‘Punch in the gut’: Opponents start to Bradford golf course development

More than 70 people packed council chambers this week, keen to share their concerns about a proposed development for Bradford Highlands Golf Club.

During a public planning meeting on 11 June, senior town planner Thomas Dysart said Bradford Highlands Joint Venture (BHJV) wanted to revise the municipality’s township boundary to include the golf club property in the urban area and rezone it from open recreation space ( OSR). agricultural (A) and residential real estate to residential one (R1) and residential two (R2), so it can be redeveloped into a subdivision with 998 units.

Officially known as 23 Brownlee Dr. (plus 2820, 2824 and 2848 Line 5) and located between the 5 and 6 lines, the property adjoins 20 existing homes along Brownlee and wraps around a cluster of 14 more at the end the streets.

Don Given of planning firm Malone Given Parson also spoke on behalf of BHJV – which includes ICG Golf, Bayview-Wellington (Highlands) and 2523951 Ontario Limited – and their proposal for the 60-hectare property to include 342 of single-detached houses, 196 semi-detached houses, 334 street houses and 126 rear houses, as well as three hectares for parks and more space for stormwater management.

That didn’t sit well with local residents, including Stephanie Sinclair, a real estate broker who has lived in the town for 36 years and called the proposal “a gut punch.”

“When did our city’s identity change from a nice, safe, nature-filled suburb to a place that strives to cram in as many people, asphalt, trash cans, and noise as possible?” she asked.

Sinclair summarized some of the concerns expressed by several residents, including that the development would be too dense to fit existing homes, not have enough park or retail space, generate too much traffic and not offer enough walking options. down — all of which Sinclair said could have been addressed if developers had better considered resident feedback from the May and July 2022 meetings.

Wanda Leblanc said she has lived in the city since June 1988 and called the proposed density “overwhelming,” which could lead to unpleasant situations similar to those depicted in the American television series. Neighborhood wars as people would be “close together”.

Leblanc and others stressed the need for a green buffer zone between existing homes and denser new development, which could act as a walking trail and help prevent damage to newer properties if aging septic systems leak. . Leblanc noted that her system is “dangerously close” to the end of its life, and if the council were to approve the proposal as is, the city would have to be liable for potential damages.

In addition to concerns about crowding from this and other developments proposed for the area, Leblanc shared another common concern among residents — the impact on privacy and property values.

“My house is my biggest personal investment,” she said. “What do you think would happen to my property value with the houses in my yard so close and so crowded?”

The proposal includes increasing the maximum development height from the usual 11m to 13m, which Leblanc worries would result in the proposed three-storey houses “daunting their house” and lead to “countless people looking through windows right into mine,” which would add “insult to injury” based on the “exorbitant” property taxes that local residents pay.

While she agreed that children should have yards “bigger than a postage stamp to play and thrive in” and also saw the importance of a home as a “forever investment”, Lorraine Mantle also suggested ways to make housing more affordable and accessible, and that the developer is considering adding an apartment building with elevators and income-adjusted rent for some units.

Residents also highlighted the Lake Simcoe Region Conservation Authority’s (LSRCA) hydrogeology and natural heritage concerns, particularly the need for redesigned drainage and potential problems with stormwater management.

In particular, Candace Smith worried about the impact on existing residents’ drinking water wells and “vulnerable aquifers,” calling the proposed development “very concerning” for how stormwater and runoff will be handled.

Smith wanted the city to provide more information about whether or not existing residents would be expected to connect to municipal water and sewer services in the future as part of the development, and city staff later confirmed that could be an option.

“How can we stay on well water while this massive development has been under construction for years?” she asked.

This concern was echoed by Mary Spencer-Thompson, who called for a vibration assessment due to the presence of so many wells and also reiterated the need for more commercial facilities in the area to avoid adding thousands of new residents “without nowhere for these people. to even go for a bag of milk.”

Spencer-Thompson and others also emphasized the need for a school in development, which was echoed by the Simcoe County District School Board, which explained that its Bradford schools are already at 108 percent capacity and requested to be five to six acres. reserved for a new school in one of three locations.

Advisors and staff weigh in on the proposal and process

Section 7 Con. Peter Dykie, in whose ward the development is proposed, said he had spent “many hours” talking to residents and reviewing the proposal and agreed with residents’ concerns.

“I’m appalled that such an impact is being put on this golf course,” he said.

While acknowledging the need for more housing in the city, Dykie said he favors “old-fashioned” large-scale community planning over a piecemeal approach, and that future high-rises anticipated to be built near the GO Transit station could help. offsetting the need to develop the golf course.

Section 5 con. Peter Ferragine also agreed with many of the residents’ concerns and said that in its current form he would not support the proposal.

“They’re going to hear a resounding no from me,” he said.

As well as concerns that the proposal would “open the floodgates” for other developers to apply for Ministerial Zoning Orders (MZOs) as a way to circumvent the city’s official plan, Ferragine also said the development must include “a in serious consideration of the existing neighborhood. ”, and it should be more than “squeezing as many houses as possible into the smallest area”.

However, he also said that the developer has the ability to make changes and could create “something beautiful”.

Virginia Breedon felt the public meeting was just an exercise in “checking the boxes” and made “an emotional plea” to “beg” the council to really consider residents’ concerns.

“Make Bradford beautiful again,” she said. “This can be done in a way that is enjoyable.”

While he appreciated the opportunity to share feedback, resident James Gregory expressed his frustration that he was “back here dealing with this madness,” of a development with a history dating back to 2017.

Given explained that the BHJV is seeking the MZO in place of the now defunct Community Infrastructure and Housing Accelerator (CIHA) order to help address the development’s rocky past and allow the process to continue, despite the fact that the provincial Minister of Municipal Affairs and Housing, Paul Calandra, however, did not provide a ruling on Simcoe County’s official plan that would affect the city’s decision for the property.

While the MZO gives the minister the power to make land zoning orders to determine the permitted use, size and spacing of buildings, Given went on to explain that the developer is not trying to circumvent the local council process.

“Anything that goes forward has to go forward with your approval,” he said.

However, community planning manager Alan Wiebe later confirmed that even if the council opposed the MZO, the minister could still approve it and there was no option to appeal the minister’s decision, leading to jeers of disapproval from the public.

“We were elected by the residents to advocate on their behalf,” Ward 1 Coun. said Cheraldean Duhaney. “I don’t understand how the province can make a decision and people have no say.”

Mayor James Leduc reminded everyone that municipalities are creatures of the province and must comply with provincial legislation, including recent changes as part of Bill 185, the Reducing Red Tape to Build More Homes Act, which just received royal assent on June 6.

As a result, the mayor said the city is doing its best to keep up, and Wiebe noted that because the changes were so recent, some specific parts of the process weren’t yet clear.

Both Ward 2 Con. Jonathan Scott and Deputy Mayor Raj Sandhu said it was better for the city to work with the developer than to shut them down and risk the decision being made by the minister on behalf of the city.

“Council is always pressed with difficult decisions,” Leduc said, noting the city’s goal of about 85,000 residents by 2051. “It’s our responsibility to plan for the future, so this app can be part of that future.”

The Board is not expected to make a decision until after staff provides a future report based on both public feedback and developer response.

Until the council makes a decision, residents can still provide written comments on the planning application no. D12-24-05 by e-mail at (email protected).

For more information, visit townofbwg.com/bradfordhighlands.