HomeMy WebLinkAboutPDS-057-26Public Meeting and Recommendation Report
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Report To: Planning and Development Committee
Date of Meeting: June 15, 2026 Report Number: PDS-057-26
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Sarah Gattie, Principal Planner, Development Review Division
Darryl Lyons, Deputy CAO, Planning and Infrastructure
Mary-Anne Dempster, CAO
ZBA2026-0019 Resolution#: PD-092-26
Application for a Zoning By-law Amendment to facilitate the
development of a new four-storey medical clinic building in
Bowmanville
Purpose of Report:
The purpose of this report is to provide information to the public and Council and recommend
Council approve this application if there are no major concerns raised from the public.
Recommendations:
1.That Report PDS-057-26 and any related communication items, be received for
information only;
2.That Staff receive and consider comments from the public and Council with respect
to the Zoning By-law Amendment application;
3.That the Zoning By-Law Amendment application submitted by the applicant be
supported and the By-law in Attachment 1 to this report be approved;
4.That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-057-26 and Council’s decision; and
5.That all interested parties listed in Report PDS-057-26 and any delegations be
advised of Council’s decision.
Bylaw #: 2026-071
Municipality of Clarington Page 2
Report PDS-057-26
Report Overview
1. Application Details
1.1 Owner: Bowmanville Health Centre c/o., Lagitha Sivakumaran
1.2 Applicant: Barry Bryan Associates c/o. Nick Swerdfeger
1.3 Proposal:
Zoning By-law Amendment
To amend the zoning on the subject lands from General Commercial Exception (C1-47)
Zone to Holding General Commercial Exception ((H)C1-47) Zone in order to implement
zoning provisions appropriate to facilitate a new four-storey medical clinic building. The
zone will be subject to applicable (H) Holding provisions.
1.4 Area: 1.25 hectares (3.11 acres)
1.5 Location: 222 King Street East, Bowmanville (see Figure 1)
Municipality of Clarington Page 3
Report PDS-057-26
Figure 1: Proposed Concept Plan
Municipality of Clarington Page 4
Report PDS-057-26
2. Background
2.1 A pre-consultation meeting with Municipality of Clarington Staff and agencies was held
on November 29, 2023, with the owner, applicant, and their additional consultants at
Lawson Gay Company to discuss the proposed development.
2.2 In September 2024, Barry Bryan Associates c/o. Nick Swerdfeger submitted a Consent
application in order to facilitate a lot line adjustment to amalgamate the land from behind
246 King Street East to 222 King Street East for additional parking. After progressing
the Site Plan Approval application and working with Staff, the application was presented
and passed at the January 2025 Committee of Adjustment meeting.
2.3 On October 24, 2024, Barry Bryan Associates c/o. Nick Swerdfeger submitted a Site
Plan Approval application for a proposed 2 -Storey 680m² MRI / CT Clinic and 84-space
parking lot expansion to Bowmanville Health Centre. The application was deemed
complete and circulated for review and comments on October 31, 2024.
2.4 Given the delay in the Ministry of Health funding, the owner decided to proceed with the
new parking areas and entry/exit from King Street East only. They received conditional
site plan approval on June 13, 2025, for the expansion of the parking lot area.
2.5 From September 2025 to April 2026 the owner, and applicant worked with Staff and the
Bowmanville Medical Centre Board on a new proposal for the MRI / CT Clinic.
2.6 On May 8, 2026, the applicant submitted a Zoning By-law Amendment application to
facilitate the proposed development. The Zoning By-law Amendment application
proposes to facilitate the development of a new four-storey medical clinic building at 222
King Street East in Bowmanville. The proposed zoning does not seek to change the
existing use of the land but rather seeks to permit a four-storey building instead of the
currently permitted three-storey building as well as to facilitate adjustments to the
required side yard setbacks.
2.7 The new four storey building is to be located North of the North Wing along the St.
George Street North frontage, just North of the existing two-way controlled access,
which is currently being used as parking for the facility. The building will measure
approximately 22.2 metres wide and approximately 29.0 metres deep with a total area
of approximately 2,400 square metres.
2.8 Should Council approve this amendment a Holding (H) provision will be added to the
zoning and only be removed once the applicant enters into a Site Plan Agreement and
all the conditions are satisfied.
Municipality of Clarington Page 5
Report PDS-057-26
3. Land Use Characteristics and Surrounding Uses
3.1 The subject lands are located on the north side of King Street East, east of Liberty
Street North. The lands are centrally located in the Urban Area of Bowmanville.
3.2 The subject property has an approximate area of 1.25 hectares (3.11 acres) and is
surrounding by existing commercial, personal service shops, restaurants, major retail
and businesses lining both sides of King Street East near the property. Building heights
range from one storey up to five storeys in height for the rental apartment building
located at 252 King Street East, which is within close proximity to the East of the
property.
3.3 The surrounding uses are as follows:
North: To the north of the subject site there is an open field, with mature
vegetation and a designated heritage tree known as the Fletcher Tree.
East: Commercial building heights are predominantly one storey directly
surrounding the property except for the commercial office building located
immediately east which is two storeys in height.
South: South of the subject site, on the south side of King Street East there are
existing commercial plazas. Further south there is a low-density residential
neighbourhood consisting of single detached houses.
West: To the west of the site there are existing commercial buildings, residential
dwellings and further west is Vincent Massey Public School.
4. Provincial Policy
4.1 The Provincial Planning Statement (PPS), 2024 supports healthy, livable, and safe
communities through the efficient use of land, infrastructure, and public service facilities.
4.2 Section 2.3 of the PPS speaks to settlement areas being the focus of growth and
development and specifies that land use patterns and densities should use resources
efficiently, optimizing the use of planned infrastructure and public service facilities, while
supporting active transportation.
4.3 Chapter 3 speaks to infrastructure and facilities and specifies that infrastructure and
public services shall be coordinated and integrated with land use planning and growth
management so that they meet the needs of growing communities.
4.4 Chapter 5 of the PPS speaks to directing development away from areas of natural or
human-made hazards where there is an unacceptable risk to public health, safety or
property damage, and not create new or aggravated existing hazards.
Municipality of Clarington Page 6
Report PDS-057-26
4.5 The proposed development aims to intensify the current Bowmanville Health Centre site
with a new four-storey medical clinic building on the northwest corner of the site. The
proposal to intensify an existing site will maximize the existing resources while
continuing to provide a range of medical services. The site is designed to blend into the
existing community while providing a logical extension and plan to cater to the demands
of a fast-growing municipality.
4.6 The proposal is consistent with the PPS by proposing to provide essential health care
services within the urban area of Bowmanville and ultimately contributing to the
availability and accessibility of community services for existing and future residents in a
non-hazardous area.
5. Official Plans
Durham Regional Official Plan (Envision Durham)
5.1 The ‘Envision Durham’ Regional Official Plan was adopted by Durham Regional Council
on May 17, 2023, and was approved in part with modifications by the province on
September 3, 2024. The remaining parts of Envision Durham were approved on
December 13, 2024.
5.2 The Envision Durham sets out long-term growth and development policies for the
Region to the year 2051, providing policies to ensure a high quality of life for both
current and future residents of the region.
5.3 As of January 1, 2025, Envision Durham became part of the Clarington Official Plan,
due to Provincial legislative changes associated with Bill 185.
5.4 The subject site is designated as “Regional Corridor”. Regional Corridors are intended
to accommodate higher density and mixed-uses, which justifies higher order transit
services and results in a pedestrian oriented area. The goal is for Regional Corridors to
support the movement of people and goods by encouraging development and
intensification that is characterized by compact built form at a transit supportive density.
5.5 The Bowmanville Health Centre functions as an established and strategically located
medical hub within the Region, accommodating a broad range of health-care services
that serve both the local and regional population. The proposed development represents
an appropriate and necessary intensification of this existing health-care campus, directly
responding to the demonstrated and growing demand for medical services in the
community. This demand is anticipated to continue increasing over the long term, and
the proposal will support the Region’s ability to meet future health-care needs in a
coordinated and efficient manner.
5.6 The proposal conforms with Envision Durham .
Municipality of Clarington Page 7
Report PDS-057-26
Clarington Official Plan
5.7 The Clarington Official Plan seeks to create place where each community can build on
its individual character, share a common economic base and a distinct co llective image.
It also aims to create place for people to live, work and play in a safe, vibrant, healthy,
and prosperous environment. Three key guiding principles of Clarington’s Official Plan
include: sustainable development, healthy communities, and growth management.
5.8 The subject site is designated “Urban Centre.” Urban Centres shall be developed as the
main concentrations of activity in each community. They shall provide an array of retail
and personal service, office, residential, cultural, community, recreational and
institutional uses. Specially, Bowmanville Urban Centres are to be planned and
developed as a centre of regional significance providing the highest level of retail and
service uses and shall be the primary focal point of cultural, community, recreational
and institutional uses in Clarington.
5.9 The proposed expansion of the Bowmanville Health Centre supports the objectives of
the Official Plan by introducing a compact, four‑storey-built form that aligns with Official
Plan height policies and enhances the Saint George Street North streetscape. The
development replaces an existing surface parking area with a high‑quality,
well‑landscaped building that reinforces the objectives of the Urban Centre land use
designation. No Official Plan Amendment is required as the proposed use, density, and
built form are all consistent with the current land -use designations.
5.10 The proposal conforms to the Clarington Official Plan.
Bowmanville East Urban Centre Secondary Plan
5.11 The Bowmanville East Urban Centre Secondary Plan aims to create a vibrant, livable
and sustainable community. Bowmanville East will embody a unique identity, one which
celebrates and values its historic character while evolving and adapting to meet the
needs of future generations. It will aim to maintain and build on the existing urban fabric,
while accommodating opportunities for gradual growth and change.
5.12 The subject site is designated “Mixed Use Area.” The Mixed-Use Area designation
allows for the greatest mix of uses including residential, office, retail, personal service,
cultural, community, and institutional uses.
5.13 The proposed four-storey expansion of the Bowmanville Health Centre represents a
logical and appropriate intensification of an established medical campus, supporting
both local and regional health-care needs. The development enhances the scale,
presence, and built form of the subject site by replacing an existing surface parking area
along Saint George Street North with a street-reinforcing building that contributes
positively to the public realm.
Municipality of Clarington Page 8
Report PDS-057-26
5.14 The proposed expansion reinforces the subject site as a focal point for community
services and aligns with the Official Plan and Secondary Plan policies by contributing to
non-residential intensification targets. The proposed development is also anticipated to
support greater transit usage, consistent with broader municipal objectives.
5.15 The proposal conforms to the Bowmanville East Urban Centre Secondary Plan.
6. Zoning By-laws
6.1 The proposed Zoning By-law Amendment will amend and replace the current General
Commercial Exception (C1-47) Zone within Zoning By-law 84-63. The proposed zoning
does not seek to change the existing use of the land, but rather to permit a building
typology and standards appropriate to facilitate a new four-storey medical clinic building
that complements the existing use on site.
6.2 The amended C1-47 zone will be subject to various (H) Holding provisions, such as
providing a Stormwater Management and Functional Servicing Report to the satisfaction
of the Municipality, as well as fulfilling detailed design through a Site Plan Approval
application.
6.3 The proposed draft Zoning By-law Amendment is included as Attachment 1. The
proposed zoning will increase building height to 4 stories and reduce the interior side
yard setback.
7. Summary of Background Studies
7.1 The applicant submitted the following studies as part of their complete application:
Planning Justification Report (Including Draft ZBLA)
Site Plan
Floor Plans
Building Elevations
7.2 The Bowmanville East Urban Centre Secondary Plan, approved by Council in January
2025, establishes the land use framework and is supported by comprehensive technical
studies that inform appropriate uses and development potential within the Urban Centre.
The subject lands are already zoned to permit the proposed land use, as established
through prior planning approvals.
7.3 As a result, the Zoning By-law Amendment application does not seek to introduce a new
or incompatible use, but rather to implement the appro ved planning framework through
technical refinements, such as adjustments to built form requirements (e.g., building
height and related performance standards).
Municipality of Clarington Page 9
Report PDS-057-26
7.4 Given that the principle of development and land use permission has already been
established, the application requirements have been appropriately scoped.The applicant
was therefore required to submit a Planning Justification Report, Site Plan, Floor Plans,
and Building Elevations in support of the Zoning By-law Amendment. All remaining
technical studies related to detailed design, servicing, and operational considerations
will be addressed through a subsequent Site Plan Approval application, where a more
comprehensive and technical review will occur.
8. Public Notice and Submissions
8.1 Public Notice was mailed to 52 property owners within 120 metres of the subject lands,
and 2 public meeting signs were installed, one along King Street East and the other
along St. George Street North in Bowmanville. Details of the proposed application were
also posted within the Clarington Connected e-newsletter.
8.2 At the time of writing this Staff report have not received inquiries or concerns from
members of the public.
9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 3 to this report is a chart which provides the list of circulated
parties.
10. Discussions
Building Massing and Height
10.1 The proposed development consists of a four-storey, approximately 2,400 m² (26,000
ft²) building located in the northwest corner of the Bowmanville Health Centre property,
fronting St. George Street North.
10.2 The building’s architectural design is intended to complement the existing North Wing of
the Bowmanville Health Centre, incorporating masonry materials such as brick and
stone veneer, along with large vertical glazing to emphasize the modest height increase.
Enhanced façade detailing at the main entrance and fourth floor provides visual interest
and strengthens the building’s identity (see Figure 2). Landscaping will be incorporated
to complete the building’s appearance and maintain consistency with the existing
campus and surrounding public realm.
Municipality of Clarington Page 10
Report PDS-057-26
Figure 2: Proposed 3D Rendering
Clarington’s Future Medical Campus
10.3 Within the Bowmanville East Urban Centre Secondary Plan, Policy 5.3.1 states that a
concentration of medical-related uses, including medical offices, laboratories and
pharmacies, is encouraged to be located within the lands on either side of King Street
East between Liberty Street and Simpson Avenue in order to create a new medical
campus around the Lakeridge Health Bowmanville Hospital.
10.4 The intensification of the Bowmanville Health Centre site plays a critical role in
maintaining and improving access to health‑care services, especially while the
Lakeridge Health Bowmanville Hospital redevelopment project is underway. By
increasing clinical space though this new proposed 4 storey clinic building it will
accommodate additional practitioners, enhance on‑site patient services, and help
absorb short‑term pressures on the health‑care system and ensures continuity of care
for the community. The additional capacity supports both primary and specialized
services, reducing strain on the hospital during construction and enabling residents to
continue receiving timely, local care.
Municipality of Clarington Page 11
Report PDS-057-26
11. Financial Considerations
11.1 Not applicable.
12. Strategic Plan
12.1 The proposed development has been reviewed against the pillars of the Clarington
Strategic Plan 2024-27. Clarington’s Strategic Plan identifies “Connect” as a core
strategic pillar, with specific direction to support diverse housing options that promote
social inclusion and community belonging. The proposed Zoning By-law Amendment
advances this objective by enabling the expansion of the Bowmanville Medical Centre,
thereby strengthening access to health-care services for residents across Clarington. By
supporting the growth of a major community-serving institutional use, the proposal
enhances local service availability, promotes community belonging, and reinforces the
Medical Centre as a connected, accessible hub for essential health-care needs.
13. Climate Change
13.1 The proposal considers climate risks by implementing sustainable design techniques,
features and attributes that will include active and passive strategies reducing energy
and water consumption through building materials and fixtures, protecting water quality
though enhanced storm water management strategies and low-impact development
(LID) measures and reducing the urban heat island effect through landscaping
measures.
14. Concurrence
14.1 Not applicable.
15. Conclusion
15.1 In consideration of the review of the detailed plans, all agency, staff and public
comments, it is respectfully recommended that the Zoning By-law Amendment included
in Attachments 1 be approved.
Staff Contact: Sarah Gattie, Principal Planner, sgattie@clarington.net
Attachments:
Attachment 1 – Proposed Zoning By-law Amendment
Attachment 2 – Draft Site Plan
Attachment 3 – Department and Agency Comments
Interested Parties:
List of Interested Parties available from Department.
Attachment 1 to Report PDS-057-26
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131
The Corporation of the Municipality of Clarington
By-law 2026-XXX
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the
Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2026-0019;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 16.5.47 “General Commercial Exception (C1-47) Zone” is hereby amended
by deleting Subsection 16.5.47 b. and replacing it with the following:
b. Building Height (maximum) 4 stories
2. Section 16.5.47 “General Commercial Exception (C1-47) Zone” is hereby amended
by adding the following subsection to “a. Yard Regulations”:
iii) Interior Side Yard (minimum) 1 metre, nil where a
building has a common wall with
any building on an adjacent lot
iv) 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.
Passed in Open Council this XX day of June 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
June Gallagher, Municipal Clerk
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SITE STATISTICS
ZONING:
SITE.AREA:
C l -47 (GENERAL COMMERCIAL EXCEPTION ZONE)
18,246.25 m2
PERMITTED CO'v'ER.\GE: MAX ... m
t.llNIMUM FRONTAGE:
EXISTING BUILOiNG AREAS: EXISTING NORTH WING= 805.61 m' EXISTING WEST WING• 751.08 m' glSTING EAST WING= 679.60 m'
roffiNGo:M� KING ST E•l 120 22 m'
BUJLD!NG ARf>.= 3,356.51 m'
EXISTING COVERAGE:
AC1lJAL FRONTAGE:--m
18.4:C
NEW BUILDING ARf>.= 580.16 m2 NEW BUILDING GFA= 2,320.00 m'
TOTAL ARf>. EXIS11NG TOTAL.AIU EXISTING &: NEW BUILOiNG AR£A.• 3,936.67 m' &: NEW BUILDING GFA• 10,391.83 m'
PARKING:
PARKING REQIJIRED PER ZONE Cl-47 ZONING: 1 SPIC.E/ 40 m' OF GFA.
10,391.83 m'/ 40= 260 THEREFORE, 260 SPACES REQUIRED.
:,c,JS���:REo= 20� (1NC1.u0tNG BF SPIC.ES)
SPIC.ES PROVIDED= 1�� �� =: �K�i� :�·E SPIC.ES)
�ACES REMCMO (INCl.UOES 4 BF)
262 TOTAL SPACES (237+25 MRFl.OW)
BF SPACES PROVIDED• 9 EXISTING BF SPACES (INCl.UDEO IN 4 NfW Rf SPACES ONCIIJDEil IN MKN(IN3<M.) 13 BF SPIC.ES TOTAi. (INCWOED IN N3<Nf.)
Stall Size: Required 2.75mx5.4rn Provided 2.75mx5.4rn MIN.
B/F Stoll Size: Required 2 Provided 2 1'1PE A lYPE B
4.Smx5.7m 3.4-rnxS.Om \\�;5/1: WHEN ;�:x�g�NCLUDING 1.5 AISL!)
SITE INFORMATION BASED ON ARCHITE JANUARY 27, 2014 PREPARED B'Y J.R��SITE PlAN DRAWI NG A101 DATED
PART A ARCHITECT; PROJECT f 2013-29.
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��F ��O, CONCESSION 1 MUNICIPAUTYoFct.illNGT�!NTHE REGIONAL MUNICIPALITY OF DURHAM = �N��TDOBTAINEO FROI.I SUIMY PREPARED BY· ONTARIO LAND sulMYORS �ur
STREET,SUITEB L1C 222 ' ONTARIO 905-623-7251
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(BEING PART OF LOT 10 CONCESSIO SUIMY PREPARED B'Y
, N 1, FORMER TOWN OF EIOWMANVIUI)
IVAN B WALLACE :;AR���l��JTD· DATED JANUARY 10, 2014
��.�;�;;2��r-lED FROM DRAWINGS PREPARED B'Y O.G.BlDOLE
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Attachment 2 to Report PDS.QSl-26
NO ISSUES/ REVISIONS DATE BY
I ISSUED FOR CLIENT RE\r1EW SEPT15 2024 BBA
2 ISSUED FOR SIT E PLAN APPROVAL OCT. 18, BBA 2024 ' ISSUED FOR SPA#2 I.IAR.26, 2025 BBA
4
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ISSUEO FOR SPA#3 JUNE 24,
5 ISSUED FOR ZBA-ORAFT -�;�7. -
BBA
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2026 BBA
aB-\
BARRY BRYAN ASSOCIATES
PROJECT:
Bowmanville Health Centre
CT & Radiology Clinic 4
Storey Building Expansion
222 KING STREET EAST
BOWMANVILLE, ONTARIO
DRAWING:
OVERALL SITE PLAN
DESIGN BY. SEAL: BBA DRAWN BY BBA CHECKED BY
DATE SEPT. 2024 SCALE
1:300 PROJECT NO· DRAWING NO:
26018 A101
Attachment 3 to Report PDS-057-26
Attachment 3 – Agency and Department Comments
The following agencies and internal departments were circulated on May 8, 2026 for
comments on the Zoning By-law Amendment Application. Comments were due May 22,
2026 for the first submission. Below is a chart showing the list of circulated parties and
whether or not we have received comments to date.
Department/Agency Comments Received Summary of Comments
Clarington Building
Division
☒ No objection.
Clarington Development
Engineering Division
☒ No objection to the
proposal, subject to
Conditions of Site Plan
Approval.
Clarington Fire and
Emergency Services
☒ No objection to the
proposal, subject to
Conditions of Site Plan
Approval.
Durham Region
Community Growth and
Economic Development
Comments not received to
date. Staff followed up on
the following dates:
May 15, 2026
May 25, 2026
Durham Region Works
Department
Comments not received to
date. Staff followed up on
the following dates:
May 15, 2026
May 25, 2026
Canada Post ☒No objection.
Enbridge Gas ☒No objection.
Rogers Comments not received to
date. Staff followed up on
the following dates:
1. May 15, 2026
2. May 25, 2026
Bell Canada Comments not received to
date. Staff followed up on
the following dates:
1. May 15, 2026
2. May 25, 2026
Hydro One Comments not received to
date. Staff followed up on
the following dates:
1. May 15, 2026
2. May 25, 2026
Elexicon Energy ☒ No objection to the
proposal, subject to
Conditions of Site Plan
Approval.