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Report To: Planning and Development Committee
Date of Meeting: May 11, 2026 Report Number: PDS-040-26
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Tyler Robichaud, Senior Planner, Development Review Division
Darryl Lyons, Deputy CAO, Planning and Infrastructure
Mary-Anne Dempster, CAO
ROPA-2026-0002 and COPA-2025-0019 Resolution#: PD-055-26
Privately initiated Planning Act applications proposing an 88-hectare
expansion of the Newcastle Urban Settlement Boundary
Purpose of Report:
The purpose of this report is to provide information to the public and Council regarding
privately initiated applications that have been received under the Planning Act. It does not
constitute, imply or request any degree of approval.
Recommendations:
1.That Report PDS-040-26 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 privately initiated Regional Official Plan Amendment and
Clarington Official Plan Amendment applications and continue processing the
applications including the preparation of a subsequent recommendation report; and
3.That all interested parties listed in Report PDS-040-26 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-040-26
Report Overview
The Municipality is seeking the public’s input on
1. Application Details
Owner: Tribute Newcastle Limited Partnership & Littlewalsh Developments Inc.
Applicant: Bousfields Inc.
Proposal: Regional Official Plan Amendment
Proposed Settlement Area Boundary Expansion (SABE) to add lands to
the Newcastle Urban Boundary and to re-designate the subject lands as
Community Areas.
Clarington Official Plan Amendment
Proposed Settlement Area Boundary Expansion (SABE) to add lands to
the Newcastle Urban Boundary and to re-designate the subject lands as
Urban Residential. Additionally, to include the expansion lands as part of
the North Village Secondary Plan area.
Area: 88 hectares
Location: 3574 Concession Road 3 and 3171 ON-Hwy 115, Newcastle.
Municipality of Clarington Page 3
Report PDS-040-26
2. Background
2.1 Bousfields Inc, submitted applications on behalf of Tribute Newcastle Limited
Partnership & Littlewalsh Developments Inc for an Official Plan Amendment (submitted
December 18, 2025) and Regional Official Plan Amendment (submitted January 15,
2026). The proposal seeks to facilitate an 88-hectare expansion to the Newcastle Urban
Boundary.
Figure 1 – Proposed Settlement Area Boundary Expansion
Municipality of Clarington Page 4
Report PDS-040-26
2.2 The Provincial Planning Statement, 2024 (PPS) establishes the policy framework for
Settlement Area Boundary Expansions (SABE). Section 2.3 of the PPS permits privately
initiated applications for expanding a settlement area boundary which is a change from
previous provincial policy that required a municipal comprehensive review since 2005.
2.3 In 2021, the subject lands were examined as a potential expansion area through the
Regional Official Plan Update. However, alternative locations offering stronger
connectivity and a more logical eastward expansion pattern for a Community Area
Settlement Area Boundary Expansion (SABE) were ultimately selected for Newcastle
(See Figure 2). The preferred expansion area was identified through a comprehensive
land needs assessment to ensure a logical, sequential, efficient, and progressive
extension of municipal services. This work was informed by extensive meetings and
discussions with area municipal planning staff. The analysis concluded that no
additional settlement area expansions were required to accommodate the 2051
population and employment forecasts.
Figure 2 – Proposed expansion area bounded in red, in relation to the prescribed 2051 Urban
Expansion area (Envision Durham).
Municipality of Clarington Page 5
Report PDS-040-26
3. Land Characteristics and Surrounding Uses
3.1 The proposed 88-hectare urban boundary expansion would encompass all lands
identified in Figure 1. The subject area is bounded by Concession Road 3 to the south,
Highway 35/115 to the west, an unopened road allowance located north of Arthur Street
to the east, and the limits of the lands owned by Tribute and the Kawartha Pine Ridge
District School Board (KPRDSB) to the north.
3.2 The lands are primarily comprised of agricultural farming operations, highway
commercial uses along Highway 35/115 and an existing public elementary school and
secondary school.
4. Policy and Zoning Analysis
4.1 Staff are reviewing the applications and will prepare a policy analysis that will be
included in a future recommendation report.
5. Summary of Background Studies
5.1 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/3574ConRd3 and are also available upon request. A summary and
analysis of the submitted reports and studies will be provided in a future
recommendation report.
6. Public Notice and Submissions
6.1 Public Meeting Notices were mailed to 44 landowners within 300 metres of the subject
lands on April 17, 2026. Public Notice was also sent to relevant public agencies and
members of Clarington Council. Public meeting signs were installed on the subject
lands. Details of the proposed application were also posted on the Municipality’s
website, and in the Clarington Connected e-newsletter.
6.2 As of writing this report, staff have received one public submission with concerns about
excessive growth and a lack of available infrastructure.
6.3 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.
Municipality of Clarington Page 6
Report PDS-040-26
7. Departmental and Agency Comments
7.1 The application was circulated to internal departments and external agencies for review
and 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.
8. Discussion
8.1 The proposed Newcastle urban settlement area boundary expansion lands are
comprised of 17 parcels, including Tribute’s lands and 15 additional properties, and are
intended to accommodate a comprehensively planned complete community and
supporting transportation network. The Regional Official Plan Amendment (ROPA) and
Clarington Official Plan Amendment (COPA) amendment applications propose to add
the expansion lands to the urban area and designate them as Community Areas within
the Durham Region Official Plan, and as Urban Residential within the Clarington Official
Plan. In addition, the OPA would identify the subject site as being within a proposed
Secondary Plan boundary, with the intention of incorporating the lands into the
Newcastle Village Secondary Plan that is underway.
8.2 The purpose of the Public Meeting is to present the privately initiated applications for
Council and public input. Staff will continue to process the applications; work closely
with the applicant to address comments; and provide a future recommendation report
for consideration by Council.
9. Conclusion
8.1 The purpose of this report is to provide background information and obtain comments
on the submitted applications for a Regional Official Plan Amendment and Clarington
Official Plan Amendment, for the expansion of Newcastle’s Urban Boundary 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. Comments received at this public meeting will be considered and
included in the final recommendation report.
Staff Contact: Tyler Robichaud, Senior Planner, trobichaud@clarington.net.
Attachments:
Attachment 1 – Draft Regional Official Plan Amendment Submitted by Applicant
Attachment 2 – Draft Clarington Official Plan Amendment Submitted by Applicant
Attachment 3 – Draft Concept Land Use Plan Submitted by Applicant
Interested Parties:
List of Interested Parties available from Department.
December 2, 2025
Tribute Newcastle - SABE
Draft AMENDMENT No. ### to the Envision Durham Clarington: Regional Official
Plan
Purpose and Effect: The purpose of this Amendment is to ensure that the Municipality can
accommodate a portion of Clarington projected growth, provide an
adequate supply of housing and continue to support the achievement
of a complete community through an expansion of the existing
settlement area boundary (also referred to as the urban boundary) in
the Newcastle Village Urban Area through a privately-initiated Official
Plan Amendment. Further, this Amendment confirms Clarington’s
intensification rate of 40 percent. This Amendment also states that
development of the expansion lands is subject to the policies in the
Clarington Official Plan.
Location: This Amendment applies to 88 hectares of land generally bounded
by Highway 35/115 to the west, Concession Road 3 to the south,
Arthur Street (unopened road allowance) to the east, and property
boundaries approximately 1,140 metres north of Concession Road
3. The subject site is located adjacent to the north boundary of the
Newcastle urban area boundary and the planned North Village
Secondary Plan area (“NVSP”), which is a planned future residential
and mixed use neighbourhood. These lands are comprised of
several individual properties that vary in size, shape and use,
including residential, commercial and agricultural uses.
Basis: The Provincial Planning Statement (2024) introduced policies to
permit Settlement Area Boundary expansions outside a municipal
comprehensive review, including those that are privately-initiated,
subject to addressing a set of criteria in the Planning Statement. In
this regard, the evaluation of Settlement Area Boundary Expansions
must address the need, any impacts to agriculture, phased
development and capacity in existing and planned infrastructure.
Analysis prepared in support of this Amendment to address the
Provincial Planning Statement criteria demonstrates that there is a
need to accommodate additional population growth in Clarington to
achieve the Municipality’s housing targets by 2051. The analysis
prepared in support of the Amendment also demonstrates that there
December 2, 2025
Tribute Newcastle - SABE
will be no impact on agriculture or natural areas. Further, the subject
site is located adjacent to the existing northern urban boundary in
Newcastle in the Municipality of Clarington, which is the planned
North Village Secondary Plan area, bring urbanized uses and
municipal services directly to the southern boundary of the subject
lands, including water, wastewater, and stormwater infrastructure
and the realignment of Regional Road 17 at its intersection with
Concession Road 3. In this regard, the expansion of Newcastle’s
urban boundary to include the subject site is an appropriate and
logical progression of urban development given the site’s location
immediately adjacent to the existing urban boundary where
infrastructure and community services will be brought to the southern
boundary of the expansion lands.
The urban boundary expansion will also accommodate urban uses
that can absorb a portion of the Municipality’s and Region’s
population and employment growth within whitebelt lands while
optimizing the use of existing and planned infrastructure and
community services. This Amendment will bring existing community
and urban services and amenities already used by the Newcastle
and Clarington community into the urban boundary. Urban expansion
in this part of Clarington will extend the planned complete community
and transportation network through the subject lands.
The technical studies which support this Amendment, including
studies addressing the matters outlined in the Provincial Planning
Statement to be evaluated for Settlement Area Boundary expansion,
include:
• Agricultural Impact Assessment
• Land Needs Analysis
• Fiscal Impact Study
• Planning Rationale Report
• Archaeological Assessment (Stage 1)
• Environmental Conditions Report
• Functional Servicing Report
• Master Drainage Plan
December 2, 2025
Tribute Newcastle - SABE
• Transportation Review
• Environmental Noise Assessment
• Community Energy Plan
Actual Amendment:
The Envision Durham Clarington: Regional Official Plan is hereby amended as follows:
1. Mapping Changes:
a. Map 1 Regional Structure – Urban & Rural Systems is hereby amended by
designating the subject site Community Areas including a “2051 Urban Expansion
Areas” overlay.
b. Map 2a Regional Natural Heritage System is hereby amended by changing the
boundaries of the Natural Heritage System and designating the subject site as
“2051 Urban Expansion Areas” overlay.
c. Map 3a – Transit Priority Network is hereby amended by designating the subject
site as “2051 Urban Expansion Areas” overlay.
d. Map 3b – Road Network is hereby amended by designating the subject site as
“2051 Urban Expansion Areas” overlay.
e. Map 3c – Strategic Goods Movement Network is hereby amended by designating
the subject site as “2051 Urban Expansion Areas” overlay.
f. Map 3d – Active Transportation Network is hereby amended by designating the
subject site as “2051 Urban Expansion Areas” overlay.
g. Map 3e – Regional Road Right-of-Way Requirements is hereby amended by
designating the subject site as “2051 Urban Expansion Areas” overlay.
h. Map 4 – Aggregate Resources is hereby amended by designating the subject site
as “2051 Urban Expansion Areas” overlay.
Implementation: The provisions set forth in the Durham Regional Official Plan
regarding the implementation of the Plan shall apply in regard to this
Amendment.
Interpretation: The provision set forth in the Regional Official Plan regarding the
interpretation of this Plan shall apply in regards to this Amendment.
CONCESSION RD 3
CONCESSION RD 4
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SCHEDULE A: Region of Durham Official Plan Amendment No. ##
Map 1 - Regional Structure - Urban and Regional Systems
LANDS TO BE ADDED AS COMMUNITY
AREA WITHIN THE URBAN BOUNDARY
CONCESSION RD 3
CONCESSION RD 4
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SCHEDULE B: Region of Durham Official Plan Amendment No. ##
Map 2a - Regional Natural Heritage Systems
LANDS TO BE ADDED AS
URBAN AREA
CONCESSION RD 3
CONCESSION RD 4
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SCHEDULE C: Region of Durham Official Plan Amendment No. ##
Map 3a - Transit Priority Network
LANDS TO BE ADDED AS
URBAN AREA
CONCESSION RD 3
CONCESSION RD 4
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SCHEDULE D: Region of Durham Official Plan Amendment No. ##
Map 3b - Road Network
LANDS TO BE ADDED AS
URBAN AREA
CONCESSION RD 3
CONCESSION RD 4
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SCHEDULE E: Region of Durham Official Plan Amendment No. ##
Map 3c - Strategic Goods Movement Network
LANDS TO BE ADDED AS
URBAN AREA
CONCESSION RD 3
CONCESSION RD 4
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SCHEDULE F: Region of Durham Official Plan Amendment No. ##
Map 3d - Active Transportation Network
LANDS TO BE ADDED AS
URBAN AREA
CONCESSION RD 3
CONCESSION RD 4
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SCHEDULE G: Region of Durham Official Plan Amendment No. ##
Map 3e - Regional Right-of-Way Requirements
LANDS TO BE ADDED AS
URBAN AREA
CONCESSION RD 3
CONCESSION RD 4
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SCHEDULE H: Region of Durham Official Plan Amendment No. ##
Map 4 - Aggregate Resources
LANDS TO BE ADDED AS
URBAN AREA
December 2, 2025
Tribute Newcastle - SABE
Draft AMENDMENT No. ###
TO THE CLARINGTON OFFICIAL PLAN
Purpose: The purpose of this Amendment is to ensure that the Municipality can
accommodate a portion of Clarington projected growth, provide an
adequate supply of housing and continue to support the achievement of a
complete community through an expansion of the existing settlement area
boundary (also referred to as the urban boundary) in the Newcastle
Village Urban Area through a privately-initiated Official Plan Amendment.
Further, this Amendment creates a planning framework, including
requirements for a future planning study, to facilitate the development of a
new and complete community. The Amendment outlines the requirements
for this future planning study to ensure the subject site is developed in a
manner that establishes a complete community and complements the
existing character of Newcastle.
Location: This Amendment applies to 88 hectares of land generally bounded by
Highway 35/115 to the west, Concession Road 3 to the south, Arthur
Street (unopened road allowance) to the east, and property boundaries
approximately 1,140 metres north of Concession Road 3. The subject site
is located adjacent to the north boundary of the Newcastle urban area
boundary and the planned North Village Secondary Plan area (“NVSP”),
which is a planned future residential and mixed use neighbourhood.
These lands are comprised of several individual properties that vary in
size, shape and use, including residential, commercial and agricultural
uses.
Basis: The Provincial Planning Statement (2024) introduced policies to permit
Settlement Area Boundary expansions outside a municipal
comprehensive review, including those that are privately-initiated, subject
to addressing a set of criteria in the Planning Statement. In this regard,
the evaluation of Settlement Area Boundary Expansions must address the
need, any impacts to agriculture, phased development and capacity in
existing and planned infrastructure. Analysis prepared in support of this
Amendment to address the Planning Statement criteria demonstrates that
there is a need to accommodate additional population growth in
Clarington to achieve the Municipality’s housing targets by 2051. The
analysis prepared in support of the Amendment also demonstrates that
there will be no impact on agriculture or natural areas. Further, the subject
site is located adjacent to the existing northern urban boundary in
Newcastle in the Municipality of Clarington, which is the planned North
Village Secondary Plan area, bring urbanized uses and municipal services
directly to the southern boundary of the subject lands, including water,
December 2, 2025
Tribute Newcastle - SABE
wastewater, and stormwater infrastructure and the realignment of
Regional Road 17 at its intersection with Concession Road 3. In this
regard, the expansion of Newcastle’s urban boundary to include the
subject site is an appropriate and logical progression of urban
development given the site’s location immediately adjacent to the existing
urban boundary where infrastructure and community services will be
brought to the southern boundary of the expansion lands.
The urban boundary expansion will also accommodate urban uses that
can absorb a portion of the Municipality’s and Region’s population and
employment growth within whitebelt lands while optimizing the use of
existing and planned infrastructure and community services. This
Amendment will bring existing community and urban services and
amenities already used by the Newcastle and Clarington community into
the urban boundary. Urban expansion in this part of Clarington will extend
the planned complete community and transportation network through the
subject lands.
In addition to adding the lands to the Settlement Area Boundary, the
proposed amendment provides two designations to the subject site. Most
of the lands are designated Urban Residential and the remainder
Environmental Protection Area. Further, it is intended that the subject site
would form part of a Secondary Plan, specifically the future NVSP,
through a future Official Plan Amendment.
The technical studies which support this Amendment, including studies
addressing the matters outlined in the Planning Statement to be evaluated
for Settlement Area Boundary expansion, include:
• Agricultural Impact Assessment
• Land Needs Analysis
• Planning Rationale Report
• Archaeological Assessment (Stage 1)
• Environmental Conditions Report
• Functional Servicing Report
• Master Drainage Plan
• Transportation Review
• Environmental Noise Assessment
Actual Amendment:
The Municipality of Clarington Official Plan is hereby amended as follows:
1. Chapter 17 – Special Study Areas is amended by adding Special Study Area ## to read
as follows:
December 2, 2025
Tribute Newcastle - SABE
“Special Study Area ##”
X.X.X.1 The lands subject to Special Study Area ##, identified on
Schedules A-R to this Amendment, are intended to develop as a
complete community that is compact and well connected,
including integration with the existing land uses and servicing
infrastructure of urban communities in the present Urban Area
boundaries to the south. In this regard, development of the subject
site will be a continuation of the planned community within the
North Village Secondary Plan area to the south.
X.X.X.2 The vision is to establish a predominantly residential community,
supported by existing and future commercial, institutional, and
mixed uses that protects existing natural heritage features,
minimizing impacts and consumption of agricultural lands and is
compatible with adjacent planned and existing land uses.
X.X.X.3 The majority of the subject lands are to be redesignated to Urban
Residential and the remainder to Environmental Protection Area.
X.X.X.4 To guide the development of these lands, prior to development of
the subject site, a Secondary Plan will be completed, either as a
new Secondary Plan or an update to the North Village Secondary
Plan. The Secondary Plan will identify the land uses to best
enable the vision for the lands, confirm infrastructure and public
service facility capacity and requirements, and determine the
conceptual limits of development based on natural areas and
natural hazards to be protected. The Secondary Plan will
implement Policies 3.3.4 and 5.4.9 of the Envision Durham
Clarington: Regional Official Plan and Policy 23.3.9 of the
Clarington Official Plan.
2. Clarington Official Plan is amended as follows:
2.1.1 Map A1 – Land Use (East Clarington Rural Area) be amended by
included the Lands outlined in Schedule “I” to this Amendment to
be added in the Newcastle Village Urban Area within the Urban
Boundary and identified as Special Study Area ##;
2.1.2 Map A4 – Land Use (Newcastle Village Area) be amended by
redesignating the Lands outlined in Schedule “J” to this
Amendment as Urban Residential and Environmental Protection
Area and to be identified as Special Study Area ##;
December 2, 2025
Tribute Newcastle - SABE
2.1.3 Map B – Urban Structure (Clarington Urban Areas) be amended
by redesignating the Lands outlined in Schedule “K” to this
Amendment as Greenfield within the Urban Boundary;
2.1.4 Map C– Secondary Plan Boundaries be amended by including the
Lands outlined in Schedule “L” to this Amendment as within the
Settlement Area Boundary and identified as Not Completed
Secondary Plan;
2.1.5 Map D3 – Natural Heritage System (Southeast Clarington) be
amended by including the Lands outlined in Schedule “M” to this
Amendment as within the Settlement Area Boundary;
2.1.6 Map F2 – Natural Hazards and Waste Disposal Assessment Areas
be amended by including the Lands outlined in Schedule “N” to
this Amendment as within the Settlement Area Boundary;
2.1.7 Map G – Potential Aggregate Resources Areas be amended by
including the Lands outlined in Schedule “O” to this Amendment
as within the Settlement Area Boundary;
2.1.8 Map H – Greenbelt and Oak Ridges Moraine be amended by
including the Lands outlined in Schedule “P” to this Amendment as
within the Settlement Area Outside of the Greenbelt Boundary;
2.1.9 Map J4 – Transportation Network Roads and Transit (Newcastle
Village Urban Area) be amended by designating the Lands
outlined in Schedule “Q” to this Amendment as within the Urban
Area; and
2.1.10 Map K – Trails (Clarington) be amended by designated the Lands
outlined in Schedule “R” to this Amendment as Urban Area.
Implementation: The provisions set forth in the Clarington Official Plan, regarding the
implementation of the Plan, shall apply in regard to this Amendment.
Interpretation: The provisions set forth in the Clarington Official Plan regarding the
interpretation of the Plan, shall apply in regard to this Amendment.
SPECIAL STUDY AREA
SPECIAL STUDY AREA ##
SCHEDULE A: Municipality of Clarington Official Plan Amendment No.
## Map A1 - Land Use (East Clarington Rural Area)
LANDS TO BE ADDED AS
NEWCASTLE VILLAGE
URBAN AREA
SPECIAL STUDY AREA
SPECIAL STUDY AREA ##
SCHEDULE B: Municipality of Clarington Official Plan Amendment No. ##
Map A4 - Land Use (Newcastle Village Urban Area)
LANDS TO BE ADDED WITHIN THE URBAN
BOUNDARY AS URBAN RESIDENTIAL AND
ENVIRONMENTAL PROTECTION AREA
SCHEDULE C: Municipality of Clarington Official Plan Amendment No. ##
Map B - Urban Structure (Clarington Urban Areas)
LANDS TO BE ADDED WITHIN THE URBAN
BOUNDARY AS GREENFIELD
SCHEDULE D: Municipality of Clarington Official Plan Amendment No. ##
Map C - Secondary Plan Boundaries
LANDS TO BE ADDED TO SETTLEMENT AREA
AND IDENTIFIED AS 'NOT COMPLETED'
SECONDARY PLAN BOUNDARY
SCHEDULE E: Municipality of Clarington Official Plan Amendment No. ##
Map D3 - Natural Heritage System (Southeast Clarington)
LANDS TO BE ADDED
TO SETTLEMENT AREA
SCHEDULE F: Municipality of Clarington Official Plan Amendment No. ##
Map F2 - Natural Hazards and Waste Disposal Assessment Areas
LANDS TO BE ADDED
TO SETTLEMENT AREA
SCHEDULE G: Municipality of Clarington Official Plan Amendment No. ##
Map G - Potential Aggregate Resource Areas
LANDS TO BE ADDED
TO SETTLEMENT AREA
SCHEDULE H: Municipality of Clarington Official Plan Amendment No. ##
Map H - Greenbelt and Oak Ridges Moraine
LANDS TO BE ADDED
TO SETTLEMENT AREA
SCHEDULE I: Municipality of Clarington Official Plan Amendment No. ##
Map J4 - Transportation Network Roads and Transit (Newcastle Village Urban Area)
LANDS TO BE IDENTIFIED AS
URBAN AREA
SCHEDULE J: Municipality of Clarington Official Plan Amendment No. ##
Map K - Trails (Clarington)
LANDS TO BE IDENTIFIED
AS URBAN AREA
Urban Area
SWMP
SWMP
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PROPOSED
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SECONDARY PLAN AREA
POTENTIAL
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2020
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23PROPOSED RR17
REALIGNMENT *
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STREET 'B'
STREET 'C'
MEDIUM
DENSITY
MEDIUM
DENSITY
MEDIUM
DENSITY
BOUSFIELDS inc.
24265 -- 66sk December, 2025
Newcastle Settlement Area Boundary Expansion
Municipality of Clarington
Low Density Residential (38.6 ha)
Medium Density Residential (6.3 ha)
Neighbourhood Park (2.9 ha)
Highway Commercial (4.4 ha)
Existing Institutional Uses (9.4 ha)
Potential Stormwater Management Pond (3.8 ha)
Existing Settlement Areas
Proposed Settlement Area
Boundary Expansion (±88 ha.)
Collector Roads (20-23m)
Bike Route
Multi-Use Path
Subject Property
NP
Preliminary Natural Heritage System (GeoProcess) (8.1 ha)
LAND USE STRUCTURE PLAN
Estimated Number of Units
Low Density = 745 units
Medium Density = 252 units
Total = 997 units
School
Gateway
Prominent Intersection