFICATION
NUMBER
EFFECTIVE DATE
DESCRIPTION OF AMENDMENT
76
December 17,
1999
Burnett Homes, Part of West l/2 Lot 13, Concession 9 Town of
Erin Schedule A2 Erin designate to Urban Centre
77
Schedule A2-2 Erin Village - designate to Residential and Core
Greenlands
78
February 03, 2000
Belwood Lake Golf Course, (Golf North Properties) Schedule A1 (Part
Lot 11, Conc. 3 Centre Wellington and West Garafraxa)
79
September 07,
2000
Schedule A1-2 Elora/Salem - designate to Residential Edgehill
Properties (Granwood Subdivision)
80
August 10, 2001
Amends Policy 9.8.4 and Schedule A7 Mini Lakes Property
OMB Order 0952
July 12, 2002
Resolution Deferral No. 1 (f) Schedule A3 Guelph- Eramosa. Pt. Lots
18, 19 and 20, Conc. 3, Div. B. former Township of Guelph. Mt. Elgin
Dairy Farms Ltd. (OMB File No. 001059)
December 27,
2002
Resolution Deferral 1 (g) Schedule A4-3 Wallenstein, Pt. Lots 18,
19 of Concession 2, Twp. of Mapleton. Expansion of Wallenstein
Hamlet. Creation of two industrial designations (PA4-6) and
Future Development designations (PA4-7)
OMB Order 1628
June 22, 2005
Deferral 1(b) Broken Front Concession, Part Lot 5 Former Township of
Nichol on Schedule A1. Lands added to Elora-Salem urban centre.
Appeal
Withdrawn/File
Closed
Appeal of Schedule A3-Guelph-Eramosa regarding Part Lot 4,
Concession 3 & Part Lot 4, Concession 4 by Peter Oelbaum was
withdrawn by letter dated March 26, 2002. Referral request was
closed by OMB by letter dated May 13, 2002 (OMB Case No.
PL990392 & File No. 0990068).
OMB Order
PL070333
December 5, 2016
Deferral 1(h) Wilson Quarry Approval in Lot 10, Concession 10,
Geograhic Township of West Luther. See associated Policy Area
PA6-9