HomeMy WebLinkAboutPDS-053-25Public 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: November 10, 2025 Report Number: PDS-053-25
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Jacob Circo, Senior Planner
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Mary-Anne Dempster, CAO
COPA2025-0004 & ZBA2025-0005 Resolution#:
Official Plan Amendment and Zoning By-law Amendment
applications to facilitate additional uses at 3565 Regional Road 20
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-053-25 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 Amendment and Zoning By-law Amendment
applications submitted by MHBC on behalf of Dufferin Aggregates and continue
processing the applications including the preparation of a subsequent
recommendation report; and
3.That all interested parties listed in Report PDS-053-25 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-053-25
Report Overview
The Municipality is seeking the public’s input on applications for a proposed Official Plan
Amendment and Zoning By-law Amendment to permit an asphalt plant and concrete
batching plant at the Mosport Main Pit in Clarke, which is an active mineral aggregate pit
operation licenced under the Aggregate Resources Act. The establishment of the proposed
facilities would operate for the duration of the aggregate pit licence and be removed as part
of the final rehabilitation of the site.
1. Application Details
1.1 Owner: Dufferin Aggregates, a Division of CRH Canada Group Incorporated
1.2 Agent: Ellen Ferris c/o. MHBC Planning Urban Design & Landscape Architecture
1.3 Proposal: The proposal includes the establishment of an asphalt plant and concrete
batching plant at an active mineral aggregate operation which is licenced under the
Aggregate Resources Act. The establishment of the proposed facilities would operate
for the duration of the mineral aggregate operation and would be removed as part of the
final rehabilitation of the site.
1.4 Clarington Official Plan Amendment (COPA):
To permit the establishment of an aggregate-related industrial use, specifically a
concrete batching and asphalt plant at the Mosport Main Pit.
1.5 Zoning By-law Amendment (ZBA):
To rezone the subject lands from “Aggregate Extraction (AE) Zone” to a special
exception zone within the “Aggregate Extraction (AE) Zone” to permit a concrete
batching and asphalt plant at the Mosport Main Pit.
1.6 Area: 88.29 hectares (218.17 acres)
1.7 Location: 3565 Regional Road 20, Clarke (see Figure 1)
1.8 Roll Number: 18-17-030-060-18800
Municipality of Clarington Page 3
Report PDS-053-25
Figure 1: Location of Subject Lands
Municipality of Clarington Page 4
Report PDS-053-25
2. Background
2.1 On March 20, 2025, Planning Staff received a Clarington Official Plan Amendment
application and Zoning By-Law Amendment application which seeks to permit the
establishment of an asphalt plant and a concrete batching plant on an active aggregate
pit. These facilities would operate for the duration of the aggregate licence and would be
decommissioned with the site rehabilitation.
2.2 The applicants have submitted the following plans and studies in support of
applications:
Site Plan
Survey
Planning Justification Report
Air Quality Assessment
Hydrogeological Study
Natural Heritage Evaluation
Noise Impact Study
Functional Servicing and Stormwater Management Report
Traffic Impact Study
Utility Coordination Plan Letter
3. Land Characteristics and Surrounding Uses
3.1 The subject property is located at 3565 Regional Road 20 in Clarke, having frontage on
Regional Road 20 (see Figure 1) and is currently used as active aggregate pit.
3.2 The subject property’s additional surrounding land uses are as follows:
North: Other aggregate pit operations within the City of Kawartha Lakes
East: Agricultural lands and Highway 35/115
South: Agricultural lands
West: Other aggregate pit operations
Municipality of Clarington Page 5
Report PDS-053-25
4. Provincial Policy
Provincial Planning Statement (PPS 2024)
4.1 Under the PPS (2024) the Site would be considered a “Mineral aggregate operation” on
rural lands. As defined in the PPS (2024) a 'mineral aggregate operation' includes lands
licensed or permitted under the Aggregate Resources Act (excluding wayside pits and
quarries), as well as associated facilities involved in the extraction, transportation,
processing, recycling, or beneficiation of aggregate materials. This also encompasses
operations related to the production of products such as asphalt, concrete, and other
related secondary materials. The proposed concrete batching plan and asphalt plant
would be considered accessory uses to a “Mineral aggregate operation” and would be
permitted.
4.2 The PPS (2024), including Policies 4.5.2.4 and 4.5.3.1, provides broad direction for the
protection of mineral aggregate operations and requires that rehabilitation be planned to
support future land uses. Final rehabilitation must consider surrounding land uses and
existing land use designations. The Mosport Main Pit is recognized as an existing
mineral aggregate operation. Supporting technical studies have confirmed that the
proposed asphalt plant and concrete batching plant can be integrated into the site in a
manner that is consistent with the PPS (2024), ensuring the protection of nearby
sensitive land uses, natural heritage features, and water resources.
4.3 The proposal is consistent with the PPS (2024).
Oak Ridges Moraine Conservation Plan (ORMCP 2018)
4.4 The ORMCP designates the subject lands as “Countryside Area”. This designation is
intended to support agricultural and rural uses that promote the continuation of farming
and rural land use activities, preserve the rural character of settlements, and enable
compatible forms of economic development, among other objectives.
4.5 Permitted uses within the “Countryside Area” include mineral aggregate operations and
wayside pits, subject to the applicant demonstrating that the quantity and quality of
groundwater and surface water in the Plan area will be maintained and, where possible,
improved or restored as a result of the proposed operation, that as much of the site as
possible will be rehabilitated, and other criteria outlined in in Section 35 of the ORMCP.
4.6 The subject site is located within a Category 1 and Category 2 Landform Conservation
Area, however, the requirements related to applications for development or site
alteration within such an area do not apply to applications with respect to mineral
aggregate operations.
4.7 The proposed accessory uses to a licensed aggregate pit conforms to the policies of the
ORMCP (2018).
Municipality of Clarington Page 6
Report PDS-053-25
5. Official Plan
Durham Region Official Plan (Envision Durham 2024)
5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as
“Oak Ridges Moraine Area” in accordance with Map 2b of Envision Durham (2024).
5.2 Countryside Areas within the Oak Ridges Moraine are areas of existing rural land use
intended to protect prime agricultural areas, provide for the continuation of agricultural
and other rural land uses and maintain the character of Rural Settlements. Permitted
uses within this designation include mineral aggregate operations and wayside pits.
5.3 Map 4 of Envision Durham identifies the property as a “Aggregate Resource Extraction
Area”, which recognizes the existing Mosport Main Pit. Section 6.7.11 of Envision
Durham permits aggregate-related industrial uses, such as asphalt plants, ready-mix
concrete plants and aggregate transfer stations in active licenced Aggregate Resource
Extraction Areas.
5.4 The proposed asphalt and concrete batching plants will be located within existing
Mosport Main Pit and will be located outside of any key natural heritage or hydrologic
features as identified on Maps 2a and 2c of Envision Durham.
5.5 The proposal conforms to Envision Durham (2024).
Municipality of Clarington Official Plan (COP 2018)
5.6 The COP (2018) designates the subject site as “Rural” and “Environmental Protection
Areas” with an “Aggregate Extraction Area” overlay allowing the site to be used for the
extraction of aggregates and the rehabilitation of the designated land, in accordance
with its active licence issued under the Aggregate Resources Act.
5.7 The goals of the “Aggregate Extraction Area” designation is to support the extraction of
aggregate resources while minimizing impacts on the natural environment, surrounding
landscape, nearby residents, and the broader municipality.
5.8 “Aggregate Extraction Areas” shall only be permitted within the Potential Aggregate
Resource Areas identified on Map G of the COP (2028). The subject lands are within
the Primary Area on Map G of the COP (2018).
Municipality of Clarington Page 7
Report PDS-053-25
5.9 Aggregate-related industrial uses such as asphalt plants and concrete -batching plants
may be permitted only by site-specific amendment to the COP, provided:
a. There is no adverse impact on groundwater and surface water quality and quantity ;
b. There is no adverse noise, odour, or dust impacts on nearby sensitive land uses and
natural heritage features; and
c. The operation of such a plant is addressed on a site plan approved by the Province .
The submitted COP Amendment is required to facilitate additional aggregate-related
industrial uses within the licensed pit area (see Attachment 1).
6. Zoning By-law 2005-109
6.1 The property is zoned “Aggregate Extraction (AE) Zone” within Zoning By-law 2005-109.
Permitted uses include a pit, conservation, and agricultural uses. A “pit” is defined as an
area of land where unconsolidated mineral aggregate such as gravel, stone and sand is
extracted pursuant to a license or a permit issued under the Aggregate Resources Act.
A pit may include as an accessory use a mineral aggregate crusher, mineral aggregate
processing, and/or mineral aggregate recycling.
6.2 The submitted Zoning By-law Amendment is required to permit the proposed uses at the
existing aggregate operation located on the subject lands and would require a special
exception zone within the “Aggregate Extraction (AE) Zone” (see Attachment 2).
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
http://www.clarington.net/3565RegRd20 and are also available upon request. A
summary of the submitted reports and studies will be provided in a future
recommendation report.
8. Public Notice and Submissions
8.1 Public Notice was mailed to 8 landowners within 300 metres of the subject lands on
October 21, 2025, including landowners within Kawartha Lakes. Three public meeting
signs was installed on the subject lands, along Regional Road 20, Best Road and
Concession Road 10. Details of the proposed application were also posted on the
Municipality’s website (http://www.clarington.net/3565RegRd20), and in the Clarington
Connected e-newsletter.
8.2 Staff have not yet received any comments from the public on this application. Any
comments received, including from the Statutory Public Meeting, will be reviewed and
addressed in the recommendation report.
Municipality of Clarington Page 8
Report PDS-053-25
9. Departmental and Agency Comments
9.1 The applications were circulated to internal departments and external agencies for
review and comments. All received comments will be addressed in the subsequent
recommendation report.
10. Discussion
10.1 The purpose of the Public Meeting is to provide an opportunity for public input. A future
recommendation report will also consider factors such as dust, odour, vibration, haul
routes, and any other potential impacts associated with the proposed use.
11. Financial Considerations
11.1 Not applicable.
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 a strong local economy.
13. Climate Change
13.1 Analysis of the proposal, including potential impacts to climate change will be addressed
in a subsequent recommendation report.
14. Concurrence
14.1 Not Applicable.
Municipality of Clarington Page 9
Report PDS-053-25
15. Conclusion
15.1 The purpose of this report is to provide background information on the submitted
applications and receive comments at the Statutory Public Meeting. 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, Senir Planner, 905-623-3379 ext. 2425 or jcirco@clarington.net.
Attachments:
Attachment 1 – Draft Clarington Official Plan Amendment
Attachment 2 – Draft Zoning By-law Amendment
Attachment 3 – Mosport Main Pit Draft Operational Plan showing proposed asphalt plant and
concrete batching plan
Interested Parties:
List of Interested Parties available from the Department.
CORPORATION OF THE MUNCIPALITY OF CLARINGTON
BY-LAW NO. 2025 - XX
eing a y-law to adopt Amendment No. XX to the Clarington Official Plan
WHEREAS the Council of the Corporation of the Municipality of Clarington, in accordance with
the provisions of the Planning Act, R.S.O., 1990, as amended enacts as follows:
1. That Amendment No. XX to the Clarington Official Plan, being the attached explanatory
text and schedule, is hereby adopted.
BY LAW read a first time this ____ day of ________, 2025
BY LAW read a second time this ___ day of _________, 2025
BY LAW read a third time and finally passed this ____ day of ________, 2025
____________________
Mayor
____________________
Clerk
AMENDMENT NUMBER XX
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
Purpose: The purpose and effect of this Amendment to the Municipality of
Clarington Official Plan is to permit the operation of a permanent asphalt
plant and concrete batching plant within the Mosport Main Pit.
Location: The subject site is legally described as Part of Lot 25, Lots 26-28, and
closed and conveyed road allowance between Lots 26 & 27,
Concession 10, Former Geographic Township of Newcastle, Clarke, in
the Municipality of Clarington, Region of Durham. See Schedule A.
Basis: The applicant, Dufferin Aggregates, a Division of CRH Canada Group
Inc., has requested an amendment to permit a permanent asphalt plant
and concrete batching plant at the Mosport Main Pit. The Mosport Main
Pit is an active mineral aggregate operation which is licenced under the
Aggregate Resources Act (ARA) (License No. 3195). The Mosport Main
Pit is currently permitted to operate a temporary portable asphalt plant
as an accessory use to the existing aggregate extraction operations on
site. The Municipality of Clarington Official Plan permits concrete
batching and asphalt plants to be used on a temporary basis (less than
3 years) on lands licenced for aggregate extraction. This amendment
enables an asphalt plant and concrete batching plant to operate through
the duration of the Mosport Main Pit. The uses would cease upon final
site rehabilitation and surrender of the ARA licence. This amendment is
consistent with the Provincial Planning Statement, conforms to the Oak
Ridges Moraine Conservation Plan, and the Durham Regional Official
Plan.
Actual Amendment: The Municipality of Clarington Official Plan is hereby amended by
adding the following new section under 23.19.6 (Other Site Specific
Policies):
“23.19.xx Mosport Main Pit
Notwithstanding any other policy of this Plan to the contrary, it is the
policy of this Plan that a permanent asphalt plant and concrete batching
plant be permitted within the Mosport Main Pit on the lands located at
Part of Lot 25, Lots 26-28, and closed and conveyed road allowance
between Lots 26 & 27, Concession 10, Former Geographic Township of
Newcastle, Clarke, in the Municipality of Clarington, Region of Durham.
The permanent asphalt plant and concrete batching plant uses shall
cease upon surrender of the Aggregate Resources Act Licence for the
Mosport Main Pit.”
Implementation: The provisions set forth in the Municipality of Clarington Official Plan,
regarding the interpretation of the Plan, shall apply in regard to this
Amendment.
Interpretation: The provisions set forth in the Municipality of Clarington Official Plan,
regarding the interpretation of the Plan, shall apply in regard to this
Amendment.
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NUMBER 2025 – XX
Being a By-law to amend By-law 2005-109, 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 2005-109, as amended, of the Corporation of the Municipality of Clarington
for ZBA 2024 – XX;
Now Therefore Be It Resolved That the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1.Section 14.4 AE Exception Zones is hereby amended by adding the following Section
14.4.XX:
“14.4.X AE-X Zone
a)A permanent asphalt plant and concrete batching plant shall be a permitted use within
the existing pit and shall cease upon surrender of the Aggregate Resources Act Licence.”
2.Maps E5 and E6 to Zoning By-law 2005-109, as amended, are hereby further amended
by rezoning the lands shown on Schedule “A” attached hereto from “Aggregate
Extraction (AE)” to “Aggregate Extraction Exception XX (AE-X)”.
3.Schedule “A” attached forms part of the By-law.
4.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 Council this ____ day of ______________, 2025.
____________________
Mayor
____________________
Municipal Clerk