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Report To: Planning and Development Committee
Date of Meeting: May 11, 2026 Report Number: PDS-041-26
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Sarah Gattie, Principal Planner, Development Review Division
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Mary-Anne Dempster, CAO
ROPA2026-0003 and COPA2025-0009 Resolution#: PD-056-26
Privately initiated Planning Act applications proposing 121-hectares
of land to be added to the Bowmanville Urban Settlement Boundary
Purpose of Report:
The purpose of this report is to provide information to the public and Council regarding a
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-041-26 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-041-26 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-041-26
Report Overview
The Municipality is seeking the public’s input on a proposed
1. Application Details
Owner: Treeborough Limited Partnership and Schickedanz Developments Bowmanville
Partnership
Applicant: Malone Given Parsons Ltd.
Proposal: Regional Official Plan Amendment
Proposal to amend Map 1 of the Durham Region Official Plan (“DROP”) to remove
the 2051 Urban Expansion Area hatching so that it is a contiguous part of the
adjoining Community Area.
Clarington Official Plan Amendment
To amend the Clarington Official Plan to designate lands within North -East
Bowmanville within the Urban Boundary and designate the lands for residential,
infrastructure, municipal parks, environmental protection, and mixed-use areas.
Area: 121 hectares (299 acres)
Location: Lands generally located south of Concession Road 3, west of Providence Road,
east of Soper Creek, and north of the local CPR Railway in Bowmanville.
2. Background
2.1 Malone Given Parsons Ltd. submitted applications on behalf of Treeborough Limited
Partnership and Schickedanz Developments Bowmanville Partnership for a Regional
Official Plan Amendment and Clarington Official Plan Amendment.
2.2 The proposal seeks to enable residential and mixed-use development on lands added to
the Bowmanville Urban Area through the 2024 Durham Region Official Plan. The total
site area is 121 hectares (299 acres) in size.
2.3 A pre-consultation meeting was held with internal depa rtments, agencies, and the
property owner and their consultants on April 3, 2025. At this meeting Staff encouraged
the property owner’s consultant to proceed with this urban settlement area boundary
delineation to be submitted for consideration through the Official Plan Review process
as that process will determine which, if any, of the ‘2051 Urban Expansion Area’
identified by Envision Durham are required to be brought into Clarington’s Urban Area
boundary.
Municipality of Clarington Page 3
Report PDS-041-26
2.4 The Clarington Official Plan Amendment was submitted to the Municipality on May 9,
2025. Then, following discussions between the property owners, their legal
representative and Municipal Staff, a Regional Official Plan Amendment was submitted
on February 20, 2026.
Figure 1 – Proposed Concept Plan
2.5 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.
It is noted that the subject lands are currently within the 2051 Urban Expansion Area as
identified on Map 1 of Envision Durham, 2024.
Municipality of Clarington Page 4
Report PDS-041-26
3. Land Characteristics and Surrounding Uses
3.1 The subject site is 121- hectares in size and is generally located south of Concession
Road 3, west of Providence Road, east of Soper Creek, and north of the local CPKC
Railway in Bowmanville.
3.2 The subject site has frontages of approximately 1,300 metres along Providence Road,
807 metres along Concession Road 3, 975 metres along the east side of Lambs Road,
815 metres along the west side of Lambs Road, approximately 875 metres along the
CPR Railway.
3.3 The subject lands are currently primarily used for agricultural uses, with a few rural or
single detached dwellings and natural wooded areas.
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/NEBowmanvilleLands 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 71 landowners within 300 metres of the subject
lands on April 20, 2026. Public Notice was also sent to relevant public agencies and
members of Clarington Council. Three public meeting signs were installed on the
subject lands, one along Concession Road 3, one along Providence Road, and one
along Lambs Road. Details of the proposed application were also posted on the
Municipality’s website, and in the Clarington Connected e-newsletter.
6.2 At the time of writing this report, staff have received one public submission. The
individual raised concerns with bringing new lands into the Bowmanville Urban
Boundary when there are still available lands to develop in Bowmanville.
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 5
Report PDS-041-26
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 Regional Official Plan and Clarington Official Plan Amendment seek to
permit residential and mixed-use development on lands added to the Bowmanville
Urban Area through the 2024 Durham Region Official Plan.
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
9.1 The purpose of this report is to provide background information and obtain comments
on the submitted applications for a Regional Official Plan and Clarington Official Plan
Amendment at the Statutory Public Meeting under the Planning Act. Staff will continue
to review and process these 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: Sarah Gattie, Principal Planner, sgattie@clarington.net.
Attachments:
Attachment 1 – Draft Regional Official Plan Amendment Submitted by Applicant
Attachment 2 – Draft Clarington Official Plan Amendment Submitted by Applicant
Interested Parties:
List of Interested Parties available from Department.
Attachment 1 to Report PDS-041-26
February 2026
The Corporation of the Municipality of Clarington
Amendment Number XX
To the Durham Region Official Plan
Purpose: To amend the Durham Region Official Plan to remove
the 2051 Urban Expansion Areas hatching from the
Subject Lands.
Location: The amendment to the Durham Region Official
Plan applies to the lands bound by Concession
Road 3, Providence Road, the Canadian Pacific
Kansas City Railway, and Soper Creek.
Basis: The 2051 Urban Expansion Areas were added to the
Urban Boundary through the latest Regional
municipal comprehensive review in 2023. The
Amendment updates Map 1 to remove the hatching of
the 2051 Urban Expansion Area on the Subject Lands
to reflect which areas within the new 2051 Urban
Expansion Areas have been appropriately studied
and can be integrated into the local official plans.
The Planning Act, R.S.O. 1990, c.P.13, as amended,
authorizes the Municipality of Clarington to pass by-
laws for the adoption or repeal of Official Plans and
amendments thereto.
The Planning Act, R.S.O. 1990, c.P.13, as amended,
states that the portions of an official plan of an upper-
tier municipality without planning responsibilities that
are in effect immediately before the effective date and
that apply in respect of any area in a lower-tier
municipality are deemed to constitute an official plan
of the lower-tier municipality.
The amendment to the Durham Region Official Plan
is exempt from approval of the Minister of Municipal
Affairs by Ontario Regulation 525/97, as amended by
Ontario Regulation 344/98, made pursuant to Section
17(9) of the Planning Act.
This amendment is based on applications by
Treeborough Limited Partnership and Schickedanz
Developments Bowmanville Partnership to facilitate
urban development on the North-East Bowmanville
lands to accommodate growth to 2051.
The amendment meets the review criteria for
amendments to the Clarington Official Plan under
section 23.2.6 of the Official Plan by: conforming to
municipal goals and objectives of the Durham Region
Official Plan and the Clarington Official Plan;
contributing to the overall structure of the Municipality;
being compatible with adjacent land uses; and being
supported by infrastructure to service the
development.
Actual Amendment: The Durham Region Official Plan is hereby amended by
removing the 2051 Urban Expansion Areas hatching from
the Subject Lands on Map 1.
The following Maps of the Durham Region Official Plan, as
amended, are hereby amended as follows:
i.Map 1 – Regional Structure – Urban & Rural
Systems is amended as shown on Schedule
“A” attached hereto.
Implementation: The provisions set forth in Part V of the Municipality of
Clarington Official Plan and Chapter 11 of the Durham
Region Official Plan regarding the implementation of the
Plan shall apply in regard to this Amendment.
Interpretation: The provisions set forth in Part V of the Municipality of
Clarington Official Plan and Chapter 11 of the Durham
Region Official Plan regarding the implementation of the
Plan shall apply in regard to this Amendment.
Schedule “A” to By-law XX
May 2025
The Corporation of the Municipality of Clarington
Amendment Number XX
To the Municipality of Clarington Official Plan
Purpose: To amend the Clarington Official Plan to designate
lands within North-East Bowmanville within the Urban
Boundary and designate the lands for residential,
infrastructure, environmental protection, and mixed use
areas.
Location: The amendment to the Official Plan applies to the
lands bound by Concession Road 3, Providence
Road, the Canadian Pacific Kansas City
Railway, and Soper Creek.
Basis: This amendment is based on applications by
Treeborough Limited Partnership and Schickedanz
Developments Bowmanville Partnership to facilitate
urban development on the North-East Bowmanville
lands to accommodate growth to 2051.
The amendment meets the review criteria for
amendments to the Clarington Official Plan under
section 23.2.6 of the Official Plan by: conforming to
municipal goals and objectives of the Durham Region
Official Plan and the Clarington Official Plan;
contributing to the overall structure of the Municipality;
being compatible with adjacent land uses; and being
supported by infrastructure to service the
development.
Actual Amendment: The Clarington Official Plan is hereby amended by adding
a new Secondary Plan, North-East Bowmanville
Secondary Plan, to Part Six, Secondary Plans.
The following Maps of the Clarington Official Plan, as
amended, are hereby amended as follows:
i.Map A1 – Land Use, West Clarington Rural
Area is amended as shown on Schedule “A”
attached hereto;
ii.Map A3 – Land Use, Bowmanville Urban Area
is amended as shown on Schedule “B”
attached hereto;
Attachment 2 to Report PDS-041-26
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iii. Map B – Urban Structure, Clarington Urban
Areas is amended as shown on Schedule “C”
attached hereto;
iv. Map C – Secondary Plan Areas, Clarington
Urban Areas is amended as shown on
Schedule “D” attached hereto;
v. Map D1 – Natural Environment, Natural
Heritage System is amended as shown on
Schedule “E” attached hereto;
vi. Map F1 – Natural Environment, Natural
Hazards and Waste Disposal Assessment
Areas is amended as shown on Schedule “F”
attached hereto;
vii. Map G – Potential Aggregate Resource Areas,
Municipality of Clarington is amended as
shown on Schedule “G” attached hereto;
viii. Map H – Greenbelt and Oak Ridges Moraine is
amended as shown on Schedule “H” attached
hereto;
ix. Map J3 – Transportation Network Road and
Transit, Bowmanville Urban Area is amended
as shown on Schedule “I” attached hereto;
x. Map K – Trails, Clarington is amended as
shown on Schedule “J” attached hereto.
Implementation: The provisions set forth in the Municipality of Clarington
Official Plan regarding the implementation 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.
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Schedule “A” to By-law XX
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Schedule “B” to By-law XX
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Schedule “C” to By-law XX
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Schedule “D” to By-law XX
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Schedule “E” to By-law XX
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May 2025
Schedule “F” to By-law XX
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May 2025
Schedule “G” to By-law XX
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May 2025
Schedule “H” to By-law XX
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May 2025
Schedule “I” to By-law XX
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May 2025
Schedule “J” to By-law XX
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