ERIN – The council chamber here was the centre of a brewing conflict recently, as councillors, residents and county planners clashed over a proposed growth-management policy that would see 120 rural severances reallocated from Erin to Puslinch.
The reallocation is part of the County of Wellington’s proposed Official Plan Amendment 131 (OPA 131).
Five Erin residents delegated to town council during the Nov. 13 meeting, expressing frustration and concern about the change.
“The thing that’s very concerning is that Erin council and the county planners didn’t seek the stakeholders’ opinions prior to making a radical precedent-setting recommendation,” said Erin resident Marieke Wevers.
She has previously delegated at a county council meeting, during which the matter was referred back to Erin council for further discussion.
She suggested changing the county-proposed severance cut-off date for Erin from March 1, 2005 to March 1, 2015. That would mean more landowners who have already received severances between 2005 and 2015 could potentially be eligible for another.
Erin resident Tom Carroll stressed the importance of local construction, noting, “There are at least 30 [professionals] and trades involved in building a house.
“Custom homes are often done by local contractors and trades people, helping to keep the money circulating in our town.”
Resident David Scofield, who delegated via a recorded video, told council removing 120 lots from Erin would create a $15.3-million loss in town revenue.
He argued that by moving the severances to Puslinch, local buyers would be more likely to seek property out of the county, in areas such as Caledon and Halton Hills, to minimize commute times to job hubs such as Toronto and Brampton.
“Buyers constrained in Erin are more likely to choose Halton Hills or Peel than Puslinch,” said Scofield.
Delegate Ed McKelvey described the reallocation as “unfair and discriminatory.”
And Brad Lavery said the draft OPA “has left many of us feeling uncertain about the future of our community.”
Following delegations, Erin planning and development manager David Waters presented a breakdown of OPA 131 to council.
“A statutory public meeting has not been scheduled by the county to present proposed OPA 131 because the amendment is subject to a 90-day review by the province, which is currently in progress,” said Waters.
He noted the county determined in April that an additional 580 units were required in Erin to achieve the county’s 2051 rural growth forecast for the town.
However, another report from the county revealed that around 460 units could be accommodated by existing vacant supply options, such as vacant building lots, through severances and properties eligible for severances.
“This results in a rural housing shortfall for the Town of Erin of 120 units,” said Waters.
The county then asked Erin council to comment on the following policy options to address the shortfall:
- expansion to the rural settlement areas;
- establishing new country residential areas;
- lot creation in secondary agricultural areas; and
- lot creation in existing rural clusters (severances).
“Council received the town staff report and passed a resolution advising the county that the supply shortfall is to be made up by additional residential units to achieve the 2051 rural growth forecast for Erin,” Waters said.
Councillor Cathy Aylard later asked if the 2051 rural forecast had to be met. Waters replied the forecast is merely a projection and the town could hit the forecast, exceed it or stay under.
Councillor John Brennan was the only councillor to support changing the cut-off date for rural severances in Erin.
“The crux of the matter in my mind is the … eligibility date,” said Brennan. “In my own view I don’t see that as an unreasonable thing.”
Brennan noted that with a date change, there could be a potential for 142 lot severances. He concluded by making an amendment to change the date.
Aylard questioned the goal of the date change: “Is it to create more lots or is it to create more homes?”
She also wondered how the town could ensure homes were being built on the severed lands. She asked Waters how many severances are currently approved but lack buildings – and Waters replied the number is 70.
“Erin is really not in a shortage of homes for people. We have 4,970 new homes being built or just built,” said Aylard.
Councillor Jamie Cheyne echoed Aylard’s comments, asking staff if there was a way to impose time limits for building in the same way in which a demolition permit has a time frame.
Mayor Michael Dehn said he feels uncomfortable changing any of the dates as a land evaluation and agricultural land systems study has not been completed.
Councillor Bridget Ryan said, “I would prefer to see more data looking at the whole issue.”
County staff confirmed the town’s growth is not capped because of the transfer of units; the only thing “material” about the discussion was the severance cut-off date.
Aylard pushed for “more clarity” on the issue after council has been accused of being “murky.”
After more back and forth, council voted unanimously to receive the report for information.
A decision on the matter was not made and Brennan’s motion was not voted on as no one seconded it.
Further studies and reports will be brought back to council at a later date.
