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Public Meeting Report
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Report To: Special Council
Date of Meeting: August 10, 2026 Report Number: PDS-066-26
Authored By: Sarah Gattie, Principal Planner, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2026-0007 (Cross Reference: S-C-2026-0002) Resolution#:
Report Subject: A Zoning By-law Amendment and Draft Plan of Subdivision to
facilitate the development of 82 dwelling units in Newcastle
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-066-26 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 Zoning By-law Amendment application submitted by
GHD Canada on behalf of D.G. Group and continue processing the application
including the preparation of a subsequent recommendation report; and,
3. That all interested parties listed in Report PDS-066-26 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-066-26
Report Overview
The Municipality is seeking the public’s input on submitted applications for a Zoning By
1. Application Details
Owner: D.G. Group
Applicant: GHD Canada c/o. Steph Matveeva
Proposal: Proposed Zoning By-law Amendment:
Zoning By-law Amendment to permit the single detached and street
townhouses, and to create setbacks and other provisions consistent with the
surrounding area within the approved Draft Plan.
Area: 3.6 hectares (8.8 acres)
Location: 582 North Street, Newcastle
Roll Number: 181703013010800
2. Background
2.1 On August 24, 2005 Staff received an application to amend the Clarington Official Plan
submitted jointly by Smooth Run Developments and Brookfield Homes (Ontario)
Limited. An application for a Neighbourhood Design Plan was also jointly submitted.
Smooth Run and Brookfield submitted separate application for proposed draft plans of
subdivision and rezoning for their respective lands.
2.2 On August 7, 2008 the Municipality received a Notice of Appeal by both D.G. Group.
The appeals were filed under Sections 22 (7), 51 (34) and 35(11) of the Planning Act,
for the Municipality not making a decision on the development applications within the
prescribed timeframes.
2.3 Following the appeal, the applicants, staff and agencies worked through the various
issues. At the June 25, 2012 General Purpose and Administration Committee,
Committee approved Report PSD-034-12 which requested the Ontario Municipal Board
(OMB) to approve the Official Plan Amendment, the two draft plans and the
corresponding rezoning applications. Given the size of the development, the conditions
of draft approval provided an expiry date of six years from the date approvals were
given. The OMB issued its decision October 19, 2012, approving all applications.
Municipality of Clarington Page 3
Report PDS-066-26
2.4 At the time the applications were being considered, it was understood that servicing this
area would require the construction of a reservoir, feeder mains, a pumping station,
expansions to the Newcastle Water Supply System, and Wilmot Water Pollution Control
Plant (WPCP) as well as construction of a new trunk sewer along the Foster Creek and
the extension of a trunk sewer on North Street. In 2013, the Region provided a forecast
for improvements for design and construction of the various works. On that basis, the
applicant prepared and submitted detailed engineering drawings to the Development
Engineering Division for Phase 1 only. However, implementation of the forecast for
regional improvements was delayed. In 2017, the Region provided a revised forecast.
2.5 The Region’s revised timetable in the advancing the design and construction of the
necessary infrastructure to advance the development of the draft plans has had a
significant impact to these developments. According to GHD, the developers have had
many discussions with the Region. The Region had suggested that changes to the
Development Charges Act through Bill 73, introduced in 2016 prohibits the developer
from up fronting the costs for the required improvements. The earliest opportunity to
commence house construction of Phase 1 was 2022.
2.6 On May 29, 2017, a letter from GHD Canada was received requesting an extension to
draft approval for both draft plans for an additional six years.
2.7 In October 2023, a revision to Draft Approved Plan of Subdivision SC-2005-0003 was
approved by the Municipality of Clarington. The revision area is outlined in red on Figure
2 which shows the Draft Plan of Subdivision as currently approved. The revision
relocated the Stormwater Management (SWM) facility to the west side of North Street
and introduced a Future Development Block.
2.8 The ultimate development vision of this block requires an additional revision to Draft
Plan Approval. The current proposal includes the extension of Street ‘L’ into the former
future development block to form a ‘P’ loop referenced as Street ‘U’ (see Attachment 2).
Single detached lots will front Streets ‘A’ and ‘L’. Single detached lots and Street
Townhouse units will front the new ‘P’ loop (Street ‘U’). Lots 12 -17 will have units
designed to have rear yards facing North Street with integral private garages accessed
from Street ‘U’. A 9 metre-wide servicing block between Lots 15 and 16 is required to
connect the development on the east side of North Street to sanitary sewers in North
Street and the relocated SWM facilities on the west side of North Street. In total, the
revision will add 82 dwelling units to the currently approved Draft Plan, consisting of 52
single detached dwelling lots and 30 street townhouse dwelling units.
2.9 The new applicants were received February 23, 2026 a nd deemed complete on April
17, 2026.
Municipality of Clarington Page 4
Report PDS-066-26
2.10
Figure 1: Proposed Plan
Municipality of Clarington Page 5
Report PDS-066-26
3. Land Characteristics and Surrounding Uses
3.1 The subject lands approximately 3.6 hectares (8.8 acres) in size and are located on the
east side of North Street, directly north of the C.P Railway in Newcastle.
3.2 The subject lands are within a draft approved plan of subdivision (S-C 2005-003) and
are currently vacant.
3.3 The surrounding uses are as follows:
North: Draft approved future residential subdivision
East: Draft approved future residential subdivision
South: C.P Railway and beyond that, the established Village of Newcastle
West: One stormwater management and one open space block
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
http://www.clarington.net/582NorthSt 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 100 landowners within 120 metres of the subject
lands on July 23, 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 not received any public submissions.
6.3 Staff will continue to process the public comments received, including comments heard
at the Statutory Public Meeting. All comments received will be summarized and
addressed within a future recommendation report.
Municipality of Clarington Page 6
Report PDS-066-26
7. Departmental and Agency Comments
7.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal department
comments received will be included in a subsequent recommendation report.
8. Discussion
8.1 The purpose of the Public Meeting is to present the privately initiated applications for
Council and public input and to identify issues or opportunities that should be
considered. 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 Zoning By-law Amendment for the proposed
development at the Statutory Public Meeting under the Planning Act.
9.2 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: Sarah Gattie, Principal Planner, sgattie@clarington.net
Attachments:
Attachment 1 – Draft Zoning By-law Amendment submitted by the Applicant
Attachment 2 – Proposed redline revisions to S-C 2005-0003 submitted by the Applicant
Interested Parties:
List of Interested Parties available from Department.
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 Number 2026-XX
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 ZBA-2021-0017;
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Section 14.6. “Special Exceptions – Urban Residential Type Three (R3) Zone” is amended by
introducing a new Subsection 14.6.XX as follows:
“Section 14.6.XX “Special Exceptions – Urban Residential Type Three (R3- XX) Zone”
Notwithstanding Section 3.16e(vi) and (vii), Sections 12.1 a. and b., 12.2 a. i) and ii), b. i) and ii),
c. i) and ii), d. ii) and iii), f. i) and ii) and h. and Sections 14.1 a. and b. and 14.3 a. i) and ii), b. i)
and ii), c. ii), iii) and iiii) e., f., and g., no person shall use any land or erect or use any building or
structure in an R3- XX zone for any purpose unless the provisions of this Section and the
applicable provisions not amended by the R3- XX zone are satisfied:
a. Permitted Uses
i) Single Detached Dwelling
ii) Street Townhouse Dwelling
b. Regulations for single detached dwellings
i) Lot Area (Minimum)
a) Single detached Dwelling 245 square metres
ii) Lot Frontage (Minimum)
a) Single detached Dwelling
i. Interior Lot 9 metres
ii. Exterior Lot 12 metres
iii) Yard Requirements (Minimum)
a) Exterior Side Yard
i. Single detached Dwelling 3 metres
Attachment 1 to Report PDS-066-26
b) Interior Side Yard
i. Single detached Dwelling 1.2 metres on one
side and 0.6 metres
on the other side
c) Rear Yard 7.5 metres
except where a private garage is accessed from a public
street through the rear yard, it shall be set-back a minimum
of 6 metres from the street
iv) Lot Coverage (Maximum)
a) Single detached Dwelling 50 percent for the
dwelling, 55 percent
for all buildings and
structures
v) Building Height (Maximum) 12 metres
vi) Parking Space Requirements (Minimum)
a) Single detached Dwelling 2 parking spaces
per dwelling
vii) Height of floor deck of unenclosed porch above finished grade
(maximum) 1.5 metres
viii) A covered and unenclosed porch/balcony having no habitable space above it shall be
permitted subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area
of 12.0 metres shall be permitted provided it is located in the front yard of the lot
and shall not be calculated as lot coverage;
b) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum of
20.0 square metres shall be permitted provided it is located in the front and/or
exterior side yard of the lot and shall not be calculated as lot coverage.
ix) All garage doors shall not be located any closer to the street line than the dwellings
first floor front wall or exterior side wall or covered porch projection.
x) The minimum setback to a sight triangle shall be 1.0 metre. In addition, unenclosed
porches, steps, patios, ramps, landscape entrance features, attached or directly
abutting the principal or main building; either above or below grade; may project into
any required yard to a distance no closer than 0.5 metres to a sight triangle.
xi) Steps may project into the required front or exterior side years, but in no instance shall
the distance to the front lot line or exterior side lot line be below 1.0 metre.
c. Regulations for street townhouse dwellings:
i) Lot Area (Minimum) 150 square metres
ii) Lot Frontage (Minimum)
a) Interior Lot 6 metres
b) Exterior Lot 9 metres
iii) Yard Requirements (Minimum)
a) Front Yard 6 metres to private
garage and 4.5
metres to the
dwelling
b) Interior Side Yard 1.2 metres, nil
where building has
a common wall
c) Exterior Side Yard 3 metres
d) Rear Yard 6.0 metres
iv) Lot Coverage (Maximum) 55 percent for the
dwelling, 60 percent
for all buildings and
structures
v) Landscape Open Space (Minimum)
a) Lot 25 percent
b) Front Yard 40 percent must be
soft landscaping
vi) Building Height (Maximum) 12 metres
vii) A maximum driveway width of 3 metres shall be permitted.
viii) Height of floor deck of unenclosed porch above finished grade
(maximum) 1.5 metre.
ix) A covered and unenclosed porch/balcony having no habitable floor space above it
shall be permitted subject to the following;
a) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area
of 10.0 square metres shall be permitted, provided it is located in the front yard of
the lot and shall not be calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum
area of 15.0 square metres shall be permitted, provided it is located in the front
and/or exterior side yard of the lot and shall not be calculated as lot coverage.
x) All garage doors shall not be located any closer to the street line than the dwellings
first floor front wall or exterior side wall or covered porch projection.
xi) The minimum setback to a slight triangle shall be 1.0m metre. In addition, unenclosed
porches, steps, patios, ramps, landscape entrance features, attached or directly
abutting the principal or main building; either above or below grade; may project into
any required yard to a distance no closer than 0.5 metres to a slight triangle.
xii) Steps may project into the required front or exterior side yards, but in no instance
shall the distance to the front lot line or exterior side lot line be below 1.0 metre.
2.Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by changing the zone
designation from:
“Environmental Protection (EP) Zone”, “Holding-Urban Residential Exception (fH)(R1-70) Zone”
and “Holding-Urban Residential Exception (H)(R1-71) Zone”
“to “Holding – Urban Residential Exception (H)(R3- XX)”
as illustrated on the attached Schedule ‘A’ hereto.
3.Schedule ‘A’ attached hereto shall form part of this By-law.
4.This By-law shall come into effect on the date of the passing hereof, subject to the provisions of
Section 34 and Section 36 of the Planning Act.
Passed in Open Council this XX day of XX 2026
Adrian Foster, Mayor
June Gallagher, Clerk
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(3.48 ha - 8.6)
(3.66 ha - 9.0)
(0.12 ha - 0.3)
(3.60 ha - 8.9 ac)
(0.01 ha - 0.025 ac)
LOW DENSITY RESIDENTIAL LOTS UNITS
11.6 +m FRONTAGES -
(DETACHED DWELLINGS)
(DETACHED DWELLINGS)
+m FRONTAGES -13.1
TOTAL # LOTS/UNITS RESIDENTIAL
TOTAL AREA LOW DENSITY RESIDENTIAL
230
89
230
89
416 454
18.95 ha
(DETACHED DWELLINGS)
+m FRONTAGES -15.0 33 33
PART LOTS
PART BLOCKS
ROADS
LAND USE BLOCKS BLOCKS AREA
430-43430 UNITS
435-43820 UNITS
45.57 ha
(ha)
LENGTH(m)AREA(ha)
15.0 m R.O.W.425 0.58
TOTAL AREA
TOTAL AREA OF SUBMISSION
10.57 haTOTAL AREA
78.79 ha
(DETACHED DWELLINGS)
+m FRONTAGES -18.0 26 26
(SEMI-DETACHED DWELLINGS)
+m FRONTAGES -19.6 38 76
LAND USE BLOCKS BLOCKS AREA(ha)
+m FRONTAGES -
STREET TOWNHOUSES
MEDIUM DENSITY
7.6 417-42884 UNITS
42994 UNITS
2.13
1.57
TOTAL # UNITS MEDIUM DENSITY 178 UNITS
TOTAL AREA MEDIUM DENSITY RESIDENTIAL 3.70 ha
TOTAL # UNITS RESIDENTIAL 632 UNITS
TOTAL AREA RESIDENTIAL 22.65 ha
0.44
0.39
FUTURE DEVELOPMENT 447-448 24.39
SCHOOL 440 2.40
PARK 441 2.02
OPEN SPACE 445-446 7.57
SWM FACILITY 443-444 7.39
0.3m RESERVES 450-458 0.04
ROAD WIDENINGS 459-464 0.70
18.0 m R.O.W.2190 4.05
20.0 m R.O.W.1210 2.46
23.0 m R.O.W.1465 3.48
PARKETTE 442 0.21
GRADING BUFFER 449 0.02
439 &
SCHEDULE OF LAND USES:
LOW DENSITY RESIDENTIAL LOTS UNITS
11.6+m FRONTAGES -
(DETACHED DWELLINGS)
49
REDLINE STATISTICS
TOTAL # LOTS/UNITS RESIDENTIAL
TOTAL AREA LOW DENSITY RESIDENTIAL
52 52
2.26
MEDIUM DENSITY RESIDENTIAL BLOCKS AREA(ha)
+m FRONTAGES -
STREET TOWNHOUSES
6.1 53 - 59 0.68
ROADS LENGTH(m)AREA
STREET A 18.0 m R.O.W.353 0.62
TOTAL AREA/UNITS RESIDENTIAL 2.94
TOTAL AREA OF SUBMISSION 3.60 ha
(DETACHED DWELLINGS)
+m FRONTAGES -15.0 3 3
LAND USE BLOCKS BLOCK AREA
9.0 m SERVICING BLOCK 60 0.03
(ha)
82
TOTAL UNITS MDR RESIDENTIAL 30
49
OPEN SPACE 61 0.01
GHD Inc.
Plot Date:Cad File No:2 February 2026 - 1:46 PM G:\662\12581347\Tech\Planning\Draft Plan\12581347-DP_REDLINE_2025_12_17.dwgPlotted by: Prapti Chandreshbhai Rakhasia
Conditions of Use. This document may only be used by GHD's client (and any other
person who GHD has agreed can use this document) for the purpose for which it was
prepared and must not be used by any other person or for any other purpose.
GHD Inc.
No. Revision Drawn DateJobManagerProjectDirector
KEY PLAN-Not to Scale
PROPOSED
OF SUBDIVISION OF
PART OF LOT
CONCESSION
SCHEDULE OF LAND USES:
ADDITIONAL INFORMATION
Under section 51(17) of The Planning Act
information required by clauses A,B,C,D,EF,G, & J shown on Draft and Key plans. K) All municipal services requiredI) Sandy , Clay
H) Piped municipal water supply
L) As shown
SURVEYOR'S CERTIFICATEOWNER'S CERTIFICATE
N
HOLDING JONES VANDERVEEN INC.
1
ORIGINAL SUBMISSION A.G B.J B.J.08/2005
SMOOTH RUN
DEVELOPMENTS INC.
DRAFT PLAN
27, 28 & 29
2
REGIONAL MUNICIPALITY OF DURHAM
MUNICIPALITY OF CLARINGTON
I HEREBY CERTIFY THAT THE BOUNDARIES
THIS PLAN .
ACCURATELY AND CORRECTLY SHOWN ON
RELATIONSHIP TO THE ADJACENT LANDS ARE
OF THE LAND TO BE SUBDIVIDED AND THEIR
DATE
SIGNED
ONTARIO LAND SURVEYORS
SIGNED
DATE
.
.
2 SECOND SUBMISSION PHASE 1 A.G B.J B.J.06/2008
3 THIRD SUBMISSION A.G B.J B.J.07/2008
4 FORTH SUBMISSION A.G B.J B.J.05/2008
5 FIFTH SUBMISSION A.G B.J B.J.05/2010
6 SIXTH SUBMISSION A.G B.J B.J.04/2011
7 FOR OMB APPROVAL S.C/A.G B.J B.J.07/2012
8 AS APPROVED BY OMB S.C/A.G B.J B.J.10/2012
9 REVISION OF DRAFT APPROVED PLAN J.T. B.J B.J.01/2020
10 RED-LINE REVISION TO DAP A.G. B.J B.J.07/2020
0
SCALE 1:2000 AT ORIGINAL SIZE
4020 80 100m60
Project No.Rev.
Original Size Arch E
Date
CheckDrafting
Drawn
CheckDesign
Designer
(Project Director)Approved
65 Sunray Street, Whitby Ontario L1N 8Y3
T 1 905 686 6402 F 1 905 432 7877
E ytomail@ghd.com W www.ghd.com
Client
N
SMOOTH RUN DEVELOPMENT INC
SMOOTH RUN
12581347 A
. S.W.
P.R.P.R.
Drawing No.DP1
Project
FEB 2026
NORTH VILLAGE
11 REVISION OF DRAFT APPROVED PLAN J.T.B.J B.J.07/2022
(GEOGRAPHIC TOWNSHIP OF CLARKE)
WE, THE REGISTERED OWNERS AND
AUTHORIZED AGENTS OF THE SUBJECT
LANDS, HEREBY AUTHORIZE GHD TO
PREPARE AND SUBMIT A DRAFT PLAN OF
SUBDIVISION FOR APPROVAL.
12 H.T.B.J B.J.11/2022
13 REDLINE REVISION TO DAP H.T. B.J B.J.06/2023
REDLINE REVISION TO DAP
.
.
14 REDLINE REVISION TO DAP P.R. S.W. S.W.02/2026
S.W.
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