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Report To: Special Council
Date of Meeting: August 19, 2026 Report Number: PDS-079-26
Authored By:
Submitted By:
Reviewed By:
By-law Number:
File Number:
Report Subject:
Nicole Zambri, Principal Planner, Development Review Division
Darryl Lyons, Deputy CAO, Planning and Infrastructure
Mary-Anne Dempster, CAO
2026-090 Resolution #: C-238-26
COPA-2026-0003, ZBA 2024-0033 and SC-2024-0019
Official Plan Amendment, Zoning By-law Amendment and Draft
Plan of Subdivision Applications for 1,293 residential units within
the Wilmot Creek Secondary Plan Area.
Recommendations:
1.That Report PDS-079-26, and any related delegations or communication items, be
received;
2.That the Official Plan Amendment and Zoning By-law Amendment attached to
Report PDS-079-26, as Attachment 1 and Attachment 2, be approved; and
3.That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-079-26 and Council’s decision; and
4.That all interested parties and any delegations be advised of Council’s decision.
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Report Overview
1. Application Details
Owner: Rice Development Corporation
Agent: GHD Limited
Proposal: Official Plan Amendment (OPA)
Clarington Official Plan proposed amendment:
The Official Plan Amendment application will facilitate the proposed development
of a total of 1,293 residential units in a mix of built form typologies, including walk
up apartments by amending the following Clarington Official Plan policy:
Policy 9.4.5(h) which limits the number of townhouse units per block to 50 units
and apartment buildings to 2. The proposal shows:
102 townhouse units on Block 8;
13 low-rise apartment buildings on Block 10; and
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5 apartment buildings on Block 9 (3 low-rise apartment buildings and 2 mid-rise
apartment buildings).
Wilmot Creek Secondary Plan proposed amendment:
Proposal to reduce the minimum height from 6 storeys to 4 storeys within the
‘High Density Residential’ designation on Block 10; and
To redesignate lands from ‘Medium Density Residential’ to ‘Parkette’ to
accommodate a larger park block (Block 13).
Zoning By-law 84-63 Amendment
The proposed rezoning would change the zoning on the subject lands from
“Agricultural (A)” to various Mixed-Use Zones and Urban Residential Zones to
implement the Secondary Plan policies and facilitate the proposed development.
A hold symbol is included as part of the recommended Zoning By-law
Amendment to ensure the conditions of the draft plan of subdivision, site plan
approval and draft plan of condominium have been fulfilled. The parks would also
be rezoned to an urban residential zone and include a hold until the lands are
transferred to the Municipality.
Parts of the subject lands are also proposed to be rezoned to Environmental
Protection to protect the natural heritage features and represent the open space
lands, including the stormwater management pond.
Delegated: Draft Plan of Subdivision
Proposed Draft Plan of Subdivision to permit 1,293 residential units consisting of
residential units in a mix of built form typologies, including walk up apartments,
mixed use buildings, apartments, laneway townhouses and street townhouses .
The plan also contains a combination of stand-alone commercial buildings and
multi-storey mixed-use buildings, two parks, a stormwater management facility,
open space lands, and lands to be acquired by the Ministry of Transportation.
The Draft Plan of Subdivision would be finalized at a future date to facilitate the
creation of the proposed lots and blocks, should the appropriate land use
permissions come into effect.
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Area: 30.71 hectares (75.89 acres)
Location: 6 Wilmot Creek Drive, Newcastle; North of the Hydro One corrido and south of
Highway 401; Part Lots 3 and 4, Broken Front, Former Township of Darlington;
Within the Wilmot Creek Secondary Plan Area (see Figure 1)
Roll Numbers: 1817-010-010-01100; 1817-010-010-00522; 1817-010-010-00511;
1817-010-010-00512
Figure 1 – Proposed Concept Plan
2. Background
2.1 The subject lands are located within the Wilmot Creek Neighbourhood Secondary Plan
Area and are proceeding concurrently with the lands on the east side of Bennett Road
and immediately south of the hydro one corridor, which are also subject to a Zoning By-
law Amendment and Draft Plan of Subdivision applications (ZBA-2024-0032 and. SC-
2024-0018), these lands are referred to as the Humphrey Lands.
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2.2 On December 12, 2024, applications for a Zoning By-law Amendment and Draft Plan of
Subdivision were received and a public meeting was held on June 16, 2025.
2.3 One of the consistent comments received from the public was related to density and the
need to provide different building typologies, such as low-rise apartments for seniors. As
a result, the Owner has revised the proposal to accommodate low rise apartments
within Blocks 9 and 10. The proposal has also been revised to accommodate a larger
park block. Comments and concerns were also raised regarding the road realignment
which connects to a private residential community to the east of the subject lands.
Further discussion regarding the road connections is provided in Section 10 of this
report.
2.4 Through the review of the applications, Clarington Staff also identified conflicts wi th the
multi-unit residential policies contained in Policy 9.4.5 (h) of the Clarington Official Plan.
Revisions to the applications and a formal Official Plan Amendment were received on
February 20, 2026 and a second Public Meeting was held on April 20, 20 26.
2.5 The proposed Official Plan Amendment seeks to amend the maximum number of
townhouse units per block and the number of apartment buildings per block. The
increase in the number of apartments buildings per block was a result of the height
being reduced and providing more low-rise apartment buildings to add variety to the
built form typologies.
2.6 Given the changes, the proposal now shows a reduced number of dwelling units from
1,755 to 1,293 units and an increase in area to the park located adjacent to the mixed-
use blocks (refer to Figure 1). A subsequent Site Plan application and Draft Plan of
Condominium application will be required for the future development blocks at a later
date.
3. Land Use Characteristics and Surrounding Uses
3.1 The subject lands are located between Highway 401 to the north and the hydro corridor
to the south, on the east side of Bennett Road and within the Wilmot Creek
Neighbourhood Secondary Plan, municipally known as 6 Wilmot Creek Drive,
Newcastle. The site has frontage along the Highwa y 401 corridor, Bennett Road, and
the existing Wilmot Creek Drive.
3.2 The site consists of mainly vacant agricultural lands, some open space, a gate house, a
baseball diamond and a multipurpose recreational building being used by the existing
Wilmot Creek community, and a hydro corridor.
3.3 The surrounding uses are as follows:
North: Highway 401 and agricultural lands.
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East: Existing Wilmot Creek Adult Lifestyle Community and hydro corridor
South: Hydro corridor, CN Railway and beyond, Wilmot Creek Adult Lifestyle
Community. Beyond this, Lake Ontario shoreline.
West: Industrial lands and low-rise residential dwellings to the southwest.
4. Provincial Policy
Provincial Planning Statement (PPS 2024)
4.1 The Provincial Planning Statement, 2024 (PPS) encourages planning authorities to
create healthy, livable, and safe communities by accommodating an appropriate range
and mix of housing types, including affordable housing and shall promote development
patterns that efficiently use land and infrastructure.
4.2 The PPS policies direct growth to settlement areas and promote compact development
forms. The subject lands are located within the Newcastle Urban Settlement boundary.
Planning authorities are to facilitate a variety of housing forms and promote residential
intensification to achieve efficient development patterns, especially along public transit
and active transportation routes.
4.3 The PPS encourages a minimum density target of 50 residents and jobs per gross
developable hectare in designated growth areas. The proposal has a gross density of
approximately 116 people per hectare.
4.4 The diversity and connectivity of natural features in an area, and the long-term
ecological function and biodiversity of natural heritage systems, should be maintained,
restored or, where possible, improved, recognizing linkages between and among natural
heritage features and areas, surface water features, and ground water features.
Development and site alteration shall not be permitted on adjacent lands to the natural
heritage features and areas unless the ecological function of the adjacent lands has
been evaluated, and it has been demonstrated that there will be no negative impacts on
the natural features or their ecological functions.
4.5 The proposal is consistent with the Provincial Planning Statement as it introduces a mix
of housing options and built form typologies that meet the density requirements. The
proposed development pattern represents an efficient use of land and infrastructure.
Affordable housing options will be explored with the owner through the draft plan of
subdivision and future site plan applications.
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5. Official Plans
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as
“Community Areas.” Community Areas are to be planned for a variety of housing types,
sizes, and tenures, including townhouse dwellings. These areas can also include
population-serving uses and shall be developed in a compact form through higher
densities and by intensifying and redeveloping existing areas.
5.2 Envision Durham provides a long-term policy framework that is used to manage Durham
Region’s growth and development to 2051. The intent of Envision Durham is to manage
resources, direct growth and establish a basis for providing Regional services in an
efficient and effective manner.
5.3 Development within this area shall be planned to achieve a minimum density target of
53 people and jobs per hectare. The density proposed is estimated to be around 116
people and jobs per ha. The proposal meets the density target.
5.4 On Schedule 2a. Regional Natural Heritage System the two tributaries that traverse the
subject lands are identified as part of the Region’s Natural Heritage System. The
regional natural heritage system is an overlay that identifies a system of core natural
features and the land and water that links these core features together. Protecting,
enhancing and restoring this system supports the long-term ecological integrity and
climate change resiliency of the Region. Refinements to the natural heritage system
shall be supported by appropriate technical studies and must be in accordance with
applicable provincial plans and the policies of this Plan.
5.5 The applications conform with Envision Durham.
Municipality of Clarington Official Plan (COP)
5.6 The Clarington Official Plan designates the property Urban Residential, Neighbourhood
Centre, Green Space, and Environmental Protection Area and is within Newcastle
Urban Area. The area is also identified as Special Policy Area B2. Area B2 includes the
lands located north of the CN railway which are subject to a Secondary Plan. A variety
of housing forms, which may include retirement and a ssisted living facilities, are
encouraged subject to the Secondary Plan. Consideration shall be given to locate high
rise residential uses and commercial uses on a public road system within a plan of
subdivision. A portion of the lands may be developed with private leasehold
arrangements and private streets.
5.7 The Wilmot Creek Secondary Plan area also includes a Neighbourhood Centre.
Neighbourhood centres are to serve as focal points for residential neighbourhoods and
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provide a range of retail and service uses to meet the day-to-day needs. The maximum
amount of gross leasable floor space in any one Neighbourhood Centre shall be 5,000
square metres. The conceptual plan indicates approximately 3,600 square metres of
retail space.
5.8 Bennett Road is identified as a Type C Arterial Road on Map J4 and a proposed grade
separation is shown at the CN railway intersection.
5.9 Table 4-3 in the Clarington Official Plan states that areas at the edge of neighbourhoods
and adjacent to arterial roads are to have a minimum density of 19 units per net hectare
and a height ranging from 1 to 3 storeys (which can be further refined through the
secondary plan). It also provides for limited apartments, townhouses, semi-detached
dwellings, and detached dwellings.
5.10 The Clarington Official Plan contains criteria for multi-unit residential development. The
policies state that development shall be suitable to accommodate the proposed density
and built form and shall be compatible with the surrounding context. A site-specific
Official Plan Amendment was submitted by the applicant to address the limitation on the
number of townhouse units per future development block and the number of apartment
buildings.
5.11 The proposed concept plan shows 102 townhouse units on Block 8, loca ted between
Wilmot Creek Drive and the Open Space Block. It has limited access to a public road
(Street F) which makes it challenging to provide multiple vehicle access points to the
Block.
5.12 The intent of limiting the number of townhouses per block is to promote a diverse mix of
built form typologies. The block is proposed to contain back -to-back townhouses. Staff
support the proposed increase from 50 units to 102 units because the overall
development provides a variety of housing types, including laneway townhouses, street
townhouses, walk-up apartments, and apartment buildings of varying heights. The Block
also has about 60 metres of frontage along the public portion of Street F and an
additional 80 metres on the private portion of Street F. The street frontage is interrupted
by a stormwater management facility and open space lands, reducing the appearance
of a monotonous building facade and creating visual interest for pedestrians.
5.13 The OPA to increase the number of apartment buildings per block is a resul t of
decreasing the heights of the apartment buildings to allow for a more low-rise building
typology but still providing enough density to meet the Secondary Plan objectives and
making efficient use of land. Below is a concept provided by the applicant wh ich shows
the type of walk-up apartments being considered.
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Figure 2 – Conceptual Elevations of Walk-up Apartments
5.14 Natural Heritage Features are identified and mapped on the subject lands. The natural
heritage features are designated Environmental Protection Area. The natural heritage
system is to be protected and enhanced for the long term to promote responsible
stewardship and provide sustainable environmental, economic and social benefits.
Studies will determine the appropriate development limits and vegetation protection
zone in accordance with the Official Plan.
5.15 Where a development or redevelopment proposal includes non-developable land or
land designated as an Environmental Protection Area, the Municipality may require that
such land be dedicated to the Municipality and will not be accepted as statutory
parkland dedication.
Wilmot Creek Secondary Plan
5.16 The subject lands are within the Wilmot Creek Secondary Plan and are designated,
Medium Density Residential, High Density Residential, Neighbourhood Centre,
Parkette, Environmental Protection Area, Stormwater Management Facilities, and
Green Space.
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5.17 The Secondary Plan also shows lands that will be acquired by the Ministry of
Transportation along Highway 401, as well as a private road-control access into the
existing Wilmot Creek Community, which is needed with the proposed re-route of
Wilmot Creek Drive.
5.18 A local road connection is shown through the hydro corridor and connecting to the south
parcel also subject to Planning Act applications (SC2024-0018), as well as connecting
trails throughout the Secondary Plan Area.
5.19 Development within the Secondary Plan Area shall provide a distribution of land uses by
providing a mix of uses, heights, and densities to support a complete community. Taller
buildings are to be directed close to Highway 401 and Bennett Road.
5.20 The Medium Density Residential Designation permits a mix of housing types and
tenures in mid- and low-rise building forms. Apartments and townhouses are permitted
building types within the Medium Density Residential Designation. The height of
buildings shall be a minimum of two storeys and a maximum of six storeys.
5.21 The High-Density Residential Designation permits mid-rise building forms mainly in
apartment building types or similar. The height of buildings shall be a minimum of six
storeys and a maximum of eight storeys. The revised proposal has low-rise apartment
buildings with a height of four storeys which necessitated the need for an amendment to
the High-Density Residential designation for Block 10. The minimum required density
within the High-Density Residential designation is 60 units per net hectare. The proposal
is about 110 units per hectare.
5.22 The Neighbourhood Centre is to provide commercial uses and cultural or entertainment
opportunities in combination with residential uses. Mixed-use buildings are permitted, as
well as a grocery store. Heights can range from one to six storeys with the one storey
portion limited to 50% of all development in the Neighbourhood Centre. The minimum
density is 40 units per net hectare. The proposal is about 113 units per hectare.
5.23 The proposal also reflects the Land Use Schedule by providing two park blocks, a
stormwater management pond, and the open space areas. The proposal has been
revised to increase the size of the westerly park (Block 13), as such, an Amendment to
the Secondary Plan Land Use Schedule is required.
5.24 An Environmental Impact Study was submitted in support of the applications and
identifies wetland features on the subject lands. Development proposed adjacent to the
wetlands along the Rickard’s Creek must maintain a minimum buffer of 30 metres from
the feature limits. A private lane is proposed to cross the creek which utilizes an existing
farmer’s crossing in order to access development lands. The Secondary Plan has
specific policies related to this private lane access.
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5.25 Within the Mobility and Roads section of the Secondary Plan it states that the final
location and alignment of a Private Road crossing at Rickard Creek shall be assessed
as part of an Environmental Impact Study required at the time of applications for site
plan applications for site plan approval or draft plan of subdivision. This work shall be to
the satisfaction of the Municipality in consultation with other agencies having jurisdictio n.
The report indicates that the crossing does not encroach into the unevaluated wetlands
associated with Rickard Creek and remains outside the 30 m wetland buffer. No direct
impacts to the wetlands are anticipated. The mitigation measures presented in the EIS
will be included within the conditions of draft plan approval of the subdivision.
6. Zoning By-law 84-63
6.1 The property is zoned “Agricultural (A)” in Zoning by-law 84-63. The Agricultural Zone is
a common zone category for underdeveloped lots located within Settlement Areas. The
Agricultural zone does not permit the proposed development, and as such, the rezoning
application was required.
6.2 The draft zoning by-law amendment proposes the lands be rezoned to a Mixed Use
Zone and various Urban Residential Exception Zones to facilitate the development of
mixed use buildings, apartment buildings, condo townhouses and street related
townhouses, and two park blocks within the Wilmot Creek Secondary Plan Area.
6.3 Parts of the subject lands are also proposed to be rezoned to Environmental Protection
to protect the natural heritage features and reflect the open space lands, including the
stormwater management pond.
6.4 A Holding (H) Symbol is included in the recommended Zoning By-law Amendment to
ensure the conditions of the draft plan of subdivision and site plan approval (for the
mixed-use, high and medium density blocks) have been fulfilled. The parks will also be
rezoned to an urban residential zone and will have a hold until the lands are transferred
to the Municipality.
6.5 The draft Zoning By-law Amendment is included in Attachment 2 of this report.
7. Background Studies
7.1 The applicant submitted the following studies as part of their applications:
Planning Rationale Report, GHD, December 2024, revised January 2026
7.2 The Planning Justification Report was submitted in support of the proposal for an
Official Plan Amendment and a Zoning By-law Amendment. The report concludes that
the applications represent good planning and are in the public interest and conform with
the policies and land use designations of Envision Durham, the Clarington Official Plan
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and the Wilmot Creek Neighbourhood Secondary Plan , with the exception of the policies
being amended by proposed Official Plan Amendment . The applications demonstrate
that the lands can support a complete, transit-supportive, and well-connected
community that aligns with the policy directions.
7.3 The report provides a brief analysis and planning justification for the proposal. In
summary, the development concept delivers a full range of buil t forms, including
laneway townhouses, live/work units, back-to-back and conventional townhouses, walk-
up apartments, and a multi-building high-density cluster, organized within a clear block
structure supported by 12 metre laneways, a logical internal street network, and an
integrated open space and buffer system. The plan incorporates two park blocks, a
stormwater management facility, MTO buffer lands, hydro corridor open space, and
interface connections to the Waterfront Trail, providing high-quality public realm and
recreational amenities for future residents.
Transportation Impact Study, GHD, November 2024, revised March 2026
7.4 The Traffic Impact Study concludes that, although the development will generate a
significant number of new vehicle trips, the surrounding road network can generally
accommodate the growth provided that targeted improvements are implemented at key
intersections.
7.5 The 2024 study assessed a larger proposal of approximately 1,911 residential units and
1,700 m² of retail space, while the revised 2026 study reflects a reduced and refined
concept plan with approximately 1,453 residential units and 3,600 square metres of
retail space. Both studies found that Highway 2/Bennett Road, the Highway 401
westbound ramp intersection, the future GFL access, and the future local road access
would continue to operate acceptably under future traffic conditions. However, both
reports identified operational deficiencies at the Highway 401 eastbound ramp/Lake
Road intersection and the future Collector Road/Bennett Road intersection as
development builds out.
7.6 To address these issues, the studies recommend signalizing the Highway 401
eastbound ramp/Lake Road intersection and adding dedicated turning lanes, along with
westbound and southbound left-turn lanes at the Collector Road access. Both reports
also emphasize transportation demand management measures, including improved
walking, cycling, transit, and electric vehicle infrastructure, while noting that future site
plans will need to demonstrate sufficient parking supply or seek zoning relief where
deficiencies are proposed.
Supplemental Traffic Impact Letter, GHD, May 27, 2026
7.7 In May 2026, a Supplemental Transportation Letter specifically reviewed the adequacy
of the proposed primary access (Street A) and whether a second independent access to
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Bennett Road is required for the existing Wilmot Creek Adult Lifestyle Community and
future development.
7.8 The letter concludes that Street A has been appropriately designed and has sufficient
capacity to accommodate all existing and future traffic using accepted Transportation
Impact Study methodologies and observed traffic data collected in 2018 and 2024. GHD
determined that the Street A/Bennett Road intersection and the internal collector road
would operate within acceptable capacity limits through the 2030, 2035, and 2040
planning horizons, and that the overall transportation network functions effectively
without a secondary external access.
7.9 The letter further states that a second Bennett Road access is not warranted because
traffic volumes do not justify it, Bennett Road frontage and MTO access spacing
requirements would make an additional intersection problematic, and a second
connection would not provide meaningful operational benefits while potentially
introducing safety and operational concerns. As a result, GHD concludes that a single,
well-designed collector road access through Street A is sufficient to serve both the
existing Wilmot Creek community and the planned future development over the long
term.
7.10 Clarington Staff have hired Paradigm to peer review the Traffic Analysis provided by the
applicant and generally supports the conclusions of the Traffic Impact Study and agrees
that the Wilmot Creek development can be accommodated on the surrounding road
network with the proposed intersection improvements.
7.11 While the review identified several technical matters requiring clarification, including
recent traffic counts, growth rate assumptions, and signal timing methodology, the
primary recommendation was for GHD to provide additional justification for not
recommending certain warranted turning-lane improvements at the Highway 401 ramp
intersections. Subject to addressing these comments, the peer review does not identify
any fundamental transportation concerns that would prevent the proposed development
from proceeding.
Scoped Environmental Impact Study, GEI Consultants Inc., December 2024, revised
November 2025
7.12 The Scoped Environmental Impact Study assessed the potential impacts of the
proposed development on the natural heritage features and their associated functions.
The report concludes with appropriate mitigation measures, the project can proceed
without measurable negative impacts on natural heritage features or ecological
functions. The study identified unevaluated wetlands, fish habitat associated with
Rickard Creek and an unnamed tributary, candidate bat maternity habitat, potential
habitat for species-at-risk bats, and three locally rare plant species. Key
recommendations include maintaining a 30-metre buffer around the wetlands,
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implementing erosion and sediment controls, managing invasive species such as
phragmites, monitoring groundwater and surface water, and restricting vegetation
removal during bird and bat breeding seasons.
7.13 A proposed road crossing at Rickard Creek is designed to improve wildlife and fish
movement through an open-bottom culvert and is not expected to adversely affect
aquatic habitat. Overall, the report concludes that the development is consistent with
provincial, regional, municipal, and conservation authority policies and can be carried
out while preserving and protecting the site's environmental features
Tree Inventory & Preservation Plan Report, GEI Consultants Inc., September 2024,
December 2025
7.14 The Arborist Report assessed the existing trees located on the property. A total of 762
trees greater than 10 cm DBH were inventoried in 2024 and reassessed in 2025, with
392 trees recommended for preservation (including two that may sustain limited root
injury) and 370 trees recommended for removal due to unavoidable construction
impacts. The report outlines detailed tree protection measures, including establishment
of Tree Protection Zones (TPZs), protective fencing, arborist monitoring, root protection,
and construction best management practices to minimize damage to retained trees.
7.15 Tree removals must comply with restrictions related to migratory birds and species at
risk, and the Municipality of Clarington requires security deposits for protected trees to
ensure their survival during and after construction. Overall, the report concludes that the
proposed development can proceed while retaining a substantial portion of the existing
tree cover, provided the recommended protection and mitigation measures are
implemented
Fluvial Geomorphological Assessment, GEO Morphix Ltd., February 2019
7.16 A Fluvial Geomorphological Assessment of watercourses on the subject lands was
prepared by GEO Morphix Ltd. The report was specifically prepared to evaluate the
proposed crossing improvements required to facilitate the development. The study
included desktop analysis, field investigations, channel stability assessments, erosion
threshold modeling, and meander belt width determination.
7.17 Results showed that most reaches within the subject lands are generally stable, while
Reach R2 of Rickard Creek was identified as the most erosion-sensitive section,
exhibiting channel degradation, active bank erosion, knickpoints, exposed till, and
confined valley conditions. The report concludes that these meander belt widths and
erosion thresholds should guide future development, stormwater management, and
watercourse crossing design within the Wilmot Creek Secondary Plan area.
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Figure 3 – Meander Belt Reach Delineation
Hydrogeological Report, WSP, November 2024
7.18 The WSP Preliminary Hydrogeological Assessment concludes that the Wilmot Creek
development can proceed from a hydrogeological perspective, provided recommended
Low Impact Development (LID) measures are implemented to maintain groundwater
recharge. The study found that, while development would reduce groundwater
infiltration by approximately 35.6% without mitigation, proposed measures such as
infiltration trenches, soakaway pits, rain gardens, infiltration chambers, and permeable
pavers would reduce the deficit to approximately 3.6%, effectively maintaining pre-
development water balance objectives. No significant hydrogeological constraints were
identified, although continued groundwater monitoring and refinement of the water
balance and dewatering assessments will be required through the detailed design.
Functional Servicing Report, WSP, December 2024, revised January 2026
7.19 The Functional Servicing Report concludes that the proposal can be adequately
serviced with municipal water, sanitary, stormwater, and transportation infrastructure.
Water servicing will connect to existing Regional infrastructure on Bennett Road, while
new sanitary infrastructure and a connection to the Port Darlington Water Pollution
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Control Plant will be required to support full build-out. Stormwater will be managed
through a combination of a wet pond, private underground storage, and low impact
development measures to maintain pre-development drainage characteristics and
protect natural features. WSP concludes that the draft plan is functionally serviceable
and can provide adequate stormwater management, subject to detailed design and
agency approvals.
7.20 Existing municipal sanitary sewers do not have sufficient capacity to service the full
development. While a connection to the Lake Road sewer would require a pumping
station, the preferred servicing strategy is the construction of a new gravity sanitary
sewer to the Port Darlington Water Pollution Control Plant, eliminating the need for a
pumping station as part of the proposed long-term servicing solution. This option avoids
the operational and approval complexities associated with constructing and maintaining
a sanitary pumping station. However, this option requires third party servicing
easements across private property and through a hydro corridor, making the project
dependent on landowner agreements and utility corridor approvals which are still being
negotiated.
7.21 While the Functional Servicing Report concludes that the development can be
adequately serviced, full build-out is contingent on the design, approval, and
construction of a new sanitary sewer connection to the Port Darlington Water Pollution
Control Plant. This downstream servicing requirement represents a key infrastructure
dependency that could influence the phasing and timing of development.
Stormwater Management Report, WSP, December 2024, revised January 2026
7.22 The Stormwater Management Report assessed the water quality, water quantity and
water balance impacts of the proposed development. The proposed stormwater
management strategy consists of a stormwater pond, private underground chambers on
future development blocks, and a suite of Low Impact Development measures including
permeable pavements, infiltration trenches, rain gardens , and soakaway pits. The
proposed system will provide enhanced water quality treatment (80% total suspended
solids removal), control post-development peak flows to pre-development levels for the
2-year through 100-year storm events, and detain runoff from the 25 mm storm event to
meet erosion control criteria.
7.23 Water balance analysis demonstrates that proposed LID measures will substantially
offset the reduction in infiltration associated with development, reducing the infiltration
deficit from 35.6% under unmitigated conditions to approximately 3.6%. Hydrologic
modelling confirms that post-development release rates at all outlets remain below
allowable levels, resulting in no adverse downstream impacts. Overall, the report
concludes that the proposed stormwater managemen t works will effectively mitigate
development impacts and support the safe and sustainable development of the
subdivision.
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Urban Design Study, The MBTW Group, November 2024
7.24 The Urban Design Study provides details on how the development’s proposed public
realm, built form, mobility networks and landscape elements function within its
immediate surrounding and the wider context of Wilmot Creek and the Municipality of
Clarington as a whole. The community is designed to support all ages and abilities
through an extensive active transportation network, new parks, trails, open spaces, and
connections to the Waterfront Trail, while protecting significant natural features such as
Rickard Creek and Environmental Protection Areas.
Sustainability Report, GHD, May 2025
7.25 The Environmental Sustainability Plan demonstrates a strong commitment to
sustainable community design through a combination of energy efficiency, low-impact
stormwater management, environmental protection, and active transportation features.
Unique aspects of the proposal include an extensive network of Low Impact
Development (LID) measures such as 22 infiltration features, soakaway pits, rain
gardens, diversion swales, permeable pavers, and underground infiltration systems
designed to address groundwater recharge deficits and improve stormwater quality.
7.26 The development also proposes an enhanced crossing of Rickard Creek that will
improve wildlife movement, restore fish passage by removing existing barriers, and
strengthen ecological connectivity.
7.27 Additional sustainability initiatives include EV charging rough-ins, opportunities for solar-
ready buildings, dark-sky compliant lighting, native and drought-tolerant landscaping, a
4:1 tree replacement strategy, mixed-use blocks that support walkability, integrated
cycling infrastructure, and a homeowner education program focused on environmental
stewardship. Collectively, these features go beyond standard subdivision design by
emphasizing groundwater infiltration, habitat enhancement, climate resilience, and
sustainable transportation while protecting the Rickard Creek wetland system.
Noise and Vibration Study, Howe Gastmeier Chapnik Limited, August 2024, revised
February 2026
7.28 The Noise and Vibration Feasibility Study concludes that traffic noise from Highway 401
and the adjacent CN rail corridor will exceed provincial and railway guidelines for many
of the proposed residential units if left unmitigated. However, the study finds that
acceptable indoor and outdoor noise levels can be achieved through a combination of
measures including acoustic barriers for certain townhouse rear yards, central air
conditioning or forced-air ventilation systems, upgraded building envelope construction
(including brick veneer or masonry equivalent façades and enhanced window glazing),
and warning clauses for future residents regarding highway, rail, and nearby
commercial/industrial noise sources.
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7.29 Rail vibration monitoring conducted in 2002, 2005, and 2024 found vibration levels
below CN’s allowable limits, meaning no vibration mitigation is required. The report
concludes that the development is feasible from a noise and vibration perspective
provided the recommended mitigation measures are incorporated into future detailed
design, site plan, and building approvals.
Stage 1-2 Archeological Assessment, Archeoworks Inc., September 2015
7.30 The 2015 Stage 1-2 Archaeological Assessment for the proposal identified
archaeological potential due to its proximity to Wilmot Creek, Lake Ontario, historic
transportation routes, heritage properties, and previously registered archaeological
sites.
7.31 Field investigations found that much of the area had been disturbed by modern
development or consisted of wetlands with low archaeological potential, while surveys of
the remaining lands identified several Euro-Canadian artifact scatters containing
primarily ceramics, glass, nails, and other domestic materials dating mainly from the late
19th and 20th centuries. Detailed artifact and archival analysis determined that these
finds represented secondary deposits, refuse dumps, middens, or remnants of a
relatively recent farmstead occupation rather than archaeologically significant cultural
resources. As a result, all identified sites were considered to have no further cultural
heritage value, no Stage 3 assessment was recommended, and the remainder of the
surveyed study area was deemed free of archaeological concern. The report has been
accepted into the Ontario Public Register of Archaeological Reports.
Phase One and Two Environmental Site Assessment, Terraprobe, 2015
7.32 A Phase One and Two Environmental Site Assessment was prepared to investigate any
contamination risks on the property. Eight Areas of Potential Environmental Concerns
(APEC) have been identified and required further investigation. A Phase Two ESA
report was carried out to investigate the APECs identified in the Phase One report. All
soils met the Ministry Standard Table 2, with the exception of an exceedance in the
northwestern portion of the site, which may be attributed to the neighbouring industrial
activities to the west or historical pesticides. Given that the exceedance were only found
within the shallow native soil, the report recommends removal of the soil from the
property.
Phase One Environmental Site Assessment Update, Englobe, April 2025
7.33 Englobe prepared an updated Phase One Environmental Assessment to satisfy the
intent of the requirements, methodology and practices for a Phase One ESA as
described in Ontario Regulation 153/04 Records of Site Condition. The exceedances
found in the 2015 investigations was subsequently remediated during the confirmatory
sampling, clean-up and site remediation program completed in January 2018. Additional
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environmental investigations, including but not limited to a Phase One ESA Update and
Phase Two ESA Update, were completed in December 2019 by Terraprobe. The
updated report confirmed that the condition of the property has not significantly changed
since last reported by Terraprobe in December 2019 . Based on the updated site
inspection and review of previous environmental reports it was determined that there
were no additional APEC contributing PCAs identified at the Property and within the
surrounding properties, as such a subsequent Phase Two report was not
recommended.
8. Public Notice and Submissions
8.1 Two separate Statutory Public Meetings were held for this proposal, one on June 16,
2025 and one on April 20, 2026. Public Notice was mailed to all property owners within
120 metres of the subject lands, as well as interested parties who expressed an interest
in the related applications. Three 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.
8.2 Three members of the public spoke at the two Public Meetings, and 63 comments were
received from members of the public, with only 5 comments received regarding the
Official Plan Amendment. Of those, 33 people expressed an interest in receiving further
communication regarding the applications and were added to the interested party list.
Below is a summary of the most common issues received:
Traffic impacts, Highway 401 access, and transportation infrastructure improvements.
Emergency response times and maintaining reliable access to existing Wilmot Creek
community.
Requests for a separate, dedicated access road for Wilmot Creek residents.
Concerns regarding privacy, security, trespassing, and protection of the Wilmot Creek
Adult Lifestyle Community.
Concerns regarding the proposed density and compatibility with the existing community
character.
Adequacy of schools, commercial services, municipal infrastructure, and community
amenities.
Support for affordable, accessible, rental, retirement, and seniors -oriented housing
options.
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Concerns regarding construction impacts, including noise, dust, access disruptions, and
safety.
Environmental and noise impacts associated with the development.
Interest in recognizing local heritage through future street naming.
8.3 A further detailed summary of comments received regarding the applications are
included in Attachment 5.
9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 4 to this report is a chart which provides the list of circulated
parties.
10. Discussion
10.1 The proposed residential development is located within the Wilmot Creek
neighbourhood Secondary Plan. The proposal represents a form of development
encouraged by Provincial, Regional, and Municipal policies.
10.2 The applicant has reduced the number of residential units by approximately 462 units
and the minimum height in Block 10 is proposed to be reduced to four storeys to
accommodate a different built form typology (low-rise apartment buildings). The
applicant has now proposed walk-up apartments and a multi-building high-density
cluster on Block 10 as opposed to the previously proposed 6 to 8 storey apartments.
See Attachment 6 for the revised concept plan.
10.3 The proposal shows a future public road that will connect to separate draft plan of
subdivision to the south, as well as a private road access to the existing Wilmot Creek
Community through proposed Street A.
Parks and Trails
10.4 The Wilmot Creek Secondary Plan indicates that parks shall be provided as part of a
connected parks and open space system. Wherever feasible, lands designated Green
Space shall incorporate parks and leisure uses for passive recreational uses. Schedule
A to the Secondary Plan shows two parkettes within the subject lands. Parkettes are
smaller scale parks and shall be between 0.5 to 1.0 hectare in size.
10.5 The revised proposal has increased both park blocks shown within the Secondary Plan.
Previously the park blocks were 0.71 and 0.60 hectares. Now the park blocks are 1.02
and 0.79 hectares, respectively.
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10.6 An Official Plan Amendment was submitted to change the land use designation from
‘Medium Density Residential’ to “Parkette” for the westerly park. The easterly park was
revised to remove the townhouse block along Street C and have more exposure along
the street frontage, which reflects the park area shown within the Secondary Plan Land
Use Schedule.
10.7 The amount and type of parks were considered in detail at the Secondary Plan
development stage and are reflected in the Land Use Schedule. The proposed
development is in conformity with the Secondary Plan and in fact is proposing to
increase the size of the parkettes.
10.8 Not every neighbourhood can contain a full set of park facilities, recreational centres or
other amenities. The existing Waterfront Trail and open space area fronting Lake
Ontario is less than 500 metres from the subject site and within walking distance. There
is also an undeveloped Municipal Wide Park already owned by the Municipality just
south of the CN Rail line and east of Bennette Road. Although the site is currently
vacant, Municipal Wide Parks are specialized parks designed to serve the entire
Municipality. They may be developed to support recreation or cultural facilities that are
one of a kind and have specialized location requirements or take advantage of specific
attributes. The size of this park is approximately 3 hectares.
10.9 A multi-use path will also be provided on Bennett Road to connect new residents to the
waterfront trail and amenities. This connection would be through the development of the
Municipal Park which is located south of the railway. The multiuse path will connect with
Lake Road which provides a shared road facility.
10.10 The High Density designation policies in the WCNSP (Section 11.4) encourage publicly-
accessible spaces to contribute to the sense of place in the community and quality of
the urban environment. Such spaces include squares, courtyards, walkways, etc. Public
access to privately owned publicly accessible spaces will be secured through the
development approval process. Policy 11.4.4 specifically states that these spaces shall
be provided in the High-Density Residential designation and Neighbourhood Centre
designation to enhance the Neighbourhood Centre’s role as a primary gateway.
Height Reduction within the High-Density Designation
10.11 The proposed height reduction within the High-Density Designation from a minimum of
six storeys to four storeys still maintains the minimum density targets of Envision
Durham, Clarington Official Plan and the Wilmot Creek Secondary Plan. The maximum
height will still be eight storeys. The Amendment would allow for greater flexibility in
building typologies using variations in heights to create a more pedestrian scaled
design.
Density, Growth and Community Character
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10.12 Residents expressed concerns that the proposed development is too dense for the area
and may alter the character of both Newcastle and the adjacent Wilmot Creek
community. Some indicated a preference for maintaining the area's small-town and
retirement character.
10.13 The lower density housing is concentrated away from existing neighbourhood edges
with the majority of the ground related units central and to the south of the site, with
some apartment buildings within a mixed use building closer to Bennett Road and two
apartment buildings to the far east on the subject lands, adjacent to Highway 401. The
maximum heights proposed within the development is 8 storeys, which generally is
considered a mid-rise built form. The proposal does not contain high towers and is at a
scale that would integrate into the surrounding community while providing needed
housing. There is a wide range of building typologies proposed which will allow for
residents to age in place. This helps accommodate young adults, families, downsizing
seniors, and other residents without requiring them to leave the community.
10.14 By providing a mix of housing types, it would encourage a broader demographic of
residents and helps support local businesses, services, and amenities. It would also
create opportunities for people of different incomes, ages, and household sizes to live in
the same neighbourhood.
Housing Mix, Affordability, and Seniors Housing
10.15 Some comments and questions focused on the type of housing proposed and
opportunities to better meet the community needs. Long term care, retirement homes
and seniors apartment were among the land uses that some residents expressed an
interest in seeing within this development. The proposed zoning by-law amendment
introduces these uses to implement the policies of the WCNSP. Both the High Density
and Medium Density Residential designation support special needs housing which is
defined as housing that is suited to the specific needs of certain households or
individuals and includes group homes, nursing homes, crisis care facilities, rest homes
and independent permanent living arrangements where support services such as meal
preparation, grocery shopping, laundry, housekeeping, respite care a nd attendant
services are provided.
10.16 The applicant is exploring opportunities for long term care and retirement uses as part of
the broader vision for a complete and inclusive community. These uses are intended to
compliment the adjacent adult lifestyle community; however, their implementation will
still be dependant on future market demands and development considerations and
cannot be assured at this stage. Development of these uses will be subject to future
planning approvals, such as site plan approval.
10.17 Residents expressed a need for affordable housing options in this community, including
purpose built rental. The applicant is also considering this and will be more
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comprehensively evaluated at the detailed site plan application stage for each of the
development blocks. There are many incentives for providing affordable housing options
and purpose built rental, such as relief form Development Charges and Cash -in-lieu of
Parkland if the developer decides to take advantage of those financial incentives.
10.18 Consistent with Policy 8.2.14 of the WCNSP, the Landowners Group is required to
provide either land or a financial contribution to the Municipality for affordable, public, or
non-profit housing purposes. The initial contribution was provided upon approval of the
WCNSP.
10.19 At the first public meeting, residents expressed a desire for low rise senior apartment
buildings to compliment the surrounding retirement community. The applicant has since
revised the proposal which now includes 11 low rise apartment buildings with a height of
four storeys. An Official Plan Amendment was submitted to reduce the minimum height
requirement from six to four storeys as a result of this change and to address the
comments heard at the public meeting.
10.20 There are a variety of built form typologies within the proposal that should service the
needs of the community at different stages of life. This helps accommodate young
adults, families, downsizing seniors, and other residents without requiring them to leave
the community. One of the strongest benefits is the wide range of housing typologies.
Residents can remain in the community as their housing needs change over time,
moving from a larger home to a smaller, more manageable unit without losing access to
local services, family, friends, and support networks. Some buildings will have elevators
as required by the Building Code, while others will have stairs. The Building Code also
requires at least 15% of the dwelling units to be accessible suites within multi-residential
buildings.
Traffic, Access and Transportation
10.21 Traffic and access were the most frequently raised concerns. Residents questioned
whether the road network can support the proposed development and expressed
concerns regarding traffic volumes, congestion, and safe access to and from the
existing Wilmot Creek private community.
10.22 A Traffic Impact Study was prepared in support of the applications. The number of
residential units proposed has also been reduced since the original application by about
450 units. The Traffic Impact Study was updated to reflect the revised proposal and
comments heard from the public. The supporting information provided by the applicant
was also peer reviewed by Paradigm Transportation Solutions Ltd.
10.23 Residents have expressed concerns regarding the potential increase in traffic on
Bennett Road resulting from the proposed Wilmot Creek development. The Traffic
Impact Studies prepared by GHD and independently reviewed by Paradigm
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Transportation Solutions concluded that while the development will generate add itional
vehicle trips, Bennett Road and the surrounding road network are generally capable of
accommodating the forecast traffic volumes with the implementation of recommended
intersection improvements.
10.24 The studies assessed future traffic conditions to build-out and beyond, accounting for
background growth and other planned developments in the area. While increased traffic
volumes and delays are expected at certain intersections, particularly at the Highway
401 eastbound ramp/Lake Road intersection and the proposed Collector Road access,
the recommended upgrades, including signalization and dedicated turning lanes, are
intended to maintain acceptable levels of operation and safety.
10.25 The supplemental transportation review also confirmed that the proposed primary
access (Street A) has sufficient capacity to accommodate both existing Wilmot Creek
traffic and future development traffic, and that a second access to Bennett Road is not
warranted from a transportation engineering perspective. The Municipality's peer review
consultant generally supported these findings and did not identify any transportation
concerns that would preclude the development from proceeding, subject to addressing
several technical comments and monitoring future conditions as development occurs.
Highway 401 Interchange Operations and Capacity
10.26 A number of residents expressed concerns regarding the ability of the Bennett
Road/Highway 401 interchange to accommodate future growth. The Traffic Impact
Study specifically reviewed the operation of both the eastbound and westbound
Highway 401 ramp intersections under future traffic conditions, including background
growth and traffic generated by the proposed development.
10.27 The analysis found that the westbound ramp intersection is expected to contin ue
operating within acceptable capacity limits. While operational issues were identified at
the eastbound ramp/Lake Road intersection as development builds out, the study
recommends improvements including signalization and additional turning lanes to
address those impacts and maintain acceptable levels of service.
10.28 The Municipality's independent peer review generally supported these conclusions;
however, it also noted that further evaluation may be required at future stages regarding
certain warranted turning-lane improvements at the interchange. The peer reviewer
observed that implementation of these improvements could potentially require
modifications to the Bennett Road bridge structure over Highway 401 and
recommended that additional study be undertaken in consultation with the Ministry of
Transportation, if warranted as development proceeds.
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Pedestrian, Cycling and Public Transit Connections
10.29 The proposed development includes a comprehensive active transportation network
consisting of sidewalks, multi-use pathways, cycling facilities, bicycle parking, traffic
calming measures, and complete street design principles. These improvements are
intended to provide safe and accessible opportunities for walking and cycling, improve
connections to future transit services and the regional cycling network, and reduce
reliance on single-occupant vehicles. Detailed active transportation facilities will be
refined through future subdivision and site plan approvals. These proposed facilities will
be an improvement to the existing conditions for pedestrians and cyclists where there
are currently no sidewalks along Bennett Road or in the general area, apart form the
Waterfront Trail. The proposed development will complete this network and connectivity.
10.30 Durham Transit has also confirmed a bus route is in operation on Bennett Road along
the frontage of the proposed development and that additional studies for internal routes
will take place as development progresses.
Exclusive Road Access for Existing Wilmot Creek Community
10.31 Many comments were received to explore a separate access to Bennett Road to service
only the existing Wilmot Creek Community. Several potential options were explored,
however given the physical constraints, including proximity to the Highway 401
interchange and corridor, hydro corridor and CN Rail line, and existing and proposed
intersections, no feasible location for an additional access was identified.
10.32 The supplemental transportation analysis concluded that the proposed primary access
(Street A) has sufficient capacity to accommodate both existing Wilmot Creek traffic and
future development traffic, and that a separate access is not warranted based on
projected traffic volumes or network operations. In addition, the Municipality's
independent peer review generally supported the findings of the Traffic Impact Study
and noted that introducing additional access points along Bennett Road is discouraged
due to the potential for operational and safety concerns associated with closely spaced
intersections. The peer reviewer further noted that added turning movements and
access points could create additional conflicts along the corridor and recommended that
traffic capacity be addressed through intersection improvements rather than additional
connections. Accordingly, the proposed collector road connection is considered
sufficient to accommodate both the existing and future communities, and a third access
to Bennett Road is not supported from a transportation planning or engineering
perspective.
10.33 It should also be noted that, even if a separate access was provided for the existing
Wilmot Creek Community, residents would continue to rely on Bennett Road for travel to
and from destinations outside the community. Accordingly, both existing residents and
future residents of the proposed development would continue to share use of the
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Bennett Road corridor. The independent peer review also concluded that transportation
capacity considerations are more appropriately addressed through intersection
improvements, as opposed to the provision of additional access connections..
Construction and Timing of Road Infrastructure
10.34 Concerns regarding the impacts of the construction phase became a more prominent
issue during the second public meeting. This included questions related to construction
timelines, road closures and how access to the existing Wilmot Creek Community would
be maintained during the realignment of Wilmot Creek Drive.
10.35 At this stage, detailed construction phasing plans have not been prepared and will be
addressed through future subdivision, engineering, and construction approvals.
Notwithstanding, maintaining safe and reliable access to existing residents throughout
construction will be a key requirement of any future approvals. Temporary road
closures, traffic management measures, and construction staging plans will be reviewed
by the Municipality and applicable agencies to ensure continuity of access for residents,
visitors, emergency services, and other essential services. Street A will be required to
be open and operational before the existing Wilmot Creek Drive is closed and this will
be a condition of approval for the draft plan of subdivision.
10.36 As a result, while construction-related impacts are anticipated during the build-out of the
development, staff will continue to work with the developer to ensure that access to the
existing Wilmot Creek Community is maintained throughout the construction period.
Emergency Response Times
10.37 Residents also expressed concerns regarding the potential impact of the proposed
development on emergency response times for the existing Wilmot Creek Community
during and after construction. The Traffic Impact Study and supplemental transportation
review concluded that the proposed collector road access has sufficient capacity to
accommodate both existing and future traffic and will provide a road network that
operates within acceptable transportation standards.
10.38 Maintaining reliable access for emergency vehicles will be a key consideration during
both the construction and operational phases of the development. In addition, the new
road network will provide upgraded infrastructure and improved intersection controls,
including turning lanes and signalization where warranted, which are intended to
support safe and efficient vehicle movements throughout the community. Accordingly,
there is no evidence from the transportation studies that the proposed development
would result in unacceptable impacts to emergency access or response capabilities.
The proposed development is also north of the CN Rail line and any concerns about
blockage at the crossing on Bennette Road would not impact residents to the north of
the tracks. Further, Clarington Emergency and Fire Services did not raise any concerns
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regarding response times to the subject lands in the event of a blockage at the CN Rail
grade crossing.
Impacts on Wilmot Creek Adult Lifestyle Community
10.39 Residents of Wilmot Creek expressed concerns about maintaining the privacy, security,
and character of their existing adult lifestyle community. Specific concerns included the
potential for trespassing, unauthorized use of privately funded amenities, increased
crime, and the loss of privacy resulting from new public roads, and pedestrian and
cycling connections.
10.40 The Municipality recognizes that Wilmot Creek is a private community with privately
owned and operated amenities intended for the use of its residents. The proposed
development would not provide public access rights to private Wilmot Creek lands or
facilities, and ownership and control of these amenities would remain the responsibility
of the private corporation.
10.41 New entry gates and fencing will be installed at the relocated main entrance into the
existing Wilmot Creek community making it more difficult to enter the community without
permission. It will be up to the community operator working in conjunction with the
Wilmot Creek homeowners to decide on additional entry features, including a manned
gate facility. Additional fencing will be installed abutting the private entry road to the
existing bridge. In addition to the above, both Hydro One and CN Rail require fencing
against their respective properties and a chain link fencing will be installed along the
south limits of the subject property as a result.
10.42 Residents also requested consideration of measures such as fencing, landscaping,
controlled access treatments, and other design features to clearly define the boundary
between the existing and proposed communities and discourage unauthorized access.
These matters will continue to be evaluated through the det ailed design process, along
with opportunities to incorporate community safety and Crime Prevention Through
Environmental Design (CPTED) principles.
10.43 The concerns raised regarding privacy, security, community character, and protection of
private amenities have been noted and these issues can be mitigated through the
detailed design of the draft plan of subdivision and the site plan applications. Staff will
work with the applicant and relevant stakeholders to ensure that the interface between
the existing and proposed communities is designed in a manner that is respectful of
adjacent residents while accommodating planned growth through the review of the draft
plan of subdivision and future site plan applications.
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Municipal Services, Infrastructure, and Community Facilities
10.44 Residents questioned whether sufficient infrastructure is available to support the
planned growth. This included school capacity, recreational facilities, utilities, and
servicing capacity. There were also concerns regarding a proposed pumpin g station.
10.45 Section 7 of this report addresses concerns related to water, sanitary and stormwater
management. For soft services, including school capacity, and recreational facilities, the
agencies and departments that are responsible for delivering those services are
circulated the applications and provide comment to ensure that the needs of the
community are accurately addressed when they are updating the servicing strategies
comprehensively throughout the Municipality and/or Region.
10.46 Kawartha Pine Ridge District School Board provided comments and indicated that the
proposal is anticipated to generate 131 public elementary students and 62 public
secondary students at full build out. At this time, elementary students from this
development proposal will be directed to Vincent Massey Public School (JK -8) or Duke
of Cambridge (SK-8) for French Immersion. Secondary students would attend
Bowmanville High School. They also note that given the on-going residential
development occurring in this area, and with the anticipated opening of the new school
within the Northglen Neighbourhood, future students may be directed to an alternate
school. There was no request for a school block within the proposed development.
10.47 Engineering and stormwater design has been undertaken using the latest Municipal,
Regional, CLOCA and provincial policies and standards. Post -development flows must
be equal to or less than pre-development flows. Previous flooding within the existing
Wilmot Creek community or erosion along the Lake Ontario bluff is not related to the
proposed development.
Environmental and Noise Impacts
10.48 Residents raised concerns regarding the potential environmental impacts of the
proposed development, including effects on environmentally significant features, wildlife
habitat, species displacement, and noise from Highway 401 and railway operations.
10.49 These matters have been assessed through supporting environmental and noise
studies submitted as part of the application and reviewed by the relevant agencies and
municipal staff. Details of these reports are summarized in Section 7 of this report. The
development will be required to comply with all applicable federal and provincial
legislation respecting wildlife, including requirements related to migratory birds and
species at risk. Minimum Vegetation Protection Zones and planting are proposed as
part of the mitigation program. No approvals are provided or construction undertaken
without a thorough and detailed technical review.
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10.50 Concerns regarding species displacement and habitat protection will continue to be
addressed through detailed design, regulatory approvals, and the implementation of
recommended mitigation measures.
10.51 With respect to noise, the submitted Noise Impact Study evaluates the influence of
Highway 401 and railway operations and recommends appropriate mitigation measures
to achieve compliance with applicable standards. Concerns regarding the potential for
noise barriers to redirect railway noise toward the Wilmot Creek community have been
noted. However, the design and effectiveness of any required noise attenuation
measures will be subject to detailed engineering review to ensure off -site impacts are
appropriately considered and minimized. As per the Noise Study, further barriers along
the south side of the rail line are not required as a result of the proposed development.
10.52 Overall, staff are satisfied that environmental and noise-related matters can be
appropriately addressed through the development review process and the
implementation of recommended mitigation measures and conditions of approval of the
draft plan of subdivision and future site plan applications.
11. Financial Considerations
11.1 All capital infrastructure required to support the proposed development will be designed
and constructed by the proponent in accordance with municipal standards and will be
conveyed to and assumed by the Municipality upon acceptance. Following assumption,
these assets will be incorporated into the Municipality’s asset management framework,
and the Municipality will assume responsibility for long-term lifecycle obligations,
including major repair, rehabilitation, and eventual replacement.
11.2 Upon assumption, the ongoing maintenance and minor repair of municipal
infrastructure, including the neighbourhood park, stormwater management pond,
environmental protection lands, walkways, and road network, will be the responsibility of
the Municipality and will be accounted for within future operating budgets.
11.3 The addition of a total park area of 1.81 hectares (1.02 and 0.79 hectare parkettes
proposed) will increase operating costs by $58,000 annually for grass cutting,
maintenance, garbage collection, and upkeep and operation of park amenities. The
staffing impact is 0.34 Full-Time Employees. Future budget requests will account for any
additional funds or staff required to maintain services levels. Public Works will work with
the Deputy CAO/Treasurer of Finance to address any financial implications of increased
operational costs.
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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 prioritizes applications the creation
of growing resilient, sustainable, and complete communities and connecting residents
through the design of safe, diverse, inclusive, and vibrant communities. The proposed
Official Plan Amendment and Zoning By-law Amendment will help implement
Clarington’s Strategic Plan and the Parks, Recreation and Culture Master Plan.
13. Climate Change
13.1 Applicant has prepared a Sustainability report in accordance with Clarington’s Priority
Green Standards for Subdivisions. This proposal considers climate risks by
implementing sustainable design techniques that will protect water quality though
enhanced stormwater management strategies and low-impact development (LID)
measures, such as infiltration systems, rain gardens, swales, and permeable pavers, to
improve groundwater recharge and stormwater quality, as well as an enhanced Rickard
Creek crossing to improve wildlife movement, restore fish passage, and strengthen
ecological connectivity.
13.2 Additional measures include EV charging rough-ins, solar-ready opportunities, dark-sky
lighting, native landscaping, a 4:1 tree replacement strategy, walkable mixed-use
development, cycling infrastructure, and homeowner education, supporting climate
resilience, sustainable transportation, and protection of the Rickard Creek wetland
system.
13.3 This project considers climate risks by protecting the natural heritage features and
keeping development outside their minimum vegetation protection zone.
13.4 Subsequent applications for draft plan of subdivision, site plan control, and building
permits will further implement policies and standards for energy efficiency, building
performance and sustainability.
14. Concurrence
Not Applicable.
15. Conclusion
15.1 The proposed Official Plan Amendment and Zoning By-law Amendment have been
reviewed against the approved Wilmot Creek Neighbourhood Secondary Plan and is
considered to implement the policies of the Municipality, Region and Province. The
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inclusion of Holding provisions in the draft Zoning By-law Amendment will ensure that
future conditions of draft plan approval and site plan approval are satisf ied.
15.2 In consideration of all agencies, staff, and public comments, it is respectfully
recommended that the Official Plan Amendment and Zoning By-law Amendment as
written in Attachments 1 and 2 be approved.
Staff Contact: Nicole Zambri, Principal Planner, nzambri@clarington.net.
Attachments:
Attachment 1 – Official Plan Amendment
Attachment 2 – Zoning By-law Amendment
Attachment 3 – Draft Plan of Subdivision
Attachment 4 – Conceptual Master Block Plan
Attachment 5 – Detail Summary of Public Comments
Attachment 6 – Department and Agency Comments
Interested Parties:
List of Interested Parties available from Department.
Attachment 1 to Report PDS-079-26
The Corporation of the Municipality of Clarington
Amendment Number 155 to the Municipality of Clarington Official Plan
Purpose: The purpose of this amendment is to amend the Clarington Official
Plan policy 9.4.5 (h) to increase the maximum number of
townhouse units permitted per block and the number of apartment
buildings permitted per block.
The purpose of this amendment is also to amend the Wilmot
Creek Neighbourhood Secondary Plan by reducing the minimum
height requirement from 6 storeys to 4 storeys within the ‘High
Density Residential’ designation on Block 10; and redesignates
lands from ‘Medium Density Residential’ to ‘Parkette’ to
accommodate a larger park block (Block 13) elsewhere in the
Secondary Plan area.
Location: This amendment applies to a portion of the property at 6 Wilmot
Creek Drive, Newcastle; North of the hydro corridor and south of
Highway 401; Part of Lots 3 and 4, Broken Front, Former
Township of Darlington.
Basis: This amendment is based on applications by Rice Development
Corporation. to facilitate a Draft Plan of Subdivision of 1,293
residential units consisting of residential units in a mix of built form
typologies, including walk up apartments, mixed use buildings,
apartments, laneway townhouses and street townhouses. The
plan also contains a combination of stand-alone commercial
buildings and multi-storey mixed-use buildings, two parks, a
stormwater management facility, open space lands, and lands to
be acquired by the Ministry of Transportation.
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 the municipal goals and objectives of the
Provincial policies, the Durham Region Official Plan, and the
Clarington Official Plan; being compatible with adjacent land uses ;
suitability of the location for the proposed use; impacts on the
natural environment; need for the proposed use; and contribution
or enhancement toward healthy neighbourhood design .
Actual Amendment:
1. The Clarington Official Plan is hereby amended by adding the
following new subsections to Section 23.19.1 ‘Residential
Exceptions’ as follows:
“xiii. Notwithstanding Policy 9.4.5 (h), Block 8 on draft plan of
subdivision dated July 2026 for SC-2024-0019 shall be permitted
to increase the maximum number of townhouse units per block
from 50 units up to a maximum of 102 townhouse units.
xiv. Notwithstanding Policy 9.4.5 (h), Blocks 9 and 10 on draft plan
of subdivision dated July 2026 for SC-2024-0019 shall be
permitted to increase the maximum number of apartment buildings
per block from 2 buildings up to a maximum of 13 buildings per
block.”
2. The Wilmot Creek Neighbourhood Secondary Plan is hereby
amened by introducing a new Section “14.3 Exceptions” and
adding the following subsection:
“14.3.1 Notwithstanding the minimum height requirement in section
12.4.3 of the ‘High Density Residential’ designation, apartment
buildings within Block 10 on draft plan of subdivision dated July
2026 for SC-2024-0019 shall have a minimum height of 4 storeys.
3. Wilmot Creek Neighbourhood Secondary Plan Schedule A – Land
Use, Transportation, Parks and Open Space is amended by
redesignating the subject lands identified by Roll Number 18-17-
010-010-01100 (6 Wilmot Creek Drive, Newcastle) from ‘Medium
Density Residential’ to ‘Parkette’ as shown on Exhibit A and
attached hereto and forming pat of this amendment.
Implementation: The policies outlined in the Municipality of Clarington Official
Plan and the Wilmot Creek Neighbourhood Secondary Plan,
regarding the implementation of the Plan, shall apply in regard to
this Amendment.
Interpretation: The policies set forth in the Municipality of Clarington Official
Plan and the Wilmot Creek Neighbourhood Secondary Plan,
regarding the interpretation of the Plan, shall apply in regard to this
Amendment.
Exhibit ‘A’ to Amendment Number 155 to the Municipality of Clarington Official Plan
Attachment 2 to Report PDS-079-26
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 ZBA2024-0033;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
14.6.89 as follows:
14.6.89 Urban Residential Exception (R3-89) Zone
Notwithstanding Sections 14.1, 14.3 a., b., c. iii), e., g., h., and 14.4 those lands
zoned R3-89, shall only be used for the permitted uses listed in the R3-89 zone and
shall be subject to the following regulations and the applicable provisions not
amended by the R3-89 zone:
a. Permitted Uses:
i) Street townhouse dwelling
ii) Stacked townhouse dwelling
iii) Link townhouse dwelling
iv) A home occupation use in accordance with the provisions of Section 3.11
of this By-law, save and except the retail sale of antiques, arts, crafts, or
hobby items.
Attachment 2 to Report PDS-079-26
b. Regulations for street townhouse dwellings:
i) Lot Area (minimum) 160 square metres
ii) Lot Frontage (minimum)
a) Interior Lot 6 metres
b) Exterior Lot 9 metres
iii) Exterior Side Yard Requirements (minimum) 3 metres
iv) Lot Coverage (maximum) 50% percent for the dwelling, 55% for all
buildings and structures
v) Driveway width (maximum) 3 metres
vi) Height of floor deck of unenclosed porch above finished grade
(maximum) 1.5 metres
vii) A covered and unclosed 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 10 square metres shall be permitted provided it
is located in the front yard of the lot and shall not be calculated as
lot coverage;
c. Regulations for Stacked Townhouse Dwellings:
i) Density (minimum) 40 units per ha
ii) Lot frontage (minimum) 13.5 metres
iii) Yard requirements:
a) Front yard to an improved public street or private street
4.5 metres (minimum) to 7.5
metres (maximum)
b) Exterior side yard to an improved public street or private street
4.5 metres(minimum) to 7.5
metres (maximum)
c) Interior side yard (minimum) 4.5 metres
d) Interior side yard separation between buildings without common
wall (minimum) 3.0 metres
e) Rear yard (min) 7.5 metres
f) Rear yard separation between buildings (minimum) 15 metres
g) Dwelling Unit Area (minimum) 85 square metres
Attachment 2 to Report PDS-079-26
h) Lot Coverage (maximum) 60 percent
i) Landscaped Open Space (minimum) 20 percent
d. Regulations for Link Townhouse Dwellings:
For the Purpose of establishing regulations for each Link Townhouse Dwelling
unit, the following specific regulations shall apply as if each unit is located on a
lot.
i) Lot Area (minimum) 75 square metres
ii) Lot Frontage (minimum) 5.5 metres
iii) Lot Coverage (maximum) 60 percent
iv) Landscaped Open Space (minimum) 25 percent
v) Yard Requirements (minimum):
a) Front Yard 6 metres to garage or carport; 4.0
metres to dwelling; 2.0 metres to
porch
b) Rear Yard 6 metres; Nil where a building has
a common wall with any building on
an adjacent lot in the same Zone
c) Side Yard 1.5 metres; Nil where a building
has a common wall with any
building on an adjacent lot in the
same Zone
d) In the case of an exterior lot, an unenclosed porch/balcony up to a
maximum area of 15 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;
e) The primary dwelling façade shall be visually prominent and
located closer to the street line than the garage door.
vi) Sight triangle setback 1.0 metre
Attachment 2 to Report PDS-079-26
2. Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
15.4.57 as follows:
15.4.57 Urban Residential Exception R4-57 Zone
Notwithstanding the provisions of Sections 15.1, 15.2 those lands zoned R4-57 shall
only be used for the permitted uses listed in the R4-57 zone and shall be subject to
the following regulations and the applicable provisions not amended by the R4 -57
zone:
a. Permitted Residential Uses:
i) An apartment building
ii) Long term care facility
iii) Retirement Home
iv) A home occupation, in accordance with the provisions of Section 3.11B of
this By-law.
b. Regulations for apartment buildings:
i) Density (minimum) 60 units per ha
ii) Minimum Outdoor Amenity Area shall be 4 square metres per unit. The
minimum required Outdoor Amenity area for each residential unit must be
located within the same subdivision block where the residential unit is
located.
iii) Yard Requirements (minimum)
a) Front Yard 3 metres
b) Interior Side Yard 6 metres
c) Exterior Side Yard 3 metres
d) Rear Yard 7.5 metres
iv) Yard requirements to underground parking (minimum) 1 metre
v) The minimum separation distance between apartment buildings on the
same block shall be 7.5 metres
vi) Landscape open space (minimum) 25 percent
vii) Private Lane Width (minimum) 6.5 metres
viii) Private sidewalk width (minimum) 1.5 metres
ix) Bicycle parking (minimum) 0.5 spaces per dwelling unit
Attachment 2 to Report PDS-079-26
x) Lot coverage (maximum) 60 percent
xi) Buildings 6 storeys or taller shall setback all floors above the fourth storey
that face a public street 3 metres.
c. Regulations for all other uses:
i) Yard Requirements (minimum)
a) Front Yard 3 metres
b) Interior Side Yard 6 metres
c) Exterior Side Yard 3 metres
d) Rear Yard 7.5 metres
ii) Yard requirements to underground parking (minimum) 1 metre
iii) The minimum separation distance between buildings on the same block
shall be 12 metres
iv) Landscape open space (minimum) 25 percent
v) Private Lane Width (minimum) 6.5 metres
vi) Private sidewalk width (minimum) 1.5 metres
vii) Lot coverage (maximum) 60 percent
viii) Buildings 6 storeys or taller shall setback all floors above the fourth storey
that face a public street 3 metres.
3. Section 16A.7 “Site Specific Exceptions” is hereby amended by adding thereto, the
following new Special Exception Zone and renumbering the remaining sections:
16A.7.15 Residential Mixed-Use Exception (MU3-5) Zone
Notwithstanding Sections 16A.3 note 2., 4., 16A.6 b., those lands zoned MU3-5 shall
be subject to the following zone regulations and applicable provisions not amended
by the MU3-5 zone:
a. In addition to the Permitted Uses in Column “MU3” of Table 16A.2, the
following uses are permitted:
i) Live/work units, in accordance with Section 3.13 of this By-law.
b. Notwithstanding the Zone Suffixes for the number of storeys, a one storey
building is limited to fifty percent of all development in the MU3-5 Zone.
c. Notwithstanding the above, a stand alone one storey commercial building is
only permitted if a mixed-use building is also within the MU3-5 Zone.
Attachment 2 to Report PDS-079-26
d. Ground floors containing commercial space shall have a minimum height of
4.25 metres
e. Notwithstanding Section 16A.4 “Regulations” Table 16A.4 “Regulations in the
Mixed-Use Zone” for MU3, the minimum length of the street façade along any
public street shall be 50 percent.
f. Density (minimum) 40 units per ha
4. Schedule ‘1B’ to By-law 84-63, as amended, is hereby further amended by changing
the zones as illustrated on the attached Schedule ‘A’ hereto.
5. Schedule ‘A’ attached hereto shall form a part of this By-law.
6. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Sections 34 and 36 of the Planning Act.
Passed in Open Council this XX day of August, 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
June Gallagher, Municipal Clerk
Attachment 2 to Report PDS-079-26
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HIGHWAY 40
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Plot Date:Path and Filename:G:\Legacy\GMS\Proj\2002\02140 WILMOT CREEK\Drawings\Draft Plan\2820028_WILMOT_CREEK_DP1_SIGNED_2026_07_08.dwgPlotted By:Prapti Chandreshbhai Rakhasia8 July 2026 - 12:38 PM
ADDITIONAL INFORMATION UNDER THE PLANNING ACT
Under section 51(17) of The Planning Act
information required by clauses A,B,C,D,E
F,G, & J shown on Draft and Key plans. K) All municipal services required
I) Sandy , Clay
H) Piped municipal water supply
L) As shown
NOV, 2024
SURVEYOR'S CERTIFICATEOWNER'S CERTIFICATE
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
OF SUBDIVISION FOR APPROVAL.
TO PREPARE AND SUBMIT A DRAFT PLAN
SUBJECT LANDS, HEREBY AUTHORIZE GHD
WE , THE REGISTERED OWNERS OF THE
RICE DEVELOPMENT CORP.J.D. BARNES
OWNER
NOV, 2024
LEGEND:
Staked Wetland Boundary
Interpolated Limit of Wetland - 30m Setback
Assumed Limit of Wetland
Assumed Limit of Wetland - 30m Setback
www.ghd.com
This document and the ideas and designs incorporated herein, as an instrument
of professional service, is the property of GHD. 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.
Conditions of Use
RICE DEVELOPMENT CORP.
WILMOT CREEK NORTH
P.R. P.R.
C.J.
C.J.
JAN 2026
NOV 2024B.J.P.R.1st SUBMISSION1
JAN 2026C.J.P.R.2nd SUBMISSION2
JULY 2026C.J.P.R.3rd SUBMISSION3
KEY PLAN-Not to Scale
SUBJECT SITE
PROPOSED
OF SUBDIVISION OF
PART OF LOT 1, 2, 3 & 4
PART OF ROAD ALLOWANCE BETWEEN LOTS 2 & 3
REGIONAL MUNICIPALITY OF DURHAM
BROKEN FRONT CONCESSION [CLOSED BY BY-LAW 97-234]
MUNICIPALITY OF CLARINGTON
DRAFT PLAN
0
SCALE 1:2000 AT ORIGINAL SIZE
4020 80 100m60N
SCHEDULE OF LAND USES
ScaleDate
Drafting
Check
Design
Check
Project
Manager
Project No.
DesignerAuthor
IssueNo. DateDrawnApproved
2820028
AS SHOWNA
ARCH D
Size
Status Code
Client
Project
SCALE 1:1000 AT ORIGINAL SIZE
20100 40 50m30N
0.3m RESERVE BLOCK 24-31 DETAIL
RESIDENTIAL BLOCKS UNITS BLOCKS AREA [ha]
CONVENTIONAL TOWNHOUSE 19 1 0.39
LANEWAY TOWNHOUSE 68 2 - 5 1.087
MEDIUM DENSITY 188 6 - 8 3.86
HIGH DENSITY 814 9 -10 7.28
TOTAL AREA 12.617
LAND USE BLOCKS UNITS BLOCKS AREA [ha]
MIXED - USE 204 11 - 12 1.79
TOTAL UNITS 1293 -- --
PARK 13 - 14 1.81
ACCESS 15 1.11
SWM FACILITY 16 2.21
OPEN SPACE 17 - 19 4.33
LANDS TO BE ACQUIRED BY MTO 20 - 21 3.78
ROAD WIDENING 22 0.04
0.3m RESERVE 23 - 31 0.004
TOTAL AREA 15.074
ROADS LENGTH
[m]AREA [ha]
12 m LANE 240 0.28
18.0 m R.O.W 558 1.26
20.0 m R.O.W 105 0.22
23.0 m R.O.W 535 1.259
TOTAL LENGTH/AREA 1,587 3.019
TOTAL AREA OF SUBMISSION 30.71
75 Woodrow Court, Suite 100,
Whitby, ON L1P 0S4 Canada
E ytomail@ghd.com W www.ghd.com
$WWDFKPHQWWR5HSRUWP'6
Attachment 4 to Report PDS-079-26
Attachment 5 to Report PDS-079-26
Attachment 5- Public Comments
COPA-2026-0003, ZBA 2024-0033, SC-2024-0019 – 6 Wilmot Creek
Page | 1
Public comments were generally focused on the scale of the proposed development,
transportation and access issues, impacts on the adjacent Wilmot Creek Adult Lifestyle
Community, adequacy of infrastructure and community services, and environmental
considerations. Residents also raised questions regarding emergency access,
stormwater management, and the compatibility of the proposal with the existing
character of the area.
Theme 1: Density, Growth and Community Character
Residents expressed concerns that the proposed development is too dense for the
area and may alter the character of both Newcastle and the adjacent Wilmot Creek
community. Some commenters indicated a preference for maintaining the area's small-
town and retirement-focused character.
Comments received include:
•Proposed density is too high, especially when compared to the existing
community.
•Development is incompatible with the existing retirement community.
•Concern that Newcastle is losing its small-town character.
•Area is constrained by Highway 401, the CN rail corridor and hydro
infrastructure.
•Perception that growth is being prioritized over community interests.
Theme 2: Traffic, Access and Transportation
Traffic and access were the most frequently raised concerns. Residents questioned
whether the road network can support the proposed development and expressed
concerns regarding traffic volumes, congestion, and safe access to and from the
existing Wilmot Creek private community.
Comments received include:
•Increased traffic on Bennett Road and surrounding roads.
•Concerns regarding traffic flow through the proposed development.
•Questions regarding the adequacy of the Bennett Road interchange.
•Concerns that traffic impacts may be underestimated.
•Requests for safe pedestrian and cyclist connections.
•Questions regarding connectivity to existing trails and lakefront amenities.
•Concerns regarding construction traffic impacts.
•Suggestion for a rail crossing/overpass at Bennett to improve access.
•
Attachment 5- Public Comments
COPA-2026-0003, ZBA 2024-0033, SC-2024-0019 – 6 Wilmot Creek
Page | 2
•
proceeds.
•Requests for Durham Region Transit service to the area.
•Requests for a dedicated access road for existing Wilmot Creek residents that is
separate from the proposed development.
•Concerns regarding access through a high-density neighbourhood to reach
Wilmot Creek.
•Questions regarding traffic impacts during road realignment and construction.
•Requests to maintain two points of access during emergencies.
•Clarification and interest regarding the proposed bridge and access
arrangements into Wilmot Creek.
Theme 3: Emergency Access and Community Safety
Many residents emphasized concerns regarding emergency response times and the
reliance on shared access routes. A recurring request was for an independent access
route serving the private Wilmot Creek community.
Comments received include:
•Potential delays to fire, ambulance and police services during and after
construction.
•Concerns regarding emergency access if traffic volumes increase.
•Requests to maintain two emergency access routes at all times.
•Concerns regarding emergency access during road blockages, collisions, rail
crossings or train derailments.
•Concern that Wilmot Creek residents would rely on the same access route as
the new development.
•Requests for a dedicated and independent access road to private Wilmot Creek
community that is not shared with the proposed development.
•Questions regarding emergency evacuation and community resiliency.
Theme 4: Impacts on Wilmot Creek Adult Lifestyle Community
Residents of Wilmot Creek expressed concerns regarding privacy, security and
protection of their private amenities.
Comments received include:
•Concerns regarding trespassing into existing Wilmot Creek private community.
•Potential loss of privacy and sense of security.
•
Attachment 5- Public Comments
COPA-2026-0003, ZBA 2024-0033, SC-2024-0019 – 6 Wilmot Creek
Page | 3
•
access.
•Concerns regarding the use of privately funded amenities by non-residents.
•Concerns regarding non-residents accessing Wilmot Creek amenities.
•Requests for perimeter fencing between communities.
•Requests to restrict pedestrian and cyclist access into Wilmot Creek.
•Requests for fencing around the western boundary and bridge connection.
•Concerns regarding increased crime and unauthorized access.
•Concerns regarding public roads providing direct access to community gates.
•Desire for a separate access route south of the rail corridor.
•Concerns regarding maintaining the privacy and security of a gated retirement
community.
Theme 5: Municipal Services, Infrastructure and Community Facilities
Residents questioned whether sufficient infrastructure and community services are
available to support the planned growth.
Comments received include:
•Questions regarding school capacity.
•Concerns regarding recreational facilities and community services.
•Questions regarding roads, utilities and servicing capacity.
•Concerns regarding a proposed private pumping station.
•Requests for confirmation that servicing agreements are in place.
•Desire for additional parks, recreation facilities and indoor community amenities.
•Need for additional commercial and retail uses.
•Need for schools to support future residents.
•Questions regarding replacement of the existing baseball diamond.
•Need for infrastructure and community services to support population growth.
Theme 6: Stormwater Management and Flooding
Several comments focused on stormwater management and flooding risks, particularly
given existing flooding concerns in the area.
Comments received include:
•Concerns regarding stormwater management design.
•Potential impacts from increased runoff and overland flow.
•Requests for enhanced stormwater capacity and flood protection.
•Concerns regarding impacts on erosion and bluff stability.
•Suggestion to revise the location or configuration of stormwater management
Attachment 5- Public Comments
COPA-2026-0003, ZBA 2024-0033, SC-2024-0019 – 6 Wilmot Creek
Page | 4
Theme 7: Environmental and Noise Impacts
Residents raised concerns about environmental impacts associated with development
in the area, including impacts on wildlife, natural features and noise.
Comments received include:
•Potential impacts on environmentally significant features and wildlife habitat.
•Concerns regarding displacement of species despite proposed mitigation
measures.
•Questions regarding protection of migratory and endangered species.
•Concerns regarding noise from Highway 401 and railway operations.
•Concerns that proposed noise barriers could redirect train noise toward Wilmot
Creek.
Theme 8: Housing Mix, Affordability, and Seniors Housing
Some comments and questions focused on the type of housing proposed and
opportunities to better meet community needs.
Comments received include:
•Questions regarding affordable housing.
•Concerns regarding walk-up apartment buildings and accessibility.
•Requests for elevator access in apartment buildings.
•Interest in senior-oriented housing options, retirement living and aging-in-place
opportunities.
•Desire for additional community amenities to support future residents.
•Need for affordable housing units.
•Need for accessible housing units.
•Support for rental housing opportunities.
•Support for retirement homes and seniors housing.
•Support for long-term care, assisted living, and aging-in-place opportunities.
•Preference for low-rise seniors apartments that complement the surrounding
retirement community.
Theme 9: Cultural Heritage and Naming
A new theme emerged regarding local history and community identity.
Comments received include:
•Suggestion to consider "Darlington Mills" as a future street name.
•Interest in recognizing and understanding the historical significance of the
Attachment 5- Public Comments
COPA-2026-0003, ZBA 2024-0033, SC-2024-0019 – 6 Wilmot Creek
Page | 5
Theme 10: Construction Impacts
Concerns regarding the impacts of the construction phase became a more prominent
issue.
Comments received include:
•Questions regarding construction timelines.
•Concerns regarding road closures and access changes during construction.
•Concerns regarding construction-related noise and dust.
•Concerns regarding construction traffic.
•
Attachment 6 to Report PDS-079-26
Attachment 6 – Agency and Department Comments
The following agencies and internal departments were circulated for comments on the
applications. Comments were due April 21, 2026 for the Clarington Official Plan
Amendment (COPA) 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 Comment
Transportation
☒ No concerns with the Official Plan
Amendment or Zoning By-law Amendment.
Seeking clarification through the subdivision
☐ No Comments.
Durham Region
Community Growth
and Economic
Development
☒ Durham Region Community Growth and
Economic Development Department has no
objection to the further processing of the
official plan amendment application or zoning
Department
☒ No concerns with the Official Plan
Amendment or Zoning By-law Amendment.
Servicing comments to be addressed through
Conservation Authority
(CLCOA)
☒ CLCOA Staff have indicated that meander
belt minimum vegetation protection zone is to
be applied to the outermost extent and not the
centerline of the watercourse. Technical
comments regarding stormwater management
to be addressed through the subdivision
application.
District School Board
and Peterborough,
Victoria,
Northumberland,
Clarington Catholic
☒ KPRDSB have no objection to the proposed
Official Plan Amendment and Zoning By-law
Amendment.
Conseil Scolaire
☐ No comments.
French Catholic Board:
Conseil Scolaire
☐ No comments.
Clarington Engineering
Development Division
☒ No objection to the proposal.
.
Department/Agency Comments
Received
Summary of Comment
Clarington Emergency
and Fire Services
☒ No objection to the proposal.
Clarington Building
Division
☒ No objection to the proposal.
Enbridge Gas ☒ No objection to the proposal.
Hydro One ☒ No objection to the proposal.
Bell ☐ No comments.
Rogers Cable ☒ No objection to the proposal.
Canada Post ☒ Canada Post has no objection. Canada Post
will provide mail delivery service to this
development through Community Mailboxes.
The location of the community mailboxes will
be determined at the detailed design stage of