HomeMy WebLinkAbout2025-04-14
Planning and Development Committee
Agenda
Date:April 14, 2025
Time:5:00 p.m.
Location:Council Chambers or Electronic Participation
Municipal Administrative Centre
40 Temperance Street, 2nd Floor
Bowmanville, Ontario
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Pages
1.Call to Order
2.Land Acknowledgment Statement
3.Declaration of Interest
4.Announcements
5.Presentations/Delegations
6.Consent Agenda
6.1 PDS-018-25 - Intent to Pursue Heritage Designation for the Property at
2774 Concession Road 6, Darlington
4
7.Items for Separate Discussion
8.Unfinished Business
9.New Business
10.Public Meetings (6:30 p.m.)
10.1 Public Meeting for a Proposed Zoning By-law Amendment
Applicant: North Lakes Developments and Construction on behalf of
13296415 Canada Corporation
Location: 53 Liberty Street North, Bowmanville
Planner: Jacob Circo, Planner II
10.1.1 PDS-015-25 - Zoning By-law Amendment Application to
Facilitate a 7-Unit, 3-Storey Apartment Building in Bowmanville
45
10.2 Public Meeting for a Proposed Zoning By-law Amendment
Applicant: D.G. Biddle and Associates on behalf of 100801308 Ontario
Inc.
Location: 221 Liberty Street North, Bowmanville
Planner: Jacob Circo, Planner II
Planning and Development Committee Agenda
April 14, 2025
Page 2
10.2.1 PDS-016-25 - Zoning By-law Amendment Application to
Facilitate Five Residential Lots in Bowmanville
57
10.3 Public Meeting for a Proposed Official Plan Amendment, Zoning By-law
Amendment, and Draft Plan of Subdivision
Applicant: Modo Bowmanville Urban Towns Ltd. and Modo Bowmanville
Towns Ltd.
Location: 2050, 2078, 2098 Green Road and 279 Boswell Drive,
Bowmanville
Planner: Ruth Porras, Senior Planner
10.3.1 PDS-017-25 - Proposed Official Plan Amendment and Zoning
By-law Amendment Applications for Four Apartment Buildings
Ranging from 9 to 12 Storeys in Height and 74 Townhouses in
Bowmanville
69
11.Confidential Items
11.1 LGS-013-25 - OLT Appeal – Eiram Development Ltd.
Municipal Act Section 239 (2) (e) and (f)
12.Adjournment
Planning and Development Committee Agenda
April 14, 2025
Page 3
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: April 14, 2025 Report Number: PDS-018-25
Authored By: Jane Wang, Senior Planner, Community Planning
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: PLN 34.5.2.93
Report Subject: Intent to Pursue Heritage Designation for the Property at 2774 Concession
Road 6, Darlington
Recommendations:
1. That Report PDS-018-25 and any related communication items, be received;
2. That the Clerk issue a Notice of Intention to Designate 2774 Concession Road 6,
Darlington, as a cultural heritage resource under Part IV, Section 29 of the Ontario
Heritage Act;
3. That the Clerk prepare the necessary by-law if no objection(s) are received within 30
days after the date of publication of the Notice of Intention or report back to Council
regarding objection(s); and
4. That all interested parties listed in Report PDS-018-25, and any delegations be
advised of Council’s decision.
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Municipality of Clarington Page 2
Report PDS-018-25
Report Overview
The Municipality is responsible for conserving significant heritage resources. 2774
Concession Road 6, Darlington, is a rare example of the vernacular Georgian farmhouse
with Regency/Picturesque features in Clarington and is identified as Primary resource on the
Clarington Cultural Heritage Resources List.
The Clarington Heritage Committee and staff recommend the designation of the property
under Part IV, Section 29 of the Ontario Heritage Act to ensure the future of the significant
cultural resources is appropriately conserved and that it continues to be an integral part of
Clarington’s history. The owner agrees with the designation.
1. Background
1.1 Cultural heritage is important to a community because it reflects its history, traditions,
and values. It also contributes to a sense of place that fosters a community's identity
and cohesion.
1.2 The conservation of significant architectural, cultural, historical, and archaeological
resources is a matter of provincial interest and is regulated through legislation and
policies.
1.3 The Region of Durham and Municipality of Clarington have policies in their Official Plans
that promote the protection and conservation of significant cultural heritage resources.
These policies align with the goals of enhancing community health and safety and
improving the quality of life for residents.
1.4 Council holds the responsibility to designate a property under Part IV, Section 29 of the
Ontario Heritage Act (the OHA) when it concludes that the property meets the criteria
outlined in Ontario Regulation (O. Reg) 9/06 under the OHA, indicating Cultural Heritage
Value or Interest (CHVI). These criteria are based on three overarching principles
related to physical and design attributes, historical and associative connections, as well
as contextual significance. A property is required to meet two or more criteria prescribed
in O.Reg 9/06 to be designated.
1.5 The subject property is identified as Primary resource in the Clarington Cultural Heritage
Resource List. This property was subject to a Planning Act Application (severance) in
2024, and a Heritage Impact Assessment (HIA) was required to support the severance
application in accordance with the Official Plan. The HIA concluded that the property
met four of the nine criteria to be considered for designation (see Attachment 1). The
proposed severance did not negatively impact the property’s cultural heritage value.
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Municipality of Clarington Page 3
Report PDS-018-25
1.6 The Clarington Heritage Committee reviewed the HIA, and passed Motion 24.36 at its
meeting on September 17, 2024, recommending designation of the subject property
because it had sufficient cultural heritage value or interest to merit designation. The
property owner attended the Heritage Committee meeting and provided information on
the current conditions of the house and other structures on the property
1.7 Staff also communicated with the property owner regarding the heritage designation
process and heritage attributes. With the property owner’s concurrence, the designation
process was planned to be initiated after the severance was complete.
1.8 The property is shown on the location Map (Figure 1).
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Municipality of Clarington Page 4
Report PDS-018-25
Figure 1 Location Map: 2774 Concession Road 6, Darlington
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Municipality of Clarington Page 5
Report PDS-018-25
2. 2774 Concession Road 6, Darlington
2.1 2774 Concession Road 6 (known as the Roy House Farmstead) is located on the north
side of Concession Road 6, east of Clemens Road, south of the Village of Tyrone in the
Municipality of Clarington. It is considered a rare example of a vernacular Georgian 1 ½
storey farmhouse with Regency/Picturesque features, constructed circa 1852.
Figure 2: The front view of 2774 Concession Road 6 (known as the Roy House Farmstead)
2.2 The farmhouse’s 1 ½ storey massing and form is generally representative of the
Georgian style popular through the late 1800s in Ontario, however, features such as the
large tripartite windows, high ground floor ceilings, “Chinoiserie” patterning on the
transom and sidelights of the central entrance, and its siting at the top of a gentle slope
are distinctly Regency/Picturesque in their character.
2.3 The farmhouse and associated farmstead were developed by the Roy family. The Roy
family emigrated from Scotland in the 1840s. William Roy purchased the property in
1845 and constructed the fieldstone farmhouse by 1852. Wiliam Roy was an active
member of the local community, and the Roy family inhabited and actively farmed the
property for over 130 years.
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Municipality of Clarington Page 6
Report PDS-018-25
2.4 The complete description of the cultural heritage attributes of this property is included in
Attachment 2.
3. Legislation
Provincial Policy Statement
3.1 The conservation of significant architectural, cultural, historical and archaeological
resources is a matter of provincial interest identified in the Provincial Planning
Statement (PPS) 2024. PPS includes cultural heritage policies indicating that significant
built heritage resources and significant cultural heritage landscapes shall be conserved.
It also encourages the identification of significant heritage resources under the OHA.
Ontario Heritage Act
3.2 The OHA empowers a municipality to pass a by-law to designate a property that is of
cultural heritage significance in consultation with the Heritage Committee. Designation
under the OHA provides a mechanism to achieve the necessary protection of heritage
property from demolition and inappropriate alterations.
3.3 O. Regulation. 9/06 under the OHA prescribes criteria for determining a property’s
cultural heritage value or interest for the purpose of designation. The prescribed criteria
help ensure the effective, comprehensive and consistent determination of CHVI. The
property may be designated if it meets two of nine criteria. The property was evaluated
against the prescribed criteria, and it was concluded that the property’s cultural heritage
significance warranted designation.
3.4 The OHA outlines the process for designation. The Clarington Heritage Committee has
been consulted and recommended designation. Upon Council’s approval, the next step
is to publish a Notice of Intention to Designate on the Municipality’s website. A summary
description of the heritage designation process is attached to this report as Attachment
3.
3.5 Once a property is designated by a by-law under Part IV, Section 29 of the OHA, the
property owner is required to obtain consent for any proposed significant alterations to
the building’s heritage features that are listed in the designation by-law, or for demolition
of all or part of the structure, or its significant attributes.
Clarington Official Plan
3.6 Promoting cultural heritage conservation is identified as a goal to foster civic pride and a
sense of place, strengthen the local economy and enhance the quality of life for
Clarington residents. Section 8 of the Clarington Official Plan, 2018 directs the
designation of significant cultural heritage resources under Part IV of the OHA, with
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Municipality of Clarington Page 7
Report PDS-018-25
assistance from the Clarington Heritage Committee, in support of achieving the
Municipality’s cultural heritage objectives.
4. Financial Considerations
External heritage consultants may be required to provide evidence at the Ontario Land
Tribunal (OLT) in support of designation if an appeal is made. External legal services
may also be required in the event of any appeals to the OLT. This constitutes a potential
future financial cost.
5. Strategic Plan
The Clarington Strategic Plan 2024-27 outlines the objectives to cultivate a strong,
thriving, and connected community where everyone is welcome. The community’s
unique history and characteristics contribute to the community identification. Actively
identifying and designating significant cultural heritage properties contribute to achieving
one of the priorities (Connect 4.1) that promotes and supports local arts, culture, and
heritage sectors.
6. Climate Change
Not Applicable.
7. Concurrence
Not Applicable.
8. Conclusion
8.1 The Clarington Heritage Committee and staff are in support of the designation of 2774
Concession Road 6, Darlington as an individual designation under Part IV, Section 29 of
the OHA.
8.2 Should no objections be received by the Municipal Clerk within 30 days of publishing the
Notice of Intention to designate, the proposed by-law designating the property will be
forwarded to Council for approval. Alternatively, if an objection(s) is received the Clerk
will provide a report to Council.
8.3 Upon designation, the owner of the property will be presented with a bronze plaque
signifying the importance of the property to the community and the Municipality as a
whole. Following designation, the property will be eligible for a Heritage Incentive Grant
to maintain the heritage property.
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Municipality of Clarington Page 8
Report PDS-018-25
8.4 It is respectfully requested that the Recommendations be adopted.
Staff Contact: Jane Wang, Senior Planner, 905-623-3379 ext. 2411or jwang@clarington.net
or Lisa Backus, Manager, Community Planning ext. 2413 or lbackus@clarington.net
Attachments:
Attachment 1 – 2774 Concession Road 6, Darlington, Heritage Impact Assessment
Attachment 2 – 2774 Concession Road 6, Darlington, Statement of cultural value and heritage
attributes
Attachment 3 – Heritage designation process
Interested Parties:
List of Interested Parties available from Department.
Page 11
ROY HOUSE FARM STEAD
HERITAGE IMPACT ASSESSMENT
2774 Concession Road 6, Clarington, Ontario
Prepared For:
Mary Ann and Stan Found
Bethesda Ridge Farm
6229 Bethesda Road
Bowmanville, ON, L1C 0Z4
stanandmaryannfound@gmail.com
Prepared By:
Andrea Gummo & Alex Rowse-Thompson
Heritage Studio
613-305-4877
Alex@heritagestudio.ca
_______________________________________________________________________________________
Report Issuance:
Draft: May 28, 2024
Final: June 7, 2024
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CONTENTS
1. Introduction ......................................................................................................................... 2
1.1 Scope of Work .............................................................................................................. 2
1.2 Address and Owner/Contact Information ................................................................. 3
1.3 Property Location, Description & Heritage Status .................................................... 3
2. Background Research & Analysis ..................................................................................... 5
2.1 Property History ............................................................................................................ 5
2.2 Farmstead and Landscape ........................................................................................ 10
3. Cultural Heritage Evaluation ........................................................................................... 18
3.1 Ontario Regulation 9/06 Evaluation ......................................................................... 18
3.2 Draft Statement of Cultural Heritage Value or Interest .......................................... 19
3.3 Existing Condition ...................................................................................................... 21
5. Impact Assessment ........................................................................................................... 23
6. Conservation Approach ................................................................................................... 26
7. Conclusion & Recommendations ................................................................................... 26
8. Sources .............................................................................................................................. 27
.................................................................................. 28
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1. INTRODUCTION
1.1 Scope of Work
Mary Ann Found (Owner) retained Heritage Studio, to prepare this Heritage Impact
Assessment (HIA) for the property known municipally as 2774 Concession Road 6
(subject property). The subject property comprises approximately 53.8 hectares (133
acres) and includes a farmhouse, two barns and a garage. The owner proposes the
severance of the farmhouse from the surrounding agricultural lands. To facilitate the
severance, the subject property is subject to a surplus farm dwelling severance,
consolidation, and associated zoning bylaw amendment. As required by the Provincial
Policy Statement (2020), the severance must maximize the retention of agricultural
lands to be consolidated with the main parcel and minimize lands retained by the future
rural residential property.
The proposed severance includes most of the farmstead, including the traditional
driveway, landscaped lawn area, and farmhouse dwelling. It does not include the
northernmost barn, which is proposed to stay with the consolidated farm parcel to
support the ongoing agricultural operation. The proposed severed residential parcel
measures 0.926 hectares (2.3 acres).
The project team consists of Heritage Studio (heritage consultant) and Clark Consulting
Services (planner). A site visit was undertaken by Andrea Gummo, subconsultant to
Heritage Studio, on May 2, 2024, and included an interior and exterior tour of the
farmhouse and barns and walking the surrounding property. All current photographs
of the property were taken by Andrea Gummo on the site visit.
The following documents were reviewed in the preparation of this report and form the
cultural heritage policy framework: Parks Canada’s Standards and Guidelines for the
Conservation of Historic Places in Canada (the Standards and Guidelines); Ministry of
Tourism, Culture and Sport’s Heritage Tool Kit; Ontario Heritage Act; 2020 Provincial
Policy Statement; 2020 Consolidation; and Municipality
of Clarington , 2018 Consolidation.
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1.2 Address and Owner/Contact Information
The current owners of the subject property are Stan and Mary Ann Found, Bethesda
consolidation.
Address: 2774 Concession Road 6
Bowmanville, Ontario, L1C 5V3
Owner/Contact: Stan and Mary Ann Found
Bethesda Ridge Farms
6229 Bethesda Road
Bowmanville, Ontario, L1C 0Z4
stanandmaryannfound@gmail.com
1.3 Property Location, Description & Heritage Status
The subject property is located at 2774 Concession Road 6, immediately east of
Clemens Road and is 53.8 hectares in size. The traditional farm parcel included lands
Figure 1: Site map showing proposed severance (Clark Consulting
Services, 2023)
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north of Concession Road 6, where the farmhouse is located, as well as lands south of
the roadway.
The property is not currently designated under the Ontario Heritage Act (OHA), but it
the Municipality of Clarington’s municipal register of heritage
properties as a Primary Property, which means one that illustrates a best example of a
particular style of architecture. There are no adjacent properties that have been
there are several in the general vicinity of the subject
property.
subject property containing the dwelling and outbuildings as well as a small portion of
surrounding does not extend the full length of the frontage or include all of
the current property.
The cultural heritage value of the farmhouse a LACAC publication in
1993. The farmhouse is constructed of
but rare provincially. Two large tripartite windows on either side of a centrally located
door with rectangular transom and sidelights illustrate Regency characteristics in their
scale and design. The side gable roof appears to have retained its original wide cornice
and return, features that are more associated with Georgian vernacular architecture.
A unique and interesting feature of the farmhouse is the use of red brick arches with
skewbacks over openings.
Since the LACAC publication in 1993, there have been few alterations to the property.
However, a renovation in 1961 (building permit records) and, according to the current
owners, a substantial renovation/rebuild that was carried out in the 1980s, have
of the remaining heritage fabric and attributes
of the interior of the farmhouse, and most of the north
wall of the original structure. Additionally, it appears that the renovation caused the
failure and subsequent rebuilding of a large portion of the west wall. Around this time
the original farmlands south of Concession Road 6 were severed and converted to
estate residential uses.
Although the size of the farm parcel has changed over time, the picturesque setting of
the farmhouse within the north portion of the original parcel contributes to the heritage
value of the property and has been maintained to the present day.
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2. BACKGROUND RESEARCH & ANALYSIS
2.1 Property History
The Crown grant for Lot 8, Concession 6, Darlington Township was assigned to
Susannah Tuttle et al on 24 February 1836. This is a relatively late date and suggests
these lands were originally held by the Crown in reserve. Around that time, many
reserve lands were released for settlement due to political pressure that culminated in
the Upper Canadian Rebellion of 1837.
The original 200 acre (80.9 ha) lot was almost immediately subdivided. At the north
end a number of town lots were created, forming the southeastern extent of the Village
of Tyrone. A few large farm lots were created to the south, some intended to
consolidate with more established farms.
It is likely that a log or frame house existed on the property when William Roy purchased
50 acres (20.2 ha) from Peter Perry in late 1845. Shortly afterwards he purchased
concession from Fleetwood Cubitt, the original grantee.
By 1852, it appears that
had been erected and the Roy household
included William, his wife Jean or Jane
Swan, and their two sons Ebenezer and
William John. Based on the quality of
construction and materials, as well as the
picturesque design choices, it is clear the
when they came to Canada and settled in
Darlington.
William Sr., Jean, and Ebenezer were born in
Alloa, Scotland. The 1840s were a time of
mass migration from Scotland to various
colonies, and William J. was born in
Darlington in 1848, 12 years after his older
brother. William and his heirs would
continue to farm on the property until the
late 1970s.
Figure 2: Tremaine's Map of 1861 showing approximate
boundary of the Roy’s lot.
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The Agricultural Census of 1861 shows a typical family farm of the time: The Roy farm
was average in terms of size and production for the area, and it produced a huge range
of agricultural products including various grain crops, livestock as evidenced by 30
acres of pasture, root crops, and 5 acres of orchards and gardens.
Tremaine’s map of the same year shows the farm as “W. Roy” but does not include a
building marker – this was a paid feature of the map and not indicative of a lack of
buildings.
The County Atlas of 1878 shows “W. Roy” and indicates
the general location of buildings with a marker.
The 1881 Canadian Census illustrates the
multigenerational composition of the household.
William Sr and wife Jane are 72, while William J. and
his wife Robina are 33. Their children are David, 2, and
William, 7 months. By 1901 William J and Robina are
52. David is 21 and the youngest sibling, Robert, is 6.
This clipping from the Bowmanville Canadian
Statesman, November 15, 1899, shows William
J. Roy’s community and religious involvement:
“Mr. W. J. Roy’s address on Sabbath evening
was replete with pointed remarks on the duties
of parents, teachers, and all instructors of the
young.”
At the time he had several children at home that
attended the nearby Bethesda School House.
Figure 3: Durham County Atlas 1878 showing
approximate boundary of the Roy’s lot.
Figure 4: Social notes for Tyrone from the Bowmanville
Canadian Statesman, November 15, 1899
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Sometime prior to 1927, a large barn was
constructed immediately north of the existing,
smaller barn on the property. This large barn is no
longer extant.
By at least 1927 based on aerial photography and
the DND Topographic map for Oshawa, it appears
that the farm had converted a large acreage to
apple orchards on both sides of Concession Road
6. This was a common crop locally throughout the
1900s. The 1931 Census indicates Robert is 37 and
the head of the household. Charlotte, 33, is his wife,
and his mother Robina, 81, and brother David, 53,
also live on the farm.
By the 1950s a large barn was built to the rear of the
farmstead to support dairy operation. The second
large barn or implement shed is visible in the aerial
photograph from September 1960 but is no longer
standing (Figure 7).
With Robert Roy’s death in
1976, the traditional farm
parcel experienced a series of
changes, including severance
of the south half of the farm for
estate residential uses (lands
south of Concession Road 6),
and the end of the Roy family
ownership.
Figure 5: Aerial photograph 1927
showing large apple orchards.
Figure 6: DND Topographic Map for Oshawa, 1930
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The DND Topographic map for 1976 must have been drafted too early to capture the
changes in property ownership.
Figure 8: DND Topographic map for Bowmanville, 1976
Figure 7: Aerial photograph 1960 showing apple orchards and an additional barn, no
longer extant.
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Today, the farmhouse and three outbuildings exist (i.e., two barns and a garage). The
farmhouse are still in agricultural production (crops).
Figure 9: Fieldstone farmhouse on approach from driveway. (May 2024)
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2.2 Farmstead and Landscape
“Roy House”
to a height
of 1 ½ storeys, a popular choice at the time
to avoid the higher taxes levied on multi-
storey buildings.
The farmhouse is constructed of a dressed
dressed rubble stone side walls (and
presumably the rear/north wall, of which
only a portion appears to remain).
The geology of the area is characterized
by drumlins, creating rolling hills of
varying aggregate materials south of the
Oak Ridges Moraine but north of the
plains adjacent to Lake Ontario.
stone material appears identical to other
buildings in the immediate
vicinity of the subject property, and it is
likely that the materials were gathered on
site or nearby. Most of the stones appear
to be granite in various colours.
Figure 10: Fieldstone detail. (May 2024)
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coursed approximately every 18”, with larger
boulders used near the foundation and corners. These could be considered “boulder
quoins”.
Original windows and doors appear to have been wooden. Windows were wooden,
including frames and sills . No evidence of
original exterior doors is available, but the original wooden door surround is extant
(see Figure 13).
side and rear elevations are vertically sliding sash windows, with panes arranged in a
12 over 12 pattern. These windows are found on the west, east and north elevations of
the farmhouse.
The other two original windows exist on , discussed in detail below (see
Figure 12).
Upper storey windows as well as the rear western window appear to have been
replaced in vinyl.
Figure 11: Southwest corner
showing "boulder quoins". (May
2024)
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These large, tripartite windows
show variations in the glass
panes indicative of their age
and are arranged in a 9 over 9
pattern on the central sash and
3 over 3 on the side sashes. All
three windows appear to have
been operable vertically
sliding sash windows, although
they are currently inoperable
and protected by an
immovable exterior storm
window.
The centrally located front door has a
rectangular transom light and sidelights
with “Chinoiserie” pattern; both of which
appear to be original.
Figure 12: Detail of original tripartite window. (May 2024)
Figure 13: Centrally located front door
with original transom and sidelights.
(May 2024)
Figure 14: Interior view of original
transom detail. (May 2024)
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The side gable roof appears to have retained its original wide eave, including frieze
and cornice with return, characteristic of its vernacular Georgian form.
The east elevation has only one window on the second story, but the west elevation
features two. This may be related to the view of the property from Clemens Road, where
the west elevation is visible. The east elevation is not visible from the public realm.
The use of brick voussoirs for openings is an unusual choice. The bricks are red in
colour and appear to be “colonial size” rather than standard (50 mm thick versus 60
mm thick). The voussoirs form Also rarely seen are the panels of
brickwork on either side of the arches, called skewbacks, which help to support the
outside of the arch; an easier method than
Typically, skewbacks are constructed with different proportions: the brickwork is taller
than it is wide. These brickwork skewbacks extend two stretchers and a header beyond
the window opening, making them unusual.
brick arches and skewbacks is found nearby at
2767 Concession Road 4, but this building has much smaller window openings on its
n architectural twin.
Some of the original function and use of the farmhouse has been obscured by modern
interventions, but enough clues remain to suggest the following:
Although the farmhouse is 1 ½ storeys with a modest rear extension when it was
constructed, it appears to have had a full basement. The front door opens onto a
staircase to the upper storey with the basement stairs located underneath. At least four
(south) and
one on each side wall, toward the rear of the farmhouse. Substantial reconstruction of
Figure 15: West elevation, left, has two windows on the upper storey;
and east elevation, right, has one. (May 2024)
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the basement has meant that the evidence of window openings is the only clue to its
former use, which was likely a winter kitchen, scullery and laundry, along with food and
heating fuel storage.
It is likely that a frame summer kitchen was at one time located to the rear of the
farmhouse . Locally, it was typical for the rear of a farmhouse
to extend in a “tail” and sometimes included an attached driveshed and stable. It
appears that the original tail has been replaced by two modern garages, attached to
the farmhouse.
There was no evidence of a former porch or verandah, which were common for the
time. The location of the basement windows makes it somewhat unlikely that there
with Regency styles. It is possible that a verandah extended along a side wall of the rear
extension.
There are no obvious signs of original heating sources, but the location of windows and
located towards the rear of the farmhouse. Wood and coal burning stoves were also in
common use at the time and could even be located in the centre of a room for better
heat distribution, with chimney pipes extending upwards to heat the room above. It is
possible that chimney pipes came together at the centre over the stairs and joined a
centrally located chimney.
Barns
Three barns currently exist on the
property: a small garage at the head of
the driveway that is partially collapsed
and appears to be post WWII
construction, a 1950s gambrel roof dairy
barn with silo, and a third barn clad in
aluminum and located close to the
farmhouse.
the barn clad in aluminum
appears to be post WWII construction,
but on further examination it may be the
farm’s original barn. It is an appropriate scale and orientation for a pre-1860 barn,
Figure 16: 1950s gambrel roof dairy barn.
(May 2024)
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15 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
although possibly slightly taller today due to renovations. The structural stability of the
barn is unknown, and interior access was not possible, but there is evidence of full logs
used in the construction of its frame.
Many of the larger (and likely later construction) barns of the area are constructed of
foundation on this barn, and it appears to be a typical English barn of the mid-1800s
constructed of frame and log.
Landscape
The location of the farmhouse within the farm parcel is a key aspect of its
Regency/Picturesque features. The farmhouse faces south, toward the Concession
Road, at the end of a long driveway. From the roadway the farmhouse appears low and
horizontal, a Regency characteristic.
Figure 17: Possibly original barn now clad in aluminum. (May 2024)
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16 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
However, the impressive scale of the farmhouse becomes apparent on approach, as it
features higher ceilings and larger windows than were common for the time.
The farmhouse is sited to maximize views to and from the dwelling.
The topography of the property shows a gentle slope from north to south, towards the
southern concessions of the former Township and eventually Lake Ontario. It is likely
that before the southern farm parcel was severed and converted to estate residential
area to the extreme south of the original property.
Figure 18: Dwelling from the public realm/Concession Road 6. (May
2024)
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17 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
The landscaping of the property through the 1800s
likely featured fewer mature trees, and more of the
current lawn area in agricultural production. It is likely
that the front of the farmhouse featured a fenced
It is likely that any barn yard for livestock was located to
the north of the aluminum clad barn, away from the
farmhouse.
Figure 19: Interior view from
southwest, likely original,
window. (May 2024)
Figure 20: View south from southwest window. (May
2024)
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18 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
3. CULTURAL HERITAGE EVALUATION
3.1 Ontario Regulation 9/06 Evaluation
Ontario Regulation 9/06 sets out the criteria for determining whether a property is of
cultural heritage value or interest. In accordance with Section 2. (3) the subject property
must meet two or more of the criteria in order to be designated under Section 29 of
the OHA.
The 1993 LACAC description for the property provides a description of the property’s
architectural value as well as some historical background. Using the property research
in Section 2 of this report as well as the LACAC description, the following table
evaluates the property at 2774 Concession Road 6 using Ontario Regulation 9/06.
Criteria Description Assessment Explanation
Design or
Physical
Value
1. it is a rare, unique,
representative or
early example of a
style, type,
expression, material
or construction
method.
The farmhouse has design
value as a rare example of a
vernacular Georgian
farmhouse with
Regency/Picturesque
features.
2. it displays a high
degree of
craftsmanship or
artistic merit.
N/A
3. it demonstrates a
high degree of
technical or scientific
achievement.
N/A
Historical or
Associative
Value
4. it has direct
associations with a
theme, event, belief,
person, activity,
organization or
institution that is
significant to a
community.
The farmhouse and
associated farmstead were
developed by the Roy family
who emigrated from Scotland
and inhabited and actively
farmed the property for over
130 years.
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19 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
5. it yields, or has the
potential to yield,
information that
contributes to an
understanding of a
community or
culture.
N/A
6. it demonstrates or
reflects the work or
ideas of an architect,
artist, builder,
designer or theorist
who is significant to a
community.
N/A
Contextual
Value
7. it is important in
defining, maintaining
or supporting the
character of an area.
The property is representative
of a 19th century Ontario rural
agricultural landscape that
remains relatively unchanged
and contributes to the local
rural character.
8. it is physically,
functionally, visually
or historically linked
to its surroundings.
The farmstead is sited to
support its Regency-
Picturesque features.
9. it is a landmark. N/A
3.2 Draft Statement of Cultural Heritage Value or Interest
Introduction and Description of Property:
The Roy House Farmstead at 2774 Concession Road 6 is located on the north side of
Concession Road 6, east of Clemens Road, south of the Village of Tyrone in the
Municipality of Clarington. The 53.8 hectare property comprises two
barns, a garage and a 1 ½ storey , constructed circa 1852.
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20 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
Cultural Heritage Values
The property has design value or physical value because it is a rare, unique,
representative or early example of a style, type, expression, material or construction
method.
The farmhouse has design value as a rare example of a vernacular Georgian farmhouse
with Regency/Picturesque features. The farmhouse’s 1 ½ storey massing and form is
generally representative of the Georgian style popular through the late 1800s in
Ontario, however, features such as the large tripartite windows
ceilings, “Chinoiserie” patterning on the transom and sidelights of the central entrance,
and its siting at the top of a gentle slope are distinctly Regency/Picturesque in their
character. Another rare design choice is the use of
wide skewbacks. The farmhouse
local material, less common in other jurisdictions, and is dressed with courses every 18”
or so with “boulder coins” elevating the farmhous e’s design.
The property has historical value or associative value because it has direct associations
to a community.
The farmhouse and associated farmstead were developed by the Roy family. The Roy
family emigrated from Scotland in the 1840s. William Roy purchased the property in
member of the local community and the Roy family inhabited and actively farmed the
property for over 130 years.
supporting the character of an area.
character of the surrounding area. The farmstead contributes to an agricultural parcel
fabric throughout the rural areas of the former Darlington Township that is
and 1 ½ - 2 storey farmhouses built of stone or frame.
The property has contextual value because it is physically, functionally, visually or
historically linked to its surroundings.
The farmstead is located to maximize views to and from the property, supporting its
Regency/Picturesque attributes. It has a large setback from the roadway and a long,
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21 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
straight drive to a cluster of buildings, with the farmhouse sitting proud in the forefront.
From the roadway, the farmhouse appears low and rectangular in a park-like setting.
Key exterior elements that contribute to the property’s cultural heritage value include
its:
1 ½ storey massing;
Side gable roof with original wooden eaves with returns;
with centrally located front door;
Dressed broken coursed with “boulder quoins”;
Minimally dressed rubblestone side and rear walls;
Original window openings with red brick arches with
skewbacks;
Three original wooden vertically sliding sash windows on with 12 over 12
Original large wooden tripartite windows with vertically sliding sash with 9 over
9 patterning on the central sashes and 3 over 3 on the side sashes on the
;
Original door opening with red brick arch and skewbacks and transom and
sidelights with “Chinoiserie” patterning;
Original basement window openings and red brick arches and
skewbacks ;
Picturesque landscape with farmhouse set back from the road via a long
straight driveway, and ; and
Farmstead with associated outbuildings/barns whose number and
arrangement continue to evolve through time.
The following features of the property do not contribute to its cultural heritage value:
Gable dormer window on (south elevation), which is a modern addition;
Modern aluminum shutters;
Rear addition(s) including the second storey rear dormer; and
Northernmost 1950s dairy barn with silo.
3.3 Existing Condition
farmhouse appears to be good. There is no
evidence of structural issues, or the farmhouse appears to be well maintained. There is
evidence of inappropriate mort
does not appear to be any resulting damage to masonry units. The asphalt shingle roof
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22 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
appears to be in fair condition with raingear (i.e., troughs and downspouts) in working
order. The Owner has advised that the shingles will need replacing in the short-term
and that there is some evidence of rust on the raingear. The grade immediately
surrounding the farmhouse appears to have risen over time.
The small garage is in poor condition and partially collapsed. The small barn’s condition
is unknown, as it is obscured by aluminum cladding on the exterior and stored items
within. If the barn has been appropriately maintained, it is likely to continue to stand for
a long time, based on the strength of the suspected construction materials (i.e., full log
beams). The 1950s dairy barn appears to be in sound condition and well maintained.
4. PROPOSED DEVELOPMENT
adjustment of parcels of property as “development”.
In this case, the owners propose severing the farmstead from the surrounding
agricultural lands, which will be consolidated with farmlands to the immediate east,
across Bethesda Road, per the image below.
The proposed severance of the traditional farmstead will maximize the retention of
agricultural lands to be consolidated with the main parcel and minimize lands retained
Figure 17: Farmland consolidation. (Clark Consulting Services, 2023)
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23 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
by the future rural residential property, as required by the PPS 2020. The proposed
severed residential parcel measures 0.926 hectares (2.3 acres).
The proposed residential parcel includes most of the farmstead, including the
traditional driveway, landscaped lawn area, and farmhouse. It does not include the
northernmost barn, which is proposed to stay with the consolidated farm parcel to
support the ongoing agricultural operation.
5 . IMPACT ASSESSMENT
Given that the subject property meets multiple criteria under Ontario Regulation 9/06,
an assessment of the potential impact(s) of the proposed severance and zoning bylaw
amendment is required. The following table assesses the proposed severance of the
farmhouse from the agricultural lands in relation to potential negative impacts
Figure 18: Proposed severed parcel. (Clark Consulting
Services, 2023)
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24 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
Potential Negative Impact Assessment
Destruction of any, or any part
of, significant heritage
attributes or features
None. There are no demolition or physical changes
proposed to any of the identified heritage attributes
of the property.
Alteration that is not
sympathetic, or is
incompatible, with the historic
fabric and appearance
None. Despite being a legally separate lot, the
continued agricultural use of the surrounding
retained lot maintains the rural agricultural setting of
the Roy House Farmstead.
Shadows created that alter the
appearance of a heritage
attribute, or change the viability
of a natural feature or
plantings, such as a garden
None.
Isolation of a heritage attribute
from its surrounding
environment, context or a
significant relationship
None. Although the 1950s dairy barn is proposed to
be legally separated from the farmstead, visually it will
still form part of the cluster of outbuildings. The barn
itself has not been identified as a heritage attribute of
the property.
Direct or indirect obstruction of
significant views or vistas
within, from, or of built and
natural features
None. The proposed severance maintains views to
and from the property, including the Picturesque
landscape, which is identified as a heritage attribute.
A change in land use such as a
battlefield from open space to
residential use, allowing new
development or site alteration
in the formerly open space.
None.
Land disturbance such as a
change in grade that alters
soils, and drainage patterns
that adversely impact
archaeological resources.
None.
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No physical changes are currently proposed to the property. Although the 1950s dairy
adds to the overall
agricultural character of the property. Separating it from the traditional farmstead
cluster presents a negligible impact on its historic agricultural character given that the
barn’s agricultural use will continue in its current location, and maintaining the barn
with the consolidated parcel will help to ensure its continued agricultural use.
Similarly,
proposed new parcel presents a negligible impact on its agricultural character;
(i.e., not developed into residential
use) and thus the visual and contextual setting of the farmhouse will be conserved, and
this impact will be imperceptible.
The proposed residential parcel, while slightly larger than is typically permitted for a
surplus farm dwelling, represents the minimum possible lot size that will maintain the
heritage character of the farmstead.
While the property boundaries are changing and a new residential lot is being created,
the land uses on the property are not proposed to change and no impacts to the
heritage attributes list for the property
In summary, there are no recommended mitigation strategies, given the absence of
The Ontario Heritage Toolkit does not address potential positive impact(s) which in this
case includes:
The continued use of retained lot for agricultural use
immediate east and west of the severed parcel.
The continued use of the 1950s dairy barn for agriculture. This will ensure its
ongoing maintenance and stability.
farmhouse for residential uses, which will be
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26 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
6 . CONSERVATION APPROACH
The primary conservation treatment for this project is rehabilitation1 to allow the
continued residential use of the farmhouse, whi
cultural heritage value, while enabling the ongoing historic agricultural use of the
retained lot. To support the continued conservation of the farmhouse, it is
recommended to ensure that any masonry repairs are carried out by a skilled heritage
mason using appropriate mortar and techniques. It would be prudent to remove any
inappropriate cement-based .
The original windows, which are in relatively good condition for their 170+ year age
are not currently operable and are reported to be draughty in winter. It is
recommended to retain a skilled heritage carpenter to carry out any necessary repairs
and/or adjustments and therefore have improved
thermal performance and are functional. The replacement of the modern inoperable
storm windows with period-appropriate functional storms is also recommended to
both improve thermal performance and to allow the normal operation of the original
sash windows.
7 . CONCLUSION & RECOMMENDATIONS
In summary, the proposed changes to the property boundaries do not negatively
impact the cultural heritage value or attributes of the Roy House farmstead. No changes
to land use are proposed, and at this time, no associated construction or other physical
changes are proposed. The implementation of the requested Planning Act applications
and change in lot boundaries will be visually imperceptible and will conserve the
cultural heritage value of the property by ensuring its continued use.
The proposal broadly:
Complies with Policy 2.6.1 of the 2020 Provincial Policy Statement
o
landscapes shall be conserved.
encourage the conservation, protection, enhancement and adaptive re-use of
1 The sensitive adaptation of an historic place or individual component for a continuing or compatible
contemporary use, while protecting its heritage value. (Parks Canada’s Standards and Guidelines for
the Conservation of Historic Places).
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27 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
landscapes.”
Complies with Policy 8.3.7
o on
the Municipal Register may be permitted where the proposed
development has been evaluated through a Heritage Impact Assessment
and it has been demonstrated that the heritage attributes of the protected
heritage property will be conserved.
Achieves Standards 1 and 5 of Parks Canada’s Standards and Guidelines for the
Conservation of Historic Places in Canada:
o Standard 1 – Conserve the heritage value of a historic place. Do not
remove, replace or substantially alter its intact or repairable character-
location is a character-
o Standard 5 - Find a use for a historic place that requires minimal or no
change to its character-
No other studies are recommended at this time; however, moving forward it is
recommended that the portion of the subject property subject to severance and
farmhouse be considered for designation under the Ontario
Heritage Act, given its cultural heritage value. The draft Statement of Cultural
Heritage Value, which includes a list of heritage attributes, should inform the future
designation bylaw.
8 . SOURCES
Arthur & Witney. The Barn: A Vanishing Landmark in North America. Arrowood Press.
New York: 1988.
Bagnato et al. Footpaths to freeways: The Story of Ontario’s Roads. Ministry of
Transportation and Communications. Toronto: 1984.
Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1784 to
the present. Leaside: 1989.
Cruickshank & Stokes. The Settler’s Dream. Friesens Corp. Altona: 2009. [reprint]
Page 39
28 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
Department of National Defence Topographic Maps, Oshawa and Bowmanville Sheets,
1930, 1969, 1976.
Illustrated Historical Atlas of Northumberland and Durham Counties. Toronto: H.
Belden & Co., 1878.
Leetooze, S.B. The First 200 Years: A Brief History of Darlington Township. Lynn Michael-
John Associates, Bowmanville: 1994.
McBurney & Byers. Homesteads: Early buildings and families from Kingston to Toronto.
University of Toronto Press. Toronto: 1979.
MacRae & Adamson. The Ancestral Roof: Domestic Architecture of Upper Canada.
Clarke, Irwin & Co. Toronto: 1963.
MacRae & Adamson. Hallowed Walls: church architecture of Upper Canada. Clarke,
Irwin & Co. Toronto: 1975.
Mikel, Robert. Ontario House Styles. James Lorimer & Co. Toronto: 2004.
Minhinnik, Jeanne. At Home in Upper Canada. Stoddart. Toronto: 1970.
National Air Photo Library. Natural Resources Canada Aerial Photography 1927, 1960.
Squair, John. The Townships of Darlington and Clarke. Toronto: University of Toronto
Press, 1927.
Tremaine, George R., Tremaine’s Map of the County of Durham, Upper Canada. George
C. Tremaine, Toronto: 1861.
Webber & Morwick. Soil Survey of Durham County. Ontario Agricultural College and
N. R. Richards Experimental Farm Service. Guelph: 1946.
Wright, Janet. Architecture of the Picturesque in Canada. Parks Canada. Ottawa: 2011.
9 . PROJECT PERSONNEL & QUALIFICATIONS
Heritage Studio
cultural heritage planning. We believe that all planning and design work should be
rooted in an understanding of the heritage of a place, whether physical, cultural,
environmental, or intangible. Accordingly, we advocate for an integrated approach to
heritage conservation and land use planning, an approach that we believe is
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29 2774 Con Rd 6 | Heritage Impact Assessment HERITAGEstudio
fundamental to creating, enhancing, and sustaining quality places. To this end, we
promote communication and collaboration between our clients and stakeholders with
the goal of bringing a pragmatic values-based approach to complex planning
challenges. Heritage Studio offers the following core services: cultural heritage
evaluations, heritage impact assessments, cultural heritage policy development, and
heritage planning support and advice.
Alex Rowse-Thompson, MEDes, RPP, CIP, CAHP
As principal and founder of Heritage Studio, Alex has more than 14 years of heritage
conservation and planning experience that includes both private sector and municipal
planning roles. Her experience is rich and varied, from her involvement in large-scale
regeneration sites in the UK, to the development of heritage conservation district
studies and plans in Ontario municipalities and working with architects to ensure
heritage-informed restoration and new construction. Alex is a member of the Canadian
Association of Heritage Professionals, the Canadian Institute of Planners, and the
Ontario Professional Planners Institute.
Alex has produced and reviewed numerous Heritage Impact Studies (HIS) throughout
her career, giving her a balanced and broad perspective. She is well versed in the
application of Parks Canada’s Standards and Guidelines for the Conservation of Historic
Places in Canada and the Ontario Heritage Tool Kit, which together form the policy
framework for developing HIS reports in Ontario. Alex has worked on both small and
large-scale projects, ranging from the adaptive reuse of an historic broom factory to
the redevelopment of a former industrial site adjacent to the Rideau Canal in Kingston.
Her collaborative approach with municipalities, architects, developers, and property
thereby allowing appropriate and practical mitigation strategies to be developed. Alex
sees the development of Heritage Impact Studies as an iterative process, whereby the
goal is to leverage the value of cultural heritage resource(s) to improve overall project
outcomes.
Andrea Gummo, MCIP, RPP
Andrea is a land use planner with specializations in policy development and application
and ethical heritage conservation. With over 15 years’ experience in government at the
provincial, municipal and conservation authority levels, Andrea is a freelance land use
planner based in Kingston Ontario. She volunteers her time as a member of the board
of the Frontenac Heritage Foundation.
Page 41
Attachment to PDS-018-25
2774 Concession Road 6, Darlington: The Roy House Farmstead
Statement of Significance and List of Character-Defining Features
Description
The Roy House Farmstead at 2774 Concession Road 6 is located on the north side of
Concession Road 6, east of Clemens Road, south of the Village of Tyrone in the
Municipality of Clarington. The original 53.8 hectare property comprises agricultural
fields, two barns, a garage and a 1 ½ storey fieldstone farmhouse. The fieldstone
house, severed from farmland, was constructed circa 1852.
Physical/Design Value
The farmhouse has design value as a rare example of a vernacular Georgian
farmhouse with Regency/Picturesque features. The farmhouse’s 1 ½ storey massing
and form is generally representative of the Georgian style popular through the late
1800s in Ontario, however, features such as the large tripartite windows, high ground
floor ceilings, “Chinoiserie” patterning on the transom and sidelights of the central
entrance, and its siting at the top of a gentle slope are distinctly Regency/Picturesque in
their character. Another rare design choice is the use of flat brick arches over openings
with wide skewbacks. The farmhouse’s field stone material is representative of a
common local material, less common in other jurisdictions, and is dressed with courses
every 18” or so on the façade with “boulder coins” elevating the farmhouse’s design.
Historical/Associative Value
The farmhouse and associated farmstead were developed by the Roy family. The Roy
family emigrated from Scotland in the 1840s. William Roy purchased the property in
1845 and constructed the fieldstone farmhouse by 1852. Wiliam Roy was an active
member of the local community and the Roy family inhabited and actively farmed the
property for over 130 years.
Contextual Value
The farmstead and surrounding agricultural fields maintain and support the rural
character of the surrounding area. The farmstead contributes to an agricultural parcel
fabric throughout the rural areas of the former Darlington Township that is characterized
by rolling hills, farm fields and pastures, barns and other outbuildings, and 1 ½ - 2
storey farmhouses built of stone or frame.
The farmstead is located to maximize views to and from the property, supporting its
Regency/Picturesque attributes. It has a large setback from the roadway and a long
straight drive to a cluster of buildings, with the farmhouse sitting proudly in the forefront.
From the roadway, the farmhouse appears low and rectangular in a park-like setting.
Page 42
Attachment 1 to
Report PDS-018-25
Description of Heritage Attributes
Key exterior elements that contribute to the property’s cultural heritage value include its:
• 1 ½ storey massing;
• Side gable roof with original wooden eaves with returns;
• Symmetrical three bay façade with centrally located front door;
• Dressed broken coursed fieldstone façade with “boulder quoins”;
• Minimally dressed rubblestone side and rear walls;
• Original window openings with wooden sills and flat red brick arches with
skewbacks;
• Three original wooden vertically sliding sash windows on with 12 over 12
pattering on the ground floor of the west, north and east elevations;
• Original large wooden tripartite windows with vertically sliding sash with 9 over 9
patterning on the central sashes and 3 over 3 on the side sashes on the façade;
• Original door opening with flat red brick arch and skewbacks and transom and
sidelights with “Chinoiserie” patterning;
• Original basement window openings and with flat red brick arches and
skewbacks (two in front façade, one on each side wall towards the rear); and
• Picturesque landscape with farmhouse set back from the road via a long straight
driveway, and surrounded by agricultural fields;
Page 43
Designation Proposed
Council consults with the
Heritage Committee
Council
Decision:
Proceed with
Designation?
Notice of Intention to Designate:
Designation by-law passed
Notice of Designation:
•Served on property owner
•Served on the Ontario Heritage Trust
•Right to objection
•Published in accordance with the
Ontario Heritage Act
•Served on property owner
•Served on the Ontario Heritage Trust
•Served any person who objected
•Right to appeal
•Published in accordance with the
Ontario Heritage Act
NO
YES
If NO objection within 30 days
NO
IF
Property not designated
If objection
within 30 days
Council to Reconsider
Designation of Property
Notice of Withdrawal
Appeal to Ontario Land
Tribunal (OLT) within 30
days after publishing the
Notice of Designation
OLT Hearing and Decision
Designation Process by Municipal By-Law
Council
Decision:
Designate
property
YES
If NO appeal the Designation
By-Law comes into effect
Attachment 3 to PDS-018-25
Page 44
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: April 14, 2025 Report Number: PDS-015-25
Authored By: Jacob Circo, Planner II
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2024-0023 Resolution#:
Report Subject: Zoning By-law Amendment application to facilitate a 7-unit, 3-storey
apartment building in Bowmanville.
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-015-25 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Zoning By-law Amendment applications submitted and
continue processing the applications including the preparation of a subsequent
recommendation report; and
3. That all interested parties listed in Report PDS-015-25 and any delegations be
advised of Council’s decision.
Page 45
Municipality of Clarington Page 2
Report PDS-015-25
Report Overview
The Municipality is seeking the public’s input on an application for a proposed Zoning By-law
Amendment to permit a 7-unit, 3-storey apartment building at 53 Liberty Street North in
Bowmanville.
1. Application Details
Owner: 13296415 Canada Corporation
Agent: North Lakes Developments and Construction
Proposal:
Zoning By-law Amendment (ZBA)
To rezone the subject lands from “Urban Residential Type One (R1) Zone” to a special
exception zone within the “Urban Residential Type Four (R4) Zone”.
Area: 766 square metres (0.07 hectares)
Location: 53 Liberty Street North, Bowmanville (see Figure 1)
Roll Number: 18-17-020-060-01300
Page 46
Municipality of Clarington Page 3
Report PDS-015-25
Figure 1: Location of Subject Lands
Page 47
Municipality of Clarington Page 4
Report PDS-015-25
2. Background
2.1 Staff conducted a Stage 1 pre-consultation meeting for the proposal on June 21, 2023,
with staff and relevant agencies. The applicant submitted for Stage 2 pre-consultation
(technical review) on March 11, 2024. The previous pre-consultation process followed a
two-stage approach: Stage 1 involved a preliminary review of the development
proposal, informing the applicant of the necessary Planning Act applications and the
required studies, drawings, and reports. Stage 2 focused on a technical review of the
submitted documents from Stage 1. Staff provided Stage 2 pre-consultation comments
directly to the applicant on June 7, 2024.
2.2 A consent application was submitted on October 17, 2024, to sever lands located at 53
Liberty Street North. The consent application proposes to create a new residential lot for
the construction of an apartment building on the severed parcel, while maintaining the
existing semi-detached dwelling unit on the retained parcel. Provisional approval for
consent application file number B2024-0037 was granted by the Municipality of
Clarington’s Committee of Adjustment on July 25, 2024. One of the consent approval
conditions was the requirement for a Minor Zoning By-law Amendment for the proposed
apartment building.
2.3 On October 17, 2024, Planning Staff received the subject Zoning By-law Amendment
application which seeks to support the creation of 7-unit apartment building in
Bowmanville
2.4 The rezoning application was deemed complete by staff on December 6, 2024. In
accordance with the Planning Act, an applicant can appeal a rezoning application for
non-decision 90 days after the application is deemed complete. In this case, the timeline
started the day the application was received on October 17, 2024. As a result, an
appeal could have been received since January 15, 2025. Staff continue to work with
the applicant and have brought forward the application to a public meeting to gather
input from members of the public on the development proposal.
3. Land Characteristics and Surrounding Uses
3.1 The subject property is located at 53 Liberty Street North in Bowmanville, having
frontage on Liberty Street (see Figure 1).
3.2 The subject property’s additional surrounding land uses are as follows:
North: Existing residential development, which includes single detached and semi-
detached dwellings.
East: The Alan Strike Aquatic Centre, Duke of Cambridge Public School and
Bowmanville Highschool.
South: Existing residential development, which includes single detached and semi-
detached dwellings.
Page 48
Municipality of Clarington Page 5
Report PDS-015-25
West: Existing residential development, which includes single detached and semi-
detached dwellings.
4. Provincial Policy
Provincial Planning Statement (PPS 2024)
4.1 The PPS (2024) encourages planning authorities to create healthy, livable, and safe
communities by accommodating an appropriate range and mix of housing types,
including affordable housing and shall promote development patterns that efficiently use
land and infrastructure. Opportunities for redevelopment and intensification are to be
promoted where it can be accommodated.
4.2 The PPS policies direct growth to settlement areas and promote compact development
forms. The subject lands are located within the Bowmanville Urban Area. Planning
authorities are to facilitate a variety of housing forms and promote residential
intensification to achieve efficient use of land, especially along public transit and active
transportation routes. The rezoning application will support gentle intensification of an
existing parcel of land within a built-up area of the Municipality.
4.3 The proposal conforms to the PPS 2024
5. Official Plan
Durham Region Official Plan (Envision Durham)
5.1 On September 3, 2024, the Minister of Municipal Affairs and Housing approved Envision
Durham, which is the new Regional Official Plan, with modifications. The Durham
Region Official Plan (Envision Durham) designates the subject lands as “Community
Areas”. The subject lands are located within the Urban and Built Boundary (Schedule ‘A’
– Map ‘A5’).
5.2 Envision Durham provides a long-term policy framework that is used to manage Durham
Region’s growth and development. The intent of Envision Durham is to manage
resources, direct growth and establish a basis for providing Regional services in an
efficient and effective manner.
5.3 On Community Areas are to be planned for a variety of housing types, sizes, and
tenures, including townhouses and apartments within connected neighbourhoods.
These areas can also include population-serving uses and shall be developed in a
compact form through higher densities and by intensifying and redeveloping existing
areas.
5.4 The proposal conforms to Envision Durham.
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Municipality of Clarington Page 6
Report PDS-015-25
Municipality of Clarington Official Plan
5.5 Clarington’s Urban Structure and local corridors are outlined on Map B, which includes
Built-up Areas, Greenfield Areas, and Priority Intensification Areas. Development will be
concentrated within the defined Built-up Areas and Priority Intensification Areas. These
Priority Intensification Areas are designated as the key locations for accommodating
growth, offering a mix of uses, heights, and densities. The subject lands are situated
within the built-up area of Bowmanville, with Liberty Street North designated as a local
corridor on Map B of the Clarington Official Plan. Local corridors are intended to support
intensification, mixed-use development, and development that is pedestrian and transit-
friendly. Local corridors are a part of the Priority Intensification Areas and require
buildings with a minimum of 2 stories and a maximum of 6 stories, with apartments
being a permitted use.
5.6 The subject property is entirely designated “Urban Residential” within the Clarington
Official Plan. The “Urban Residential” designation is predominantly intended to provide
for a variety of housing densities, tenures, and types in neighbourhoods for all incomes,
ages, and lifestyles.
5.7 The proposal conforms with the policies of the Clarington Official Plan.
6. Zoning By-law 84-63
6.1 The property is zoned “Urban Residential Type One (R1) Zone” within Zoning By-law
84-63. Apartments are not a permitted use within this zone, as such, a Zoning By-Law
Amendment is required. The applicants have proposed a special exception zone within
the “Urban Residential Type Four (R4) Zone” to permit an apartment building on the
subject lands.
6.2 Finalization of appropriate zone uses and provisions will be determined after all public
and agency comments have been received and will be brought forward in a subsequent
recommendation. A Hold symbol will be implemented as part of the rezoning to ensure
the policies of the Official Plan have been fulfilled.
7. Summary of Background Studies
7.1 The applicant has submitted the required supporting plans and studies which have been
circulated to departments and agencies for review and comment. The list of studies and
drawings are on the development application webpage at
www.clarington.net/53LibertySt and are also available upon request. A summary of the
submitted reports and studies will be provided in a future recommendation report.
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Municipality of Clarington Page 7
Report PDS-015-25
8. Public Notice and Submissions
8.1 Public Notice was mailed to 58 households within 120 metres of the subject lands on
March 25, 2025. Two public meeting signs was installed on the subject lands, that one
sign along Liberty Street North and the other along Redfern Crescent. Details of the
proposed application were also posted on the Municipality’s website
(www.clarington.net/53LibertySt), and in the Clarington Connected e-newsletter.
8.2 At the time of writing this report, Staff have not received any comments from the public.
Staff will continue to process any public inquiries received. Comments received at the
Statutory Public Meeting will also be considered and included in the recommendation
report.
9. Departmental and Agency Comments
9.1 The applications were circulated to internal departments and external agencies for
review and comments. At the time of writing this report, staff have not received all of the
agency and department comments. A list and summary of the agency and internal
department comments received, as well as all public comments received, will be
included in a subsequent recommendation report.
10. Discussion
10.1 The proposed residential development is located within the Bowmanville Urban Area
and the proposed residential uses represent a form of development encouraged for the
most part by Provincial, Regional, and Municipal policies.
Urban Design
10.2 The Clarington Official Plan contains policies and guidelines for developments within the
“Urban Residential” designation that will need to be considered when reviewing the
application, such as built form, relationship of buildings to the street, impacts on the
public realm, and the interface to existing/proposed uses. Careful attention and
consideration of these policies will enhance the development while being respectful to
the existing built form and the surrounding community.
10.3 Further discussion on the appropriateness of the proposed built form, heights, densities,
general site layout will be addressed through a subsequent recommendation report.
11. Financial Considerations
11.1 Not applicable, as this is a Public Meeting report to gather public input and the analysis
of the proposal, and the reports are being reviewed by the different agencies. Any
financial implications of this project will be addressed in a recommendation report.
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Municipality of Clarington Page 8
Report PDS-015-25
12. Strategic Plan
12.1 The proposed development will be reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Staff will give special attention to the priorities of growing
resilient, sustainable, and complete communities and connecting residents through the
design of safe, diverse, inclusive, and vibrant communities. An analysis of the proposed
development’s interaction with the specific priorities of the Strategic Plan will be
included in the future recommendation report.
13. Climate Change
13.1 The application, including submitted reports are being reviewed by staff and circulated
agencies. Analysis of the proposal, including the impacts on climate change will be
discussed in a subsequent recommendation report.
14. Concurrence
14.1 Not Applicable.
15. Conclusion
15.1 The purpose of this report is to provide background information and obtain comments
on the submitted application for the Zoning By-law Amendment to permit a 7-unit, 3-
storey apartment building at the Statutory Public Meeting under the Planning Act. Staff
will continue to review and process the applications, including consideration of
department, agency and public feedback and will prepare a subsequent
recommendation report for Council’s consideration.
Staff Contact: Jacob Circo, Planner II, 905-623-3379 ext. 2425 or jcirco@clarington.net or
Amanda Tapp, Manager of Development Review, 905-623-3379 ext. 2427 or
atapp@clarington.net.
Attachments:
Attachment 1 – Draft Zoning By-law Amendment
Interested Parties:
List of Interested Parties available from the Department.
Page 52
PLANNING JUSTIFICATION REPORT – 53 Liberty Street North, Bowmanville FEBRUARY 2024
D.G. BIDDLE AND ASSOCIATES 26
Appendix “B” – Draft Zoning By-law Amendment
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2024/XX
Being a By-law Under the Provisions of Section 34 of the Planning Act, R.S.O., 1990,
c.P.13, as Amended, to Amend Zoning By-law 84-63, as Amended, of the Corporation
of the Municipality of Clarington, for lands described as Part of Lot 10, Concession 1, in
the Municipality of Clarington, Region of Durham, municipally known as 53 Liberty
Street North.
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2024-XXXX;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1.Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is
amended by adding Special Exception Zone 15.4.XX as follows:
“15.4.XX Urban Residential Type Four Exception (R4-XX) Zone”
2.Notwithstanding Sections 15.2 a residential use zoned R4-XX on the Schedule to
this By-Law shall be subject to the following regulations:
a.Density (maximum)95 units/hectare
b.Lot Frontage (minimum)14.5 metres
c.Yard Requirements (minimum)
i)Front Yard 5 metres
ii)Interior Side Yard 3.5 metres on one side, 1.2 metres on other side
iii)Rear Yard 7.5 metres
d.Dwelling Unit Area (minimum)
i)Bachelor Dwelling Unit 40 sq m
ii)One Bedroom Dwelling Unit 55 sq m
iii)Two Bedroom Dwelling Unit 70 sq m
iv)Dwelling Unit Containing Three or more bedrooms 80 sq m plus 7 DRAFTPage 53
PLANNING JUSTIFICATION REPORT – 53 Liberty Street North, Bowmanville FEBRUARY 2024
D.G. BIDDLE AND ASSOCIATES 27
square meters for
each bedroom in
excess of three
e.Lot Coverage (maximum)40%
f.Landscaped Open Space (minimum)24%
g.Building Height (maximum)12m
3. Notwithstanding Section 3.12 “Loading Space Regulations” the subject lands zoned
R4-XX on the Schedule to this By-Law shall be subject to the following regulations:
c. Apartment Building – 1 to 90 units 0
4. Notwithstanding Section 3.16 “Parking Area Regulations” the subject lands zoned R-
4-XX on the Schedule to this By-Law shall be subject to the following regulations:
d. Each aisle shall be a minimum width of 4.8m for a two-way traffic.
5.Schedule ‘3E’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from:
"Urban Residential Type One ‘R1’ Zone" to " Urban Residential Type Four
Exception ‘R4-XX’ Zone"
as illustrated on the attached Schedule ‘A’ hereto.
6.Schedule ‘A’ attached hereto shall form part of this By-law.
7.This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 of the Planning Act.
By-Law passed in open session this _____ day of ____________, 2024
__________________________
Adrian Foster, Mayor DRAFTPage 54
PLANNING JUSTIFICATION REPORT – 53 Liberty Street North, Bowmanville FEBRUARY 2024
D.G. BIDDLE AND ASSOCIATES 28
__________________________
June Gallagher, Municipal Clerk DRAFTPage 55
PLANNING JUSTIFICATION REPORT – 53 Liberty Street North, Bowmanville FEBRUARY 2024
D.G. BIDDLE AND ASSOCIATES 29
Schedule “3E” to By-law XX/2023
Zoning Change From “R1” to “R4-X”
Clarington – ZBA 2024-XXXX – Schedule 3E
From: Urban Residential Type One ‘R1’ Zone
To: Urban Residential Type Four Exception XX ‘R4-XX’ Zone
Schedule “3E” to By-law XX/2024
The Corporation of the
Municipality of Clarington
40 Temperance Street,
Bowmanville, ON L1C 3A6
READ A FIRST, SECOND and THIRD time
and finally PASSED on the __the day of
______________, 2024.
MAYOR:___________________________
CLERK:____________________________ DRAFTPage 56
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: April 14, 2025 Report Number: PDS-016-25
Authored By: Jacob Circo, Planner II
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2024-0029 Resolution#:
Report Subject: Zoning By-law Amendment application to facilitate five residential
lots in Bowmanville.
Purpose of Report:
The purpose of this report is to provide information and gather input from the public and
Council, as well as recommend approval if there are no significant concerns raised from the
public. If significant concerns are raised, it is recommended that this matter be referred back to
staff.
Recommendations:
1. That Report PDS-016-25 and any related communication items, be received;
2. That the Zoning By-law amendment application submitted by D.G. Biddle and
Associates be approved and that the Zoning By-law Amendment in Attachment 1 to
report PDS-016-25 be approved;
3. That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-016-25 and Council’s decision; and
4. That all interested parties listed in Report PDS-016-25 and any delegations be
advised of Council’s decision.
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Municipality of Clarington Page 2
Report PDS-016-25
Report Overview
D.G. Biddle and Associates has submitted a Minor Zoning By-law Amendment to facilitate
the creation of five residential lots for single detached dwellings in Bowmanville. The
Municipality of Clarington’s Committee of Adjustment granted provisional approval for the
consent applications on July 25, 2024. A condition of this approval is the endorsement of a
site-specific Zoning By-law Amendment. If there are no major concerns from the public, Staff
recommend approving the Zoning By-law amendment. However, if significant concerns
arise, it is suggested that the matter be referred back to staff for further consideration.
1. Application Details
Owner: 1000801308 Ontario Incorporated
Agent: D.G. Biddle and Associates
Proposal: Zoning By-law Amendment
To rezone Parts 2 to 7 on the submitted reference plan from “Agriculture (A)” to an
appropriate “Urban Residential Exception” Zone.
Area: 2,820 square metres (0.282 hectares)
Location: 221 Liberty Street North, Bowmanville (Figure 1)
Roll Number: 18-17-020-060-06100
2. Background
2.1 On June 14, 2024, five consent applications (file number: B2024-0013-to-B2024-0017)
was received to sever lands municipally known as 221 Liberty Street North in
Bowmanville. The effect of the consent application is to create five severed lots and one
retained lot. The Committee of Adjustment approved the consent application with a
condition that a future zoning by-law amendment be required to change the remnant
“Agriculture (A)” to an appropriate “Urban Residential Exception” zone (see Attachment
1).
2.2 There is an existing dwelling and shed on the subject lands which is proposed to remain
on the retained parcel (Part 2 on Attachment 3). The existing accessory structure on
the proposed severed parcels (Parts 6 and 7 on Attachment 3) is to be
demolished/removed prior to clearance of the consent applications.
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Municipality of Clarington Page 3
Report PDS-016-25
Figure 1: Location of Subject Lands
2.3 On November 11, 2024, Planning Staff received the subject Minor Zoning By-law
Amendment application which seeks to support the creation of five single detached
dwelling lots in Bowmanville.
2.4 The rezoning application was deemed complete by staff on December 16, 2024. In
accordance with the Planning Act, an applicant can appeal a rezoning application for
non-decision 90 days after the application is deemed complete. In this case, the timeline
started the day the application was received on November 11, 2024. As a result, an
appeal could have been received since February 9, 2025. Staff continue to work with
the applicant and have brought forward the combined public meeting and
recommendation report at this time.
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Municipality of Clarington Page 4
Report PDS-016-25
3. Land Characteristics and Surrounding Uses
3.1 The subject lands is located at 221 Liberty Street North in Bowmanville, having frontage
on Liberty Street North and Redfern Crescent (see Figure 1).
3.2 The subject lands additional surrounding land uses are as follows:
North: Existing residential development, which includes single detached and semi-
detached dwellings.
East: Existing residential development, which includes single detached and semi-
detached dwellings.
South: Existing residential development, which includes single detached and semi-
detached dwellings.
West: Existing residential development, which includes single detached and semi-
detached dwellings.
4. Provincial Policy
Provincial Planning Statement (PPS 2024)
4.1 The PPS (2024) encourages planning authorities to create healthy, livable, and safe
communities by accommodating an appropriate range and mix of housing types,
including affordable housing and shall promote development patterns that efficiently use
land and infrastructure. Opportunities for redevelopment and intensification are to be
promoted where it can be accommodated.
4.2 The PPS (2024) policies direct growth to settlement areas and promote compact
development forms. The subject lands are located within the Bowmanville Urban Area.
Planning authorities are to facilitate a variety of housing forms and promote residential
intensification to achieve efficient use of land, especially along public transit and active
transportation routes. The rezoning application will support gentle intensification of an
existing parcel of land within a built-up area of the Municipality.
4.3 The proposal conforms to the PPS 2024
5. Official Plan
Durham Region Official Plan (Envision Durham)
5.1 On September 3, 2024, the Minister of Municipal Affairs and Housing approved Envision
Durham, which is the new Regional Official Plan, with modifications. The Durham
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Municipality of Clarington Page 5
Report PDS-016-25
Region Official Plan (Envision Durham) designates the subject lands as “Community
Areas”.
5.2 Envision Durham provides a long-term policy framework that is used to manage Durham
Region’s growth and development. The intent of Envision Durham is to manage
resources, direct growth and establish a basis for providing Regional services in an
efficient and effective manner.
5.3 Community Areas are to be planned for a variety of housing types, sizes, and tenures,
including townhouses and apartments within connected neighbourhoods. These areas
can also include population-serving uses and shall be developed in a compact form
through higher densities and by intensifying and redeveloping existing areas.
5.4 The proposal conforms to Envision Durham.
Municipality of Clarington Official Plan
5.5 Clarington’s Urban Structure and local corridors is identified on Map B and consists of
Built-up Areas, Greenfield Areas, and Priority Intensification Areas. Development will be
focused within the delineated Built-up Areas and the Priority Intensification Areas. The
Priority Intensification Areas have been identified as the primary locations to
accommodate growth and the greatest mix of uses, heights and densities. The subject
lands are located within the built-up area of Bowmanville and Liberty Street North is
designated as a local corridor on Map B of the Clarington Official Plan.
5.6 The subject lands is entirely designated “Urban Residential” within the Clarington
Official Plan. The “Urban Residential” designation is predominantly intended to provide
for a variety of housing densities, tenures, and types in neighbourhoods for all incomes,
ages, and lifestyles.
5.7 Section 10.6.3 of the Official Plan speaks to increased net density in Local Corridors to
create a public realm that accommodates a range of higher density residential uses,
complemented by compatible retail, service and institutional uses. Within Table 4-3 of
the Clarington Official Plan, the minimum net density required for the Local Corridor is
40 units per net hectare with heights ranging from 2-6 storeys. As proposed, the total lot
area is approximately 0.26 hectares (excluding the 5-metre road widening that serves to
reduce the lot area) and the minimum net density for the subject lands based on the lot
area would be +/- 10 units. The applications achieve a net density of +/- 21 units per net
hectare. The proposed net density represents gentle intensification and an improvement
to the existing property density. The proposed net density will contribute to increasing
the overall Local Corridor net density along Liberty Street. Staff are of the opinion that
the proposed lot fabric and associated net density is appropriate.
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Municipality of Clarington Page 6
Report PDS-016-25
5.8 In order to achieve the minimum Local Corridor net density for the subject lands, a total
minimum of +/- 10 units would be required. As proposed, there is the potential for two
(2) additional dwellings units (ADUs) on each proposed severed lot, if they can be
accommodated. Staff are supportive of ADU’s to increase the rental housing stock in the
Municipality and assist in achieving the Local Corridor net density minimums.
5.9 The proposal conforms with the policies of the Clarington Official Plan.
6. Zoning By-law 84-63
6.1 The subject lands are entirely zoned as ‘Urban Residential Exception (R1)’ and
‘Agriculture (A)’ within Zoning By-law 84-63.
6.2 Lot creation within the “Urban Residential (R1) Zone” must comply with the regulations
in Section 12.2 of Zoning By-law 84-63, which sets minimum lot size and frontage
requirements based on dwelling type. Currently, there are no zoning issues for parcels
with frontage on Liberty Street North zoned “R1.” The “A” zone, an older zoning
category for undeveloped urban lots, has stricter requirements for lot size and frontage
and limits permitted uses, which restricts the ability to sever and redevelop the property.
Therefore, a rezoning of the land to a suitable Urban Residential zone is required as
part of the consent application.
7. Summary of Background Studies
7.1 Staff and agencies reviewed the proposal as part of the consent application in July of
2024. The consent applications were supported by Staff and the Committee of
Adjustment, and no additional studies were required for the rezoning application.
8. Public Notice and Submissions
8.1 Public Notice was mailed to 131 households within 120 metres of the subject lands on
March 24, 2025. Two public meeting signs were installed on the subject lands, one sign
along Liberty Street North and the other along Redfern Crescent. Details of the
proposed application were also posted on the Municipality’s website
(www.clarington.net/221LibertySt), and in the Clarington Connected e-newsletter.
8.2 As of writing of this report, staff have not received comments from the public.
9. Department and Agency Comments
9.1 The applications were circulated to internal departments and external agencies for
review and comments. At the time of writing this report, staff did not receive any
objections or concerns to proposal from circulated departments and external agencies.
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Municipality of Clarington Page 7
Report PDS-016-25
A list and summary of the agency and internal departments comments received thus far
are shown on Attachment 2 to this report.
10. Discussion
10.1 The proposed lots are located within the urban area of Bowmanville, fronting onto
Liberty Street North. The proposed residential uses represents a form of development
encouraged by Provincial, Regional, and Municipal policies.
10.2 The proposed zone category allows for the construction of single-detached dwellings on
the severed parcels, which aligns with the owner/applicant's intent for the provisionally
approved parcels and is in keeping with the surrounding parcel fabric along Liberty
Street North as well as Redfern Crescent in Bowmanville. The purpose of the “A” zone
in urban areas is to limit development until the necessary municipal services and road
infrastructure are in place to support redevelopment. The proposed zoning change
eliminates the “A” zone, a historic remnant category, to facilitate redevelopment that
aligns with the policies of the Official Plan.
11. Financial Considerations
11.1 The capital infrastructure required for this development will be negligible given that the
lot will be privately serviced, there are no are sidewalks and the road is already
constructed. The Municipality will be responsible for the major repair, rehabilitation, and
replacement in the future for any capital assets. As a condition of the consent
applications, the proposed five lots are subject to paying cash in lieu of parkland of 5%
of the value of the severed parcels
12. Strategic Plan
12.1 The proposed development has been reviewed against the three pillars of the
Clarington Strategic Plan 2024-27. Staff gave attention to the priorities of growing
resilient, sustainable, and complete communities and connecting residents through the
design of safe, diverse, inclusive, and vibrant communities. The proposal aligns with
Clarington’s Strategic Plan.
13. Climate Change
13.1 This infill development proposal promotes efficient land use and reduces urban sprawl.
By utilizing underutilized or vacant land within established urban areas, this
development minimizes the need to expand into greenfields, helping to protect natural
habitats and reduce transportation-related emissions. Infill development encourages
more compact built forms in communities, making it easier to implement energy-efficient
infrastructure and improve to access public transportation, which can further lower
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Municipality of Clarington Page 8
Report PDS-016-25
greenhouse gas emissions. Overall, this type of development helps reduce the
municipality's carbon footprint by adopting cost-effective development patterns that are
located next to existing regional and municipal infrastructure, while also supporting the
Municipality's climate action goals.
14. Concurrence
14.1 Not Applicable.
15. Conclusion
15.1 Should there be no significant concerns from the public, Staff recommend that the
application by D.G. Biddle and Associates to amend Zoning By-law 84-63 to support the
creation of five provisionally approved lots be approved and the Zoning By-law as
shown on Attachment 1 be passed. In the event that significant concerns are raised, it
is recommended that this matter be referred back to staff.
Staff Contact: Jacob Circo, Planner II, 905-623-3379 ext. 2425 or jcirco@clarington.net or
Amanda Tapp, Manager of Development Review, 905-623-3379 ext. 2427 or
atapp@clarington.net.
Attachments:
Attachment 1 – Draft Zoning By-law Amendment
Attachment 2 – Departmental and Agency Comments
Attachment 3 - Draft 40R reference plan showing proposed consent application lot fabric.
Interested Parties:
List of Interested Parties available from the Department.
Page 64
Attachment 1 to
Municipality of Clarington Report PDS-016-25
Corporation of the Municipality of Clarington
By-law Number 2025-______
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2024-0029;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Schedule ‘3’ (Bowmanville) to By-law 84-63, as amended, is hereby further
amended by changing the zone from:
“Urban Residential Type One (R1) Zone” to “Urban Residential Exception (R2-
26) Zone”
“Agricultural (A) Zone” to “Urban Residential Exception (R2-26) Zone”
as illustrated on the attached Schedule ‘A’ hereto.
2. Schedule ‘A’ attached hereto shall form a part of this By-law.
3. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 of the Planning Act.
By-Law passed in open session this _____ day of ____________, 2025.
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 65
Page 66
Attachment 2 to Report PDS-016-25
Attachment 2 – Agency and Department Comments
The following agencies and internal departments were circulated for comments on the
applications. Below is a chart showing the list of circulated parties and whether or not
we have received comments to date.
Department/Agency Comments
Received
Summary of Comment
Durham Region
Community Growth
and Ec. Dev.
Department
☒ The Region has no objection to the rezoning.
Durham Region Works
Department ☒ Regional Works has no objection to the
rezoning.
Durham Region Transit
Department
☒ Durham Region Transit has no objection to the
rezoning.
Canada Post ☒ Canada Post has no objection to the
rezoning.
Elexicon ☒ Elexicon has no objection to the
rezoning.
Enbridge ☒ Enbridge has no objection to the
rezoning.
Kawartha Pine Ridge
District School Board
(KPRD)
☒ KPRD has no objection to the
rezoning.
Clarington Fire &
Emergency Services
Division
☒ Clarington Fire & Emergency Services Division
has no objection to the rezoning.
Clarington Development
Engineering Division
☒ Clarington Development Engineering Division
has no objection to the proposal.
A Lot Grading Plan, and Entrance Permit will
be required at the Building Permit stage.
Page 67
Page 68
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: April 14, 2025 Report Number: PDS-017-25
Authored By: Ruth Porras, Senior Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: COPA-2025-0002 and ZBA-2024-0024 Resolution#:
Report Subject: Proposed Official Plan Amendment and Zoning By-law Amendment
applications for four apartment buildings ranging from 9 to 12 storeys in
height and 74 townhouses in Bowmanville.
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-017-25 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Official Plan and Zoning By-law Amendment applications
submitted and continue processing the applications including the preparation of a
subsequent recommendation report; and
3. That all interested parties listed in Report PDS-017-25 and any delegations be
advised of Council’s decision.
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Report PDS-017-25
Report Overview
The Municipality is seeking the public’s input on applications for a Proposed Official Plan
Amendment and Zoning By-law Amendment applications for four apartment buildings
ranging from 9 to 12 storeys in height and 74 townhouses in Bowmanville.
1. Application Details
1.1 Owner/Applicant: Modo Bowmanville Urban Towns Ltd. and Modo Bowmanville Towns
Ltd. (Kaitlin Group)
1.2 Proposal:
Official Plan Amendment (OPA):
To redesignate a portion of the subject lands located within the Bowmanville West
Urban Centre Secondary Plan area from Low Rise High-Density Residential to Mid-Rise
High-Density Residential to permit building heights of up to 12 storeys for the proposed
development. Additionally, a site-specific amendment is required to Section 4.3.9 Table
4-3 of the Official Plan (see Attachment 1 – Official Plan Amendment prepared by the
applicant).
Zoning By-law Amendment (ZBA):
To rezone the subject lands from “Agricultural (A) Zone”, “Holding- Urban Residential
Exception ((H)R3-65) Zone” and “Holding- Urban Residential Exception ((H)R4-46)
Zone” to residential exceptions zones to an additional 434 residential units compared to
the previous approval in 2022 (see Attachment 2 – Draft Zoning By-law Amendment
prepared by the applicant).
1.3 Area : 9.81 acres (3.96 hectares)
1.4 Location: 2050, 2078, 2098 Green Road and 279 Boswell Drive in Bowmanville (see
Figure 1)
1.5 Roll Numbers: 18-17-010-020-18432
18-17-010-030-02705
18-17-010-030-02710
18-17-010-030-02800
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Figure 1: Location of Subject Lands
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2. Background
2.1 A Zoning By-law Amendment was approved in 2022 for a development containing 546
residential units consisting of 62 townhouse units and 4 six-storey apartment buildings
with a total of 484 units.
2.2 Since then, the lands have been identified to be located within Bowmanville’s Protected
Major Transit Station Area (PMTSA), where Provincial Policy encourages the most
growth.
2.3 On October 1, 2024, Modo Bowmanville Urban Towns Ltd., and Modo Bowmanville
Towns Ltd. submitted an application for a Zoning By-law Amendment, followed by an
Official Plan Amendment application submitted on February 12, 2025. The applications
seek approval for four apartment buildings ranging from 9 to 12 storeys in height and 74
townhouses on the subject site. The proposal includes underground and surface
parking, indoor and outdoor amenity spaces, and a public park (See Figure 1). The
applications were deemed complete on March 13, 2025.
2.4 The proposed changes include the following:
An increase in the number of residential units;
An increase in building height;
A reduction in parking spaces;
A reduction in amenity space areas; and
A public park.
The changes are summarized in Table 1:
Item 2022- Approved Zoning By-law
and Draft Plan of Subdivision
2025 - Proposed Amendments
Apartment
Building
Building Height – 6 Storey Building Height – 9 to 12
Number of Units – 484 Number of Units – 906
Townhouses
- 3 Storeys
Number of Units – 62 Units Number of Units – 74 Units
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Total Units 546 units 980 units
Parking Townhouses – 2 per dwelling Townhouses – 1.75 per dwelling
Apartment Building
1 Bedroom Apartment – 1 spaces
per unit
2 Bedroom Apartment – 1.25
spaces per unit
Apartment containing 3 or
more bedrooms – 1.50 spaces per
unit
Apartment Building
1 Bedroom Apartment – 0.75 spaces
per unit
2 Bedroom Apartment – 1.0
spaces per unit
Apartment containing 3 or more
bedrooms – 1.25 spaces per unit
Amenity
Space for
Apartment
Buildings
Minimum Indoor Amenity Space per
Unit - 2 Square Metres
Minimum Outdoor Amenity Space
per Unit - 4 Square Metres
Minimum Indoor Amenity Space per
Unit – 1.9 Square Metres
Minimum Outdoor Amenity Space per
Unit – 2.5 Square Metres
Table 1: 2022 Approved Development and 2025 New Proposal
2.5 The applications were deemed complete by staff on March 13, 2025. In accordance with
the Planning Act, an applicant can appeal a combined Official Plan and Zoning By-law
Amendment application for non-decision 120 days after the application is deemed
complete. In this case, the timeline started on March 13, 2025. As a result, an appeal for
non-decision can be received as of July 11, 2025. Staff continue to work with the
applicant and have brought forward the application to a public meeting to gather input
from members of the public on the development proposal.
2.6 Applications for Site Plan approval and condominium for the 2025 proposed
development have not been submitted.
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are comprised of four properties on the south side of Brookhill
Boulevard between Boswell Drive and Green Road and municipally known as 2050,
2078, 2098 Green Road and 279 Boswell Drive in Bowmanville (See Figure 1).
3.2 The surrounding land uses are as follows:
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North: Brookhill Boulevard and rear lane townhouses and semi-detached dwellings.
East: Green Road and a temporary sales centre and Clarington Central Secondary
School.
South: Commercial including Walmart and Canadian Tire.
West: Boswell Drive and long-term care home under construction.
Figure 2: Subject Lands – Looking South along Brookhill Boulevard
4. Provincial Policy
The Provincial Planning Statement (PPS 2024)
4.1 The PPS 2024 identifies settlement areas, such as the Bowmanville Urban Area, as the
focus of growth and development and promotes compact development forms. Land use
patterns should promote a mix of housing, including affordable housing, employment,
recreation, parks and open spaces, and transportation choices that increase the use of
active transportation and transit in areas where it exists or is to be developed before
other modes of travel.
4.2 The PPS 2024 requires Planning Authorities to identify appropriate locations and
promote opportunities for intensification and redevelopment. It also requires Planning
Authorities to identify the availability of suitable existing or planned infrastructure and
public service facilities required to accommodate these projected needs.
4.3 The proposal conforms to the PPS 2024
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5. Official Plan
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan designates the subject lands as a PMTSA.
5.2 PMTSAs are communities centered around higher-order transit services. Developments
within PMTSAs serve as focal points for high-density, mixed-use destinations
characterized by a walkable, transit-oriented, pedestrian-friendly public realm, with
strong and active transportation connections within convenient walking distance of
existing and planned rapid transit stations. Permitted uses include, but are not limited to,
medium and higher-density residential with a density of 150 people and jobs per hectare
as a minimum for lands in the PMTSA.
5.3 The proposal seeks an overall density of approximately 267 units per hectare.
Transit Station Charge (TSC)
5.4 In preparation for the introduction of a TSC, the Region has commenced work on an
Economic Study. The draft study confirms that land value capture is a viable approach
to financing the new transit stations.
5.5 The potential for the development to be approved prior to a GO station development
charge being established requires consideration as part of the approval process.
5.6 Staff are working with the Region to ensure an appropriate path forward for the TSC
and sequencing with any subsequent development approvals.
Municipality of Clarington Official Plan
5.7 Per Map ‘A3’ of the Clarington Official Plan, the subject lands are designated “Urban
Centre”. Development within Urban Centres shall provide for a mix of uses with a focus
on higher density and a mix of housing types to support the successful development of
complete communities.
5.8 Per Map ‘B’ of the Clarington Official Plan, “Urban Centre” are identified as Priority
Intensification Areas. Priority Intensification Areas have been identified as the primary
locations to accommodate growth and the greatest mix of uses, heights and densities.
The minimum density target for Urban Centres is 120 units per hectare. The built forms
of sites located within Urban Centres include apartments and mixed-use buildings with
building heights ranging between 4 and 12 storeys. The proposed built form along the
Public Street is to be 3-storey townhouses, with the highest proposed heights along the
southern portion of the site, adjacent to the existing commercial development.
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5.9 Development within Urban Centres should be transit-supportive with a pedestrian focus
as people-oriented places with a high-quality pedestrian environment, parks, walkways
and building forms and styles that reflect the character of the community. Development
within Urban Centres will be designed to demonstrate compliance with the urban design
policies of the Official Plan.
Development should enhance the built environment with attention to massing,
building articulation, exterior cladding, architectural detail, and the use of local
materials and styles.
Provide transitions in scale to areas of lower density and minimise adverse
shadow and wind impacts on neighbouring properties or the public realm areas.
5.10 Affordable housing is encouraged within Centres to reduce travel needs and facilitate
alternative modes of transportation such as public transit, cycling and walking.
Bowmanville West Town Centre Secondary Plan
5.11 The Bowmanville West Town Centre Secondary Plan designates the subject lands Low
Rise High-Density Residential. The Low-Rise High-Density designation permits
townhouses and low-rise apartment buildings not exceeding six storeys in height with a
density range of 50 and a maximum of 80 units per hectare. Development will be
designed to demonstrate compliance with the urban design policies of the Bowmanville
West Town Centre Secondary Plan.
5.12 The Bowmanville West Town Centre Secondary Plan is currently under review and will
be updated to conform with the Clarington Official Plan.
6. Zoning By-law 84-63
6.1 The subject lands are currently zoned “Agricultural (A) Zone”, “Holding- Urban
Residential Exception ((H)R3-65) Zone” and “Holding-Urban Residential Exception
((H)R4-46) Zone”.
6.2 Finalization of appropriate zone provisions will be determined after all public and agency
comments have been received.
7. Summary of Background Studies
7.1 The applicant has submitted the required supporting plans and studies which have been
circulated to departments and agencies for review and comment. The list of studies and
drawings are on the development application webpage at www.clarington.net/Green-
Boswell and are also available upon request. A summary of the studies and reports will
be provided in a future recommendation report.
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8. Public Notice and Submissions
8.1 Public Notice was mailed to 127 households within 120 metres of the subject lands on
March 24, 2025, and three public meeting signs were installed on the subject lands
along Boswell Drive, Brookhill Boulevard and Green Road. Details of the proposed
application were also posted on the Municipality’s website and in the Clarington
Connected e-newsletter.
8.2 At the time of writing this report staff have not received comments from the public. Staff
will continue to review any received comments, including any comments received at the
Statutory Public Meeting.
9. Department and Agency Comments
9.1 The applications were circulated to internal departments and external agencies for
review and comments. At the time of writing this report, staff did not receive all of the
agency and department comments. A list and summary of the agency and internal
department comments received, as well as all public comments received, will be
included in a subsequent recommendation report.
10. Discussion
10.1 The proposed residential development is located within a site designated Urban Centre
and located within a Priority Intensification Area. The proposal represents a form of
residential development encouraged for the most part by Provincial, Regional, and
Municipal policies. The proposal seeks to develop a total of 980 residential units and an
overall density of approximately 267 units per hectare.
10.2 The Bowmanville West Town Centre Secondary Plan designates the lands Low Rise
High Density Residential. The Low-Rise High-Density designation permits townhouses
and low-rise apartment buildings not exceeding six storeys in height with a density
range of 50 and a maximum of 80 units per hectare. The Official Plan contains a policy
that allows the density of the parent plan of 120 units per hectare to prevail. The
proposed development does not conform to the height requirements in the existing
Bowmanville West Town Centre Secondary Plan and therefore requires an Official Plan
Amendment.
10.3 The Clarington Official Plan encourages a broad range of housing types, tenures and
costs within Settlement Areas to meet the evolving housing needs for people of all ages,
abilities, and income groups, with a minimum of 30% of the proposed units to be
affordable. At this time, staff are working with the applicant to determine conformity with
this policy.
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Site Layout and Design
10.4 Although the applicant has not submitted a site plan application, a concept plan has
been provided. The proposed concept plan shows 3 vehicular accesses off Brookhill
Boulevard, Boswell Drive and Green Road. The apartment buildings and townhouses are
accessed by a private road network on the subject lands. The townhouses on the north,
east and west portions of the lands have been designed to face the public street. The
applicant has indicated the townhouses on the north portion of the lands along Brookhill
Boulevard approved with the Zoning By-law Amendment in 2022, will remain
unchanged. The proposed apartment buildings located along the south boundary of the
property adjacent to the commercial development include indoor and outdoor amenity
spaces.
10.5 The draft zoning by-law prepared by the applicant includes proposed regulations
directed to increase density, building heights and reduce amenity area requirements
and parking standards (see Table 1). It is also noted that as a result of Bill 185, Cutting
Red Tape to Build More Homes Act, municipalities can no longer require minimum
parking standards within PMTSAs. The proposed public park is intended to be
conveyed to the Municipality as parkland but indicates there are private parking spaces
below the park. Staff confirmed with the applicant that the intention is to not provide
encumbered parkland. Staff will continue to work with the applicant following the
statutory public meeting and prior to a recommendation report being brought forward to
Council. All aspects of the draft zoning by-law will require further discussion with the
applicant and will be addressed through a subsequent recommendation report.
Figure 3: Applicant’s rendering of the proposed townhouses and buildings along the north
boundary of the site across Brookhill Boulevard.
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Figure 4: Applicant’s rendering of the proposed buildings and townhouses along the internal
road network.
11. Financial Considerations
11.1 This is a Public Meeting report to gather public input and the analysis of the proposal, is
still under review. Any financial implications of this project will be addressed in a
recommendation report.
12. Strategic Plan
12.1 The proposed development will be reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Staff will give special attention to the priorities of growing
resilient, sustainable, and complete communities and connecting residents through the
design of safe, diverse, inclusive, and vibrant communities. An analysis of the proposed
development’s interaction with the specific priorities of the Strategic Plan will be included
in the future recommendation report.
13. Climate Change
13.1 The applications, including submitted reports are being reviewed by staff and circulated
agencies. Analysis of the proposal, including the impacts on climate change will be
discussed in a subsequent recommendation report.
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14. Concurrence
14.1 Not Applicable.
15. Conclusion
15.1 The purpose of this report is to provide background information and obtain comments at
the Statutory Public meeting on the submitted applications for Official Plan Amendment
and Zoning By-law Amendment. Staff will continue to review and process the
applications, including consideration of department, agency, and public feedback, and
will prepare a subsequent recommendation report for Council’s consideration.
Staff Contact: Ruth Porras, Senior Planner, (905)623-3379 ext. 2412 or
rporras@clarington.net. or Amanda Tapp, Manager of Development Review, (905)623-3379
ext. 2527 or atapp@clarington.net.
Attachments:
Attachment 1 – Draft Official Plan Amendment provided by the Applicant
Attachment 2 – Draft Zoning By-law Amendment provided by the Applicant
Interested Parties:
List of Interested Parties available from Department.
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Attachment 1
Amendment Number XX
To The Municipality of Clarington Official Plan
Purpose: To redesignate the subject lands located within the Bowmanville
West Urban Centre Secondary Plan area from Low Rise High
Density Residential to Mid-Rise High Density Residential to permit the building height of up to 12 storeys for the proposed development. The proposed development will include apartment buildings, townhouses, a private road, and a park. Additionally, a site specific
amendment is required to Section 4.3.9 Table 4-3 of the Official Plan.
The Bowmanville West Urban Centre Secondary Plan land use designation on Schedule A – Land Use Plan will be amended.
Location: The amendment applies to 2050, 2078 and 2098 Green Road, 279 Boswell Drive, which is bound by Brookhill Boulevard to the north, Green Road to the east, Boswell Drive to the west, and a lot to the
south. The subject lands are identified on Schedule A, attached.
Basis: The purpose is to amend the Bowmanville West Urban Secondary Plan to redesignate a portion of the subject lands from ‘Low Rise High Density Residential’ to ‘Mid-Rise High Density Residential’ as depicted on Schedule B, attached.
The redesignation would permit the apartment buildings of the proposed development with a maximum height of up to 12 storeys. The proposed development provides intensification in a Major Transit Station Area, with services available, and in an area where growth is expected to occur.
Additionally, to amend Section 4.3.9 Table 4-3 of the Municipality of Clarington Official Plan to provide a site-specific provision for the subject lands. This amendment will allow the Townhouses with a minimum height of 3-storeys to be permitted, whereas 4-storeys is
currently the minimum permitted height within ‘Urban Centres’.
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Actual Amendment: The Municipality of Clarington Official Plan is hereby amended as follows. New Text is shown with an Underline and deleted text is shown with a strikethrough.
1. Existing Map A – Land Use Plan, of the Bowmanville West Urban Centre Secondary Plan Secondary Plan is amended to
redesignate Part 1 of the subject lands from ‘Low Rise High Density Residential’ to ‘Mid-Rise High Density Residential’ as shown on Schedule A and attached hereto and forming part of this amendment.
2. Existing Section 4.3.9 Table 4-3 of the Clarington Official Plan is hereby amended as follows for the subject lands identified on Schedule A:
Table 4-3
Table 4-3 Summary of Urban Structure Typologies
General
Locational Criteria
Minimum Net
Density (Unit
Per Net Hectare)
Standard
Minimum and
Maximum Height (storeys)
Predominant
Residential Built Form and Mix
Urban
Centres
120
34-12
Mid Rise: 34-6 storeys (40%) High Rise: 7-12 storeys (60%)
Includes: Mixed
Use buildings, apartments, townhouses
Implementation: The provisions set forth in the Clarington Official Plan and the Brookhill Neighbourhood Secondary Plan, regarding the
implementation of the Plan, shall apply in regard to this Amendment.
Interpretation: The provisions set forth in the Clarington Official Plan and the Bowmanville West Urban Secondary Plan, regarding the interpretation of the Plan, shall apply in regard to this Amendment.
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A
This is Schedule "A" to By-law 2025- / /::2 ,passed this day of
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Subject Lands
Part 1 Redesignated from "Low-Rise High Density Residential" to "Mid-Rise High Density Residential"
IV
Not to Scale Page 83
The Corporation of the Municipality of Clarington
By-law Number 2025-XXX
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the
Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63 of the Corporation of the Municipality of Clarington for
ZBA 2025-XXXX;
Now therefore the Council of the Municipality of Clarington enacts as follows:
1.Notwithstanding the Permitted Uses under the R3 and R4 Zones, the lands within
the hatched area on Schedule A of this By-law shall permit the following uses:
i)Strata Park (public and/or private)
ii)Privately Owned Publicly Accessible Spaces
iii)Underground Parking Area
2.Section 14.4 “Special Exceptions – Urban Residential Type Three (R3) Zone” is
amended by replacing Special Exception Zone 14.4.65 as follows:
“14.4.65 Urban Residential Exception (R3-65) Zone
Notwithstanding Sections 3.1 c., g. iv); 14.1 a., 14.4 a., c., e., f., g., and h., those
lands zoned R3-65 on the Schedules to this By-law shall only be used for stacked
townhouse dwellings and link townhouse dwellings.
a.Density
i)Density (maximum) 50 units per net hectare
b.Regulations for Link Townhouse Dwellings
For the purposes of establishing regulations for each Link Townhouse
Dwelling, the following specific regulations shall apply as if each unit is located
on a lot.
i)Lot area (minimum)110 square metres
ii)Lot frontage (minimum) 4.5 metres
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iii) Lot coverage (maximum) 75 percent
iv) Yard Requirements (minimum)
a) Front Yard 4.0 metres to a dwelling
6.0 metres to a garage
b) Interior side yard 1.5 metres,
nil where a building has a common wall
with an adjacent unit in the same zone
c) Exterior side yard 4.0 metres to a private lane
d) Rear Yard 4.0 metres to a dwelling
2.5 metres to a porch fronting a public street
e) Landscaped Open Spaces (minimum) 10 percent
v) Building Height (maximum) 12.0 metres
vi) Height of floor deck of unenclosed porch above
Finished grade (maximum) 1.0 metre
Where a Link Townhouse Dwelling Lot is a through lot with frontage on both
a Public Street and a Private Lane, the lot line along the Public Street shall be
deemed to be the Rear Lot Line.
vii) Special Yard Regulations
a) An unenclosed and uncovered deck with a minimum height of 2.5
metres may encroach into the required front yard a maximum of 3.5
metres from the garage provided it is located over a parking space
provided at grade. The area of the deck will not count towards lot
coverage.
c. Amenity Space
i) Minimum outdoor amenity space per unit 4 square metres
d. Regulations for Stacked Townhouse Dwellings
i) For the purposes of establishing regulations for each Stacked
Townhouse Dwelling, the following specific regulations shall apply as if
each unit is located on a lot.
ii) Lot Area (minimum) 85 square metres
iii) Lot Frontage (minimum) 6.5 metres
iv) Lot Coverage (maximum) 80 percent
v) Yard Requirements (minimum)
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a) Front Yard 6.0 metres to a garage
3.5 metres to a dwelling
2.5 metres to a porch
b) Exterior Side Yard 3.5 metres to a dwelling
2.0 metres to a porch
c) Interior Side Yard 2.0 metres, Nil where a building
has a common wall with any
building on an adjacent unit in the
same zone
d) Rear Yard Nil where a building has a
Common wall with any building on
an adjacent unit in the same zone
vi) Landscaped Open Space (minimum) 8 percent
vii) Building Height (maximum) 12.0 metres
viii) Height of floor deck of unenclosed porch 1.0 metre
Above finished grade (maximum)
ix) Special Yard Regulation
a) An unenclosed and uncovered deck with a minimum height of 2.5
metres may encroach into the required front yard a maximum of 4.0
metres provided it is located over a parking space provided at grade.
The area of the deck will not count towards lot coverage.
e. Amenity Space
i) Minimum outdoor amenity space per unit 4 square metres
f. Parking
i) 1.75 spaces per dwelling
g. Regulations for Watermain Building
i) Yard Requirements (minimum)
a) Setback from a private lane 1.3 metres
b) Setback from a public lane 4.0 metres
c) Setback from south property line 2.4 metres
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3. Section 15.4 “Special Exception – Urban Residential Type Four (R4) Zone” is
amended by replacing Special Exception Zone 15.4.46 as follows:
“15.4.46 Urban Residential Exception (R4-46) Zone”
Notwithstanding Section 3.1 c., g. iv), 15.2 a., 15.2 a., b., c., d., e., f., g., h., and i,
those lands zoned Z4-XX on the Schedules to this By-law shall only be used for
apartment building dwelling units.
a. Density
i) Density (maximum) 495 units per net hectare
b. Regulations for Apartment Building(s)
Yard Requirements (minimum)
i) Yard Requirements (minimum)
a) Front Yard 4.5 metres
b) Exterior Side Yard 4.5 meters
c) From a private land or visitor parking space 4.5 metres
d) From any portion of the south property line 4.5 metres
ii) Dwelling Unit Area (minimum)
a) One Bedroom Dwelling Unit 40.0 square metres
b) Two Bedroom Dwelling Unit 59.0 square metres
iii) Lot Coverage (maximum) 36 percent
iv) Landscaped Open Space (minimum) 25 percent
v) Building Height (maximum) 40.0 metres
vi) Building Height (maximum) 12 Storeys
vii) Bicycle Parking (minimum)
a) 0.5 spaces per dwelling unit
b) 75% of the required spaces shall be within a building or structure
viii) Parking structure regulations (minimum)
a) Setback from the property line 1.0 metres
b) No portion of the underground parking structure, above finished
grade, shall be located within the front or exterior side yard, with
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the exception of air intake or exhaust shafts not exceeding 0.5
metres above finished grade.
viii) Amenity Space
i) Minimum indoor amenity space per unit 1.9 square metres
ii) Minimum outdoor amenity space per unit 2.5 square
metres
ix) Parking
i) 1 Bedroom Apartment – 0.75 spaces per unit
ii) 2 Bedroom Apartment – 1.0 spaces per unit
iii) Apartment containing 3 or more bedrooms – 1.25 spaces
per unit
x) Regulations for Watermeter Building
ii) Yard Requirements (minimum)
a) Setback from a private lane 1.3 metres
b) Setback from a public street 4.0 metres
c) Setback from a south property line 2.4 metres
4. Schedule ‘A’ attached forms part of this By-law.
5. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 and Section 36 of the Planning Act.
By-law passed is open session this ______ day of ______________, 2025.
___________________________
Adrian Foster, Mayor
___________________________
June Gallagher, Municipal Clerk
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GREEN RDPBROOKHILL BLV
D
H
I
CK
S LNTED M
I
LLER CRESBOSWELL DRPURDY PL
N
This is Schedule "A" to By-law 2025-XX, passed this day of ______, 2025
Bownanville . ZBA 2021-0013 . Schedule 3
Not to Scale
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