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Planning and Development Committee
Minutes
Date:
Time:
Location:
May 11, 2026
5:00 p.m.
Council Chambers or Electronic Participation
Municipal Administrative Centre
40 Temperance Street, 2nd Floor
Bowmanville, Ontario
_____________________________________________________________________
1. Call to Order
Councillor Anderson called the meeting to order at 5:00 p.m.
2. Land Acknowledgment Statement
Councillor Traill led the meeting in the Land Acknowledgement Statement.
3. Declaration of Interest
Mayor Foster declared a direct interest in Item 5.3 and 6.1, Delegation by Tracy
Greig, Durham Region Non-Profit Housing Corporation, Sheila Penny and Robert
Raynor, Two Steps Homes, Regarding Report FSD-020-26 - Building Faster
Fund Update, as the Mayor is the Chair of Durham Region Not-for-Profit Housing
Board.
4. Announcements
Members of Committee announced upcoming community events and matters of
community interest.
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5. Presentations/Delegations
5.1 Presentation by Henry Zekveld, Chair, Agricultural Advisory Committee,
Regarding the Agricultural Advisory Committee of Clarington Annual
Update
Henry Zekveld, Chair, Agricultural Advisory Committee, was present regarding
the Agricultural Advisory Committee of Clarington (AACC) Annua l Update. Henry
provided an overview of the 2025 AACC Annual Report and advised that the
AACC engaged with multiple organizations, provided input on key topics such as
soil health, migrant worker housing, stormwater management fees, infrastructure
programs, and advocated for the needs of the agricultural community. H. Zekveld
advised that the AACC strengthened outreach through a farm tour, engaged with
various municipal departments, and collaborated with local agricultural
organizations. Henry answered questions from Members of Committee.
Resolution # PD-044-26
Moved by Councillor Zwart
Seconded by Councillor Woo
That the Presentation by Henry Zekveld, Chair, Agricultural Advisory Committee
regarding, the Agricultural Advisory Committee of Clarington Annual Update be
received with thanks.
Carried
5.2 Delegation by Lisa Roy and Ron Hooper, Durham County Senior Citizens
Lodge and Mia Trana, TWC Consulting, Regarding Report FSD-020-26 -
Building Faster Fund Update
Lisa Roy and Ron Hooper, Durham County Senior Citizens Lodge and Mia
Trana, TWC Consulting, were present regarding Report FSD-020-26 - Building
Faster Fund Update. Using an electronic presentation Ron provided an overview
of the outcome from a previous delegation and advised that a zoning application
has been submitted. R. Hooper noted that discussions with staff have advanced
to clarify the scope, timing, and structure of the request. Ron advised that the
project aligns with the objectives of the Building Faster Fund by supporting timely
development and addressing community needs and noted that access to this
funding would facilitate more efficient project delivery in support of Council’s
housing and infrastructure priorities. R. Hooper and L. Roy answered questions
from Members of Committee.
Resolution # PD-045-26
Moved by Councillor Zwart
Seconded by Councillor Woo
Whereas the Durham County Senior Citizens Lodge (‘the Lodge”) provides
essential housing, and community support to older adults in the Municipality of
Clarington;
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Whereas the Lodge currently contains 41 residential units, and is proposing an
expansion of an additional 58 single-bedroom units that would be ‘affordable’ as
they will be provided at or below CMHC Average Market Rent which also aligns
with rents posted for Clarington in the Province of Ontario Affordable Residential
Units for the Purposes of the Development Charges Act, 1997 Bulletin;
Whereas the Lodge has identified a need for financial support to help offset
upfront development‑related costs associated with advancing the proposed
expansion;
Whereas the required replacement and upgrading of the septic system is
essential to support the proposed new units and to maintain the long‑term
viability of the existing 41 residential units; and
Whereas increasing the supply of affordable housing aligns with Council’s
policies, Strategic Plan objectives, Clarington’s Housing Needs Assessment, and
the commitment to fostering safe, inclusive, affordable, and age ‑friendly
communities; and,
Whereas Council passed Resolution PD-031-26 supported, in principle, the
proposed expansion of the Lodge,
Now therefore it be resolved:
That the following financial support be provided to support the proposed
expansion to the Lodge:
1. Waive application fees for the required Zoning By-Law Amendment and
Site Plan;
2. Provide a grant-in-lieu of the required Building Permit application fees;
and
3. Provide financial support in the amount of $255,000 as identified in Staff
report FSD-020-26.
That the financial support be funded from Clarington’s 2024 Build Faster Fund,
as approved by the Province of Ontario and any remaining amount be funded
from the Clarington Affordable Housing reserve fund; and,
That a copy of this resolution be forwarded to the Board of Directors of the Lodge
for their information.
Carried on a recorded vote (7 to 0)
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5.3 Delegation by Tracy Greig Durham Region Non-Profit Housing Corporation,
Sheila Penny and Robert Raynor, Two Steps Homes, Regarding Report
FSD-020-26 - Building Faster Fund Update
Mayor Foster declared a direct interest in Item 5.3 and refrained from discussion
and voting on this matter.
Tracy Greig Durham Region Non-Profit Housing Corporation, Sheila Penny and
Robert Raynor, Two Steps Homes, were present regarding Report FSD-020-26 -
Building Faster Fund Update. Using an electronic presentation Tracy presented a
proposal to develop a micro‑modular transitional housing community in
Clarington. T. Greig outlined the growing housing and homelessness challenges
in Durham Region, including over 1,600 individuals experiencing homelessness
and increasing pressure on shelters and public services. Tracy advised the
proposed model would provide approximately 50 small, prefabricated cabin units
with shared communal facilities and 24/7 support, intended to serve as a
transitional step between encampments and permanent housing. T. Greig
highlighted the model as a cost‑effective, rapid-build solution that has
demonstrated success in other jurisdictions and advised that the potential pilot
site at 2009 Maple Grove Road in Bowmanville was identified, with the land
offered on a short‑term lease. Tracy requested municipal support, including
financial assistance for infrastructure, application fee waivers, and expedited
planning approvals to advance the project. T. Greig and R. Raynor answered
questions from Members of Committee.
Resolution # PD-046-26
Moved by Councillor Zwart
Seconded by Councillor Woo
That the request by Tracy Greig, Durham Region Non-Profit Housing
Corporation, be referred to Staff to continue working with the organizations
involved to facilitate their funding request.
Motion Withdrawn
Resolution # PD-047-26
Moved by Councillor Zwart
Seconded by Councillor Woo
That the Delegation by Tracy Greig Durham Region Non-Profit Housing
Corporation, Sheila Penny and Robert Raynor, Two Steps Homes, regarding
Report FSD-020-26 - Building Faster Fund Update, be received with thanks.
Carried
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5.4 Delegation by Ryan Guetter, Weston Consulting Regarding Report PDS-
036-26 - Soper Hills Secondary Plan Recommendation Report
Ryan Guetter, Weston Consulting, was present regarding Report PDS-036-26 -
Soper Hills Secondary Plan Recommendation Report. Ryan confirmed the
submission of a letter of support regarding the Soper Hills Secondary Plan on
behalf of the landowner's group. R. Guetter answered questions from Members
of Committee.
5.5 Delegation by Leslie Payne regarding Report PDS-042-26 - Objection to
Notice of Intention to Designate; 38 Second Street, Bowmanville
Leslie Payne was present regarding, Report PDS-042-26 - Objection to Notice of
Intention to Designate; 38 Second Street, Bowmanville. Leslie raised concerns
regarding inaccuracies in a heritage report, noting that several statements,
including the claim that the house features a front gable peak, are incorrect, and
emphasized that the primary concern is not the designation itself but the
accuracy of the report. L. Payne advised they sought clarification by emailing the
municipality but experienced delays and difficulty obtaining appropriate contact
information, and delayed responses. Leslie expressed concern about future
interactions and temporarily requested removal from the registry process. L.
Payne advised they value the historical significance of their property and have no
intention of demolition, they are concerned about being required to respond to or
accept inaccurate information, particularly given future plans for exterior work
that will require municipal approvals and requested corrections to the report,
improved communication, and clarification on the registry process. Leslie
answered questions from Members of Committee.
Alter the Agenda
Resolution # PD-048-26
Moved by Councillor Rang
Seconded by Councillor Zwart
That the Agenda be altered to consider Item 7.1 - Report PDS-042-26 - Objection
to Notice of Intention to Designate; 38 Second Street, Bowmanville, at this time.
Carried
7. Items for Separate Discussion
7.1 PDS-042-26 - Objection to Notice of Intention to Designate; 38 Second
Street, Bowmanville
Resolution # PD-049-26
Moved by Councillor Rang
Seconded by Councillor Traill
That Report PDS-042-26 and any related delegations or communication items,
be received;
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That the Notice of Objection considering 38 Second Street, Bowmanville
(Attachment 1 to PDS-042-26) be received;
That the heritage designation, be withdrawn;
That all interested parties listed in Report PDS-042-26, be advised of Council’s
decision.
Carried on a recorded vote (7 to 0)
Suspend the Rules
Resolution # PD-050-26
Moved by Mayor Foster
Seconded by Councillor Zwart
That Item 9 Public Meetings be delayed until 6:45 p.m.
Carried
Suspend the Rules
Resolution # PD-051-26
Moved by Councillor Zwart
Seconded by Councillor Woo
That the Rules of Procedure be suspended to add a delegation by Wendy
Bracken, regarding the Durham York Energy Centre Environmental Compliance
Approval Application, to the Agenda.
Carried
Suspend the Rules
Resolution # PD-052-26
Moved by Mayor Foster
Seconded by Councillor Woo
That the Rules of Procedure be suspended to add a delegation by Ramesh
Jagannathan, regarding the Durham York Energy Centre Environmental
Compliance Approval Application, to the Agenda.
Carried
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5. Presentations/Delegations
5.7 Delegation by Wendy Bracken, Regarding the Durham York Energy Centre
Environmental Compliance Approval Application
Wendy Bracken was present regarding the Durham York Energy Centre
Environmental Compliance Approval (ECA) Application. Wendy raised concerns
regarding the proposal to expand waste incineration capacity and the lack of
notice for feedback.
W. Bracken requested Members of Committee to ask the Ministry of Environment
to grant a 30-day extension to allow Clarington to review and evaluate the ECA
amendment application. Wendy discussed the need for stronger emissions
controls, transparency of emissions data, and improved testin g requirements.
In accordance with the Procedural Bylaw, the Committee set aside this matter to
hear the Planning Public Meetings scheduled for 6:30 p.m. (previously delayed
by Committee until 6:45 p.m.)
See Item 5.7.1 later in the meeting for further discussion on this matter.
9. Public Meetings (6:45 p.m.)
9.1 Public Meeting for a Regional Official Plan Amendment and Clarington
Official Plan Amendment
Tim Brunton was present in opposition to the proposed development. Tim
acknowledged the need for additional housing but raised concerns with traffic
and infrastructure pressures T. Brunton expressed concern with the proposed
expansion of the urban boundary, noting the benefits of living in a rural
community for its natural environment, low density, and small town-character. Tim
also raised concerns about the loss of agricultural land, potential impacts on
biodiversity, lack of infrastructure and emphasized that there is significant
undeveloped land already within the current urban boundary.
Gail McKenzie was called upon but was not present.
Scott Waterhouse, GHD, was present on behalf of Brookfield Residential and the
North Village Landowners Group. Scott provided comments on the proposed
Regional Official Plan Amendment to expand the Newcastle urban area north of
Concession 3 and advised the group is not opposed to the expansion, but
emphasized the importance of ensuring that it does not delay or negatively
impact the approval of the existing North Village Secondary Plan, which has
been in progress since 2019 and is targeted for Council consideration in July
2027. S. Waterhouse raised concern that incorporating the additional lands into
the existing Secondary Plan could require additional studies and public
consultation, potentially delaying approvals by up to two years. Scott answered
questions from Members of Committee.
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Zeeshan Tahseen was present in opposition to the proposed development.
Zeeshan raised concerns about community planning and emphasized the need
for accessible public spaces for children and youth, noting current gaps,
particularly safe access routes for students traveling to school, where many must
use the highway due to a lack of street connections.
Jalynn Cox was present in opposition to the proposed development. Jalynn
expressed concerns with disturbing environmentally protected areas, loss of
biodiversity, and stressed the importance of maintaining ecological balance,
public well-being, and environmental health.
David Falletta, Bousfields Inc., was present on behalf of Tribute Newcastle
Limited Partnership and Littlewalsh Developments Inc. Using an electronic
presentation David provided an overview of the application that includes
amendments to the Durham Region and Clarington Official Plans to permit
community and urban residential uses, integrate the lands into the North Village
Secondary Plan, and facilitate infrastructure improvements, including the planned
extension of Regional Road 17. D. Falletta advised that the proposal is supported
by a range of technical studies, including transportation, environmental,
agricultural, and servicing analyses, and aligns with provincial policy
requirements for settlement area expansions, such as protecting agricultural
lands and ensuring infrastructure capacity. David advised the expansion
leverages planned infrastructure, incorporates existing commercial and
institutional uses, and helps create a complete community. D. Falletta answered
questions from Members of Committee.
9.1.1 PDS-040-26 - Privately Initiated Planning Act Applications Proposing an 88-
Hectare Expansion of the Newcastle Urban Settlement Boundary
Resolution # PD-053-26
Moved by Mayor Foster
Seconded by Councillor Woo
That Report PDS-040-26 and any related communication items, be received for
information only;
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
That all interested parties listed in Report PDS-040-26 and any delegations be
advised of Council’s decision.
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Resolution # PD-054-26
Moved by Councillor Zwart
Seconded by Councillor Rang
That the preceding motion be amended by adding:
That Council is not supportive of an urban boundary expansion at this
time.
Carried
Main Motion as Amended
Resolution # PD-055-26
Moved by Mayor Foster
Seconded by Councillor Woo
That Report PDS-040-26 and any related communication items, be received for
information only;
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;
That Council is not supportive of an urban boundary expansion at this time; and
That all interested parties listed in Report PDS-040-26 and any delegations be
advised of Council’s decision.
Carried on a recorded vote (6 to 1)
9.2 Public Meeting for a Regional Official Plan Amendment and Clarington
Official Plan Amendment
Jalynn Cox was present in opposition to the proposed application. Jalynn
expressed concerns with the possible negative impact on ecological features and
advocated for the retention of open green space or a neighbourhood park. J. Cox
raised additional concerns with the lack of existing infrastructure, traffic
congestion, school capacities, limited local employment opportunities, and rental-
focused housing that could contribute to affordability challenges. Jalynn
answered questions from Members of Committee.
Zeeshan Tahseen was present in opposition to the proposed development.
Zeeshan emphasized the need for growth to be supported by proper planning for
community services and infrastructure.
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Z. Tahseen highlighted the importance of ensuring future developments meet the
needs of a growing and diverse population and answered questions from
Members of Committee.
Matthew Cory, Malone Given Parsons, was present on behalf of the NE
Bowmanville Landowners Group. Matthew outlined the proposed Official Plan
Amendment (OPA) for approximately 121 hectares of land in northeast
Bowmanville, currently used for agricultural and rural residential purposes, to
enable the development of a new urban residential community. M. Cory advised
that the concept envisions a complete community with a mix of low and medium
density housing, limited mixed-use commercial areas, parks, and integrated
natural heritage features, accommodating approximately 2,300 residential units
and a population of about 6,400 people. Matthew advised that supporting
infrastructure, including servicing connections and a transportation network with
active transportation options, is proposed to be provided through existing and
planned systems.M. Cory advised the application aligns with future secondary
planning and broader growth management objectives and answered questions
from Members of Committee.
9.2.1 PDS-041-26 - Privately Initiated Planning Act Applications Proposing 121-
Hectares of Land to be Added to the Bowmanville Urban Settlement
Boundary
Councillor Rang left Council Chambers at 8:50 p.m. and returned later in the
meeting.
Resolution # PD-056-26
Moved by Mayor Foster
Seconded by Councillor Woo
That Report PDS-041-26 and any related communication items, be received for
information only;
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
That all interested parties listed in Report and any delegations be advised of
Council’s decision.
Carried
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Recess
Resolution # PD-057-26
Moved by Mayor Foster
Seconded by Councillor Zwart
That the Committee recess for 10 minutes.
Carried
The meeting reconvened at 9:17 p.m. with Councillor Anderson in the Chair.
Councillor Rang returned to the meeting.
9.3 Public Meeting for a Regional Official Plan Amendment, Clarington Official
Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision
and Site Plan Approval
Jason Gaggi was present in opposition to the proposed application. Jason
expressed concerns with the proposed density, traffic congestion, safety due to
having only one access point, and increased pressure on already strained local
schools and infrastructure. J. Gaggi answered questions from Members of
Committee.
Alex Melman was present in opposition to the proposed application. Alex raised
concerns with the proposed density, traffic and access points into the proposed
development.
Jalynn Cox was present in opposition to the proposed application. Jalynn
expressed concerns with adding development on prime agricultural land, and
density, noting local challenges around employment, insufficient hospital
services, and strained school capacities.
Graig Uens, Batory + Management was present on behalf of Mearns Avenue
Limited Partnership. Graig advised the proposal seeks approval for a residential
development consisting of 458 units in a mix of townhouses, semi‑detached
dwellings, and apartment units, along with supporting amenity spaces, open
space areas, and trail connections. G. Uens advised the development is intended
to contribute to housing supply and diversity while making efficient use of existing
infrastructure and provided information on a previously submitted traffic study.
Graig answered questions from Members of Committee.
9.3.1 PDS-044-26 - Applications to Amend the Durham Region and Clarington
Official Plans, Zoning By-law and Draft Plan of Subdivision to Facilitate 458
Residential Units on Lands Added to the Bowmanville Urban Area Through
the 2024 Durham Region Official Plan
Resolution # PD-058-26
Moved by Councillor Zwart
Seconded by Mayor Foster
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That Report PDS-044-26 and any related communication items, be received for
information only;
That Staff receive and consider comments from the public review agencies, and
Council with respect to the privately initiated Regional Official Plan Amendment,
Clarington Official Plan Amendment, Zoning By-law Amendment and Draft Plan
of Subdivision applications and continue processing the applications including
the preparation of a subsequent recommendation report; and
That all interested parties listed in Report PDS-044-26 and any delegations be
advised of Council’s decision.
Carried
9.4 Public Meeting for a Zoning By-law Amendment and Draft Plan of
Subdivision
Jalynn Cox was present in opposition to the application. Jalynn expressed
concerns with the proposed high-density multi-storey development, increased
traffic, and lack of schools and infrastructure to support this level of growth
without negatively impacting affordability.
David Hoyle was present in opposition to the proposed development. David
raised concerns with the proposed high-density development, increased traffic,
limited access points, and the impact the increased volume will have on nearby
roads. D. Hoyle raised additional concerns with insufficient parking, lack of
schools, safety, privacy, and compatibility with the existing neighbourhood.
Frank VanHoff was present in opposition to the proposed development. Frank
raised concerns with traffic, parking, lack of infrastructure and answered
questions from Members of Committee.
Ed Rauch was present in opposition to the proposed development. Ed raised
concerns with the proposed density, height of the buildings, traffic, lack of
infrastructure and schools.
John Craig was present in opposition to the proposed development. John raised
concerns with density, traffic, and advised it doesn't fit the vision of what
Bowmanville is.
Terri Cosgrove was present in opposition to the proposed development. Terri
expressed concerns with density, traffic, noise, loss of sunlight, and believes the
proposed development is not in keeping with the character of the existing
neighbourhood.
Lisa Sayers was present in opposition to the proposed development. Lisa raised
concerns about the proposed height, density, and traffic. L. Sayers questioned
the contaminated soil and remediation process and answered questions from
Members of Committee.
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May 11, 2026
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Mark Jacobs, The Biglieri Group, was present on behalf of Lifelong Group of
Companies. Mark outlined the proposed redevelopment of the former Goodyear
industrial site into a large mixed-use urban community. M. Jacobs noted the site’s
long industrial history and the requirement for environmental remediation prior to
redevelopment. Mark indicated the proposal aligns with regional and munic ipal
intensification policies and includes approximately 3,200 residential units,
commercial space, a school, parks, and open space. M. Jacobs described a new
street network, active transportation connections, preserved heritage elements,
and building heights up to 25 storeys with transitions to surrounding
neighbourhoods, and noted a phased approach with sustainability measures to
transform the brownfield site into a dense, transit-supportive community hub.
Suspend the Rules
Resolution # PD-059-26
Moved by Councillor Rang
Seconded by Mayor Foster
That the Rules of Procedure be suspended to extend the meeting until 11:30
p.m.
Carried
Mark outlined the draft subdivision, including transportation and active transit
features, site density, commercial elements, renderings, and a proposed
elementary school.
Resolution # PD-060-26
Moved by Councillor Traill
Seconded by Mayor Foster
That the delegation be extended for an additional 2 minutes.
Carried
M. Jacobs advised the development is proposed to proceed in phases, with the
first phase supported by existing servicing capacity for approximately 400–500
units and aligned with an approved Modified Generic Risk Assessment. Mark
advised that subsequent phases will require servicing upgrades and are subject
to further environmental review, including a pending Tier 3 Risk Assessment. M.
Jacobs and M. Beasy answered questions from Members of Committee.
The Public Meetings concluded at 10:53 p.m.
9.4.1 PDS-045-26 - Zoning By-law Amendment and Draft Plan of Subdivision to
Permit Multiple High-Density, Mixed-Use Blocks Containing Approx. 3,200
Residential Units and 9,890 Square Metres of Non-Residential Space with
Heights Ranging from 4 to 25 Storeys
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Resolution # PD-061-26
Moved by Mayor Foster
Seconded by Councillor Elhajjeh
That Report and any related communication items, be received for information
only;
That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Zoning By-Law Amendment and Draft Plan of
Subdivision applications submitted by The Biglieri Group Ltd. on behalf of
Lifelong Group of Companies Inc., and continue processing the applications,
including the preparation of a subsequent recommendations report; and
That all interested parties listed in Report and any delegations be advised of
Council’s decision.
Motion Lost
Resolution # PD-062-26
Moved by Councillor Traill
Seconded by Councillor Woo
That the matter be deferred to the next term of Council.
Resolution # PD-063-26
Moved by Mayor Foster
Seconded by Councillor Zwart
That the Committee resolve into Closed Session.
Resolution # PD-064-26
Moved by Councillor Traill
Seconded by Councillor Rang
That Item 9.4.1 be deferred until the end of the meeting.
Carried
See Item 9.4.1.1 later in the meeting for further discussion on this matter.
5. Presentations/Delegations
5.7 Delegation by Wendy Bracken, Regarding the Durham York Energy Centre
Environmental Compliance Approval Application
5.7.1 Continuation of Delegation by Wendy Bracken, Regarding the Durham York
Energy Centre Environmental Compliance Approval Application
W. Bracken and R. Jagannathan answered questions from Members of
Committee.
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Resolution # PD-065-26
Moved by Councillor Traill
Seconded by Councillor Zwart
That Clarington write to MECP forthwith and request MECP to grant at least a 30 -
day period for Clarington to review current ECA application including review and
comment on Emission Summary Dispersion Modelling Summary report (ESDM)
and determine whether the concerns with the modelling were addressed;
That Clarington requests in writing that ECA conditions of approval include
improvements to monitoring, emissions requirements and reporting to include the
latest and more stringent requirements from the U.S. and the European Union
including, but not limited to:
Continuous monitoring of particulate matter and mercury, and
Air pollution requirements and testing be applied and enforced for all
operating conditions including startups, shutdowns and malfunctions; and
Request ECA amendments and Conditions specify that all AMESA data
be publicly reported including all underlying lab reports and AMESA data
used to calculate dioxin and furan concentrations; and
That all area Municipalities, the MP and the MPP be notified of Clarington’s
Motion.
Carried on a recorded vote (7 to 0)
Suspend the Rules
Resolution # PD-066-26
Moved by Mayor Foster
Seconded by Councillor Woo
That the Rules of Procedure be suspended to extend the meeting until 12:30
a.m.
Carried
Councillor Traill left the meeting at 11:41 p.m.
5.8 Delegation by Ramesh Jagannathan, Regarding the Durham York Energy
Centre Environmental Compliance Approval Application
This Item was dealt with under Item 5.7.
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5.6 Presentation by Sarah Allin, Principal Planner, Brayden Siersma, Economic
Development Officer, Adam Fischer, Manager, Watson and Associates and
Robert Rappolt, Manager, WSP, Regarding Clarington Growth Management
Study - Introduction and Overview
Sarah Allin, Principal Planner, Brayden Siersma, Economic Development Officer,
Adam Fischer, Manager, Watson and Associates and Robert Rappolt, Manager,
WSP, were present regarding PDS-047-26 - Official Plan Review Update and
Introduction to the Growth Management Study. Using an electronic presentation
Sarah provided an overview of the presentation. R. Rappolt advised that this is a
foundational project structured in four phases, guided by the provincial policy
framework as well as Regional and local planning policies, and provided an
overview of key land use considerations. A. Fischer outlined Clarington’s growth
context and introduced Growth Study Phase 2, emphasizing the need to align
previously established density assumptions with current development
applications and market trends. Adam highlighted the importance of updating
growth projections and land needs and provided a review of greenfield densities
and the development of a framework for future boundary expansion requests. A.
Fischer advised that a phased growth strategy was also identified as necessary
to manage anticipated expansion, with consideration for infrastructure capacity,
community planning, and the provision of services such as schools, parks, and
other amenities. B. Siersma provided an overview of the next steps, that include
an upcoming public information center, draft technical reports, including a land
needs assessment, intensification strategy, and further public engagement.
6. Consent Agenda
Resolution # PD-067-26
Moved by Councillor Rang
Seconded by Councillor Woo
That all items listed in Section 6, with the exception of Item 6.1, be approved, in
accordance with the Agenda.
Carried
6.2 PDS-029-26 - Extension of West Side Drive (South Bowmanville Recreation
Complex)
Resolution # PD-068-26
That Report PDS-027-26 and any related delegations or communication items,
be received;
That the draft By-law (Attachment 2) to PDS-027-26, be approved; and
That all interested parties listed in Report PDS-027-26 and any delegations be
advised of Council’s decision.
Planning and Development Committee Minutes
May 11, 2026
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6.3 PDS-036-26 - Soper Hills Secondary Plan Recommendation Report
Resolution # PD-069-26
That Report PDS-036-26, and any related delegations or communication items,
be received;
That Clarington Official Plan Amendment 150, attached to Report PDS-036-26,
for the Soper Hills Secondary Plan, be approved;
That the Soper Hills Secondary Plan be implemented by Staff as Council’s policy
on land use and planning matters and be implemented through the annual capital
budgeting process;
That the Urban Design and Sustainability Guidelines appended to the Secondary
Plan be approved and be used by Staff to guide development applications and
public projects;
That Council require the preparation and approval of a joint Master Drainage
Plan for the Soper Hills and the Soper Springs Secondary Plans, informed by the
Soper Creek Subwatershed Study and approved by the Municipality and Central
Lake Ontario Conservation Authority, prior to approval of the first development
application within either the Soper Hills or Soper Springs Secondary Plan areas ;
That the Deputy CAO, Planning and Infrastructure Services be authorized to
finalize the Transportation Assessment Report, Preliminary Municipal
Engineering Report, the Soper Creek Subwatershed Study and the joint Master
Drainage Plan in support of the Secondary Plan;
That the Deputy CAO, Planning and Infrastructure Services be authorized to
execute any agreements to implement the Secondary Plan once approved by
Council; and
That all interested parties listed in Report PDS-026-26 and any delegations be
advised of Council’s decision
6.3.1 Correspondence from Paul Demczak, Principal, Batory Planning +
Management regarding Report PDS-036-26 - Soper Hills Secondary Plan
Recommendation Report
This Item was dealt with under Item 6.3.
6.4 PDS-039-26 - Bill 98: Building Homes and Improving Transportation
Infrastructure Act, 2026 – Comments
Resolution # PD-070-26
That Report PDS-039-26 , and any related delegations or communication items,
be received;
Planning and Development Committee Minutes
May 11, 2026
18
That Report PDS-039-26, including the Detailed Comments forming Attachment
A, be endorsed as the Municipality’s comments to the Province on the Building
Homes and Improving Transportation Infrastructure Act, 2026 (Bill 98)
(Environmental Registry of Ontario Postings: 026-0300, 026-0305, 026-0309,
026-0310, 026-0311, 026-0312, 026-0313, 026-0314 and 026-0315) and
forwarded to the Minister of Municipal Affairs and Housing; and
That all interested parties listed in Report , be advised of Council’s decision.
6.5 PDS-047-26 - Official Plan Review Update and Introduction to the Growth
Management Study
Resolution # PD-071-26
That Report PDS-047-26, and any related delegations or communication items,
be received for information.
6.5.1 Correspondence from Grant Morris, Grant Morris Associates Ltd.,
regarding Report PDS-047-26 - Official Plan Review Update and
Introduction to the Growth Management Study
This Item was dealt with under Item 6.5.
6.1 FSD-020-26 - Building Faster Fund Update
Mayor Foster declared a direct interest in Item 6.1 and refrained from discussion
and voting on this matter.
Resolution # PD-072-26
Moved by Councillor Rang
Seconded by Councillor Zwart
That Report FSD-020-26, and any related delegations or communication items,
be received;
That the projects identified in Report FSD-020-26 be approved pending Province
of Ontario approval of the required 2026 investment plan;
That Council approve support for the Micro Modular Transitional Housing Cabin
Community project, to be approved pending Province of Ontario approval, by
waiving fees for required Minor Site Plan Applications and related planning
applications (up to a maximum of $5,000), and by providing up to $355,000 in
infrastructure funding, for a maximum total municipal contribution of $360,000;
and
That all interested parties listed in Report FSD-020-26, be advised of Council’s
decision.
Carried
8. New Business
Planning and Development Committee Minutes
May 11, 2026
19
10. Confidential Items
Resolution # PD-073-26
Moved by Councillor Zwart
Seconded by Councillor Rang
That the recommendations contained in Item 10.1 - Confidential Report LGS-
027-26 - OLT Appeal - OPA 136 Bowmanville East Urban Centre Secondary
Plan, be approved; and
That the recommendations contained in Item 10.2 - Confidential Report LGS-
028-26 - OLT Appeal - William Tonno Construction Ltd., be approved.
Carried
10.1 LGS-027-26 - OLT Appeal - OPA 136 Bowmanville East Urban Centre
Secondary Plan
10.2 LGS-028-26 - OLT Appeal - William Tonno Construction Ltd.
9. Public Meetings (6:45 p.m.)
9.4 Public Meeting for a Zoning By-law Amendment and Draft Plan of
Subdivision
9.4.1.1 Continuation of Report PDS-045-26 - Zoning By-law Amendment and
Draft Plan of Subdivision
Resolution # PD-074-26
Moved by Mayor Foster
Seconded by Councillor Rang
That Item 9.4.1 - PDS-045-26 - Zoning By-law Amendment and Draft Plan of
Subdivision to Permit Multiple High-Density, Mixed-Use Blocks Containing
Approx. 3200 Residential Units and 9890 Square Metres of Non -Residential
Space with Heights Ranging from 4 to 25 Storeys, be deferred to the May 25,
2026, Council Meeting.
Carried
11. Adjournment
Resolution # PD-075-26
Moved by Councillor Zwart
Seconded by Councillor Elhajjeh
That the meeting adjourn at 12:16 a.m.
Carried