ABERFOYLE – Delegates left no doubt about where they stand on a proposal to construct a new headquarters for Danby Appliances on agricultural land in Puslinch Township.
The municipality held a public meeting on Nov. 19 and the Puslinch Community Centre was packed with more than 100 local residents opposed to the project.
“The Estill Innovation Centre is the right thing in the wrong place,” said David Pady, who spoke for himself and his wife Sandra Pady, the founder of the Donkey Sanctuary of Canada.
The sanctuary is located on Concession 4 around the corner from the proposed development.
“The septic bed will be the size of a football field,” said resident Justin Wilson.
“It will impact the wetlands on the site and downstream wells. This proposal ignores the lands already designated” as employment lands in the Puslinch by Design study.
The proposal, presented by MHBC planner Emily Elliott on behalf of Danby owner Jim Estill, hasn’t changed much since it was first presented in December of 2022, except Estill has now purchased the land.
Located at 4631 Sideroad 20 N., it’s a triangular property bounded by the Hanlon Expressway, Sideroad 20 and Concession 4, approximately 60 acres (25 hectares) in size.
Estill has partnered with Upper Canada Forest Group, which is currently headquartered in Mississauga, and it plans to move operations to the proposed site as well.
When Estill originally presented his plan to Puslinch council, he talked about it becoming a centre for other businesses to relocate and also about potential partnerships with the University of Guelph, Innovation Guelph and other entities interested in agricultural innovations and reducing climate change.
Elliott, speaking on behalf of the development, described the proposal as “a prestige employment campus” that will start with one two-storey industrial building for Danby, with two more buildings added in future phases.
There eventually would be a daycare centre, a fitness centre, a restaurant and retail outlet, as well as public trails.
The land is currently zoned agricultural with a small portion zoned employment lands.
The proposal requires a zoning change from Puslinch Township and an official plan amendment from Wellington County for industrial zoning.
Initially access would be from Concession 4, but future phases would also require access from Sideroad 20 North.
Elliott said a new service road is contemplated in the future.
“There would be a high degree of architectural design,” she said, adding the buildings would be oriented toward the Hanlon Expressway with “significant” tree planting along Sideroad 20 and Concession 4 to buffer the complex from view of neighbours.
She noted property uses would be “dry,” meaning water would be required for kitchens and washrooms only – and not for manufacturing.
As such, each phase would have its own well and each would use less that 50,000 litres of water per day, meaning a water taking permit would not be required.
But total water consumption at full build-out would be 90,000L/day. The trigger for a permit is 50,000L/day.
Elliott said traffic studies indicate there would be 222 vehicles in the morning and 392 in the evening during phase one of the plan.
At full build-out there would be 455 vehicles in the morning and 849 in the evening.
Pavement upgrades and intersection improvements on roads in the vicinity are part of the plan, she said, and there would be no noise, vibration, odour or air quality impacts as a result of the operation.
Jeremy Tran, a planner with NPG Solutions hired by Puslinch, noted the township and Wellington County recently completed the Puslinch by Design employment lands study and this property, identified as area C in the study, was not recommended as employment lands.
Tran said the City of Guelph has commented on the proposal and is worried about water as it looks to protect its future supply.
The city has suggested a water taking permit would be required and it would need more information about the plan for groundwater recharge.
Donkey Sanctuary owner David Pady said allowing industry in the agricultural area would put the sanctuary out of business. Photo by Joanne Shuttleworth
Other agencies that commented on the proposal raised concerns about wetlands on the site, the stormwater management plan, traffic and the financial implications for the township of upgrading the roads.
When Estill first presented his proposal in December 2022, he hoped council would fast-track the project by using the new planning tool, the Community Infrastructure and Housing Accelerator (CIHA).
After learning CIHA essentially takes the decision out of council’s hands and places it with the Minister of Municipal Affairs and Housing, council opted to stick with the traditional planning process and later passed a bylaw stating there would be no driveway access allowed on Sideroad 20 North except for already-existing homes.
Justin Wilson, who delegated on behalf of grassroots group Help Protect Puslinch, reminded council that Puslinch by Design identified a need for 30 hectares of employment land and rezoned a total of 140 hectares on three sections of land identified as areas D, G and H.
“So why consider adding more industrial land, especially land deemed unsuitable,” he said to applause from the audience.
“In 2023, council showed leadership in rejecting the CIHA proposal. Continue that rejection. Reject this zoning application,” Wilson added.
Sideroad 20 North resident Christine Thompson showed photos of the area now – open agricultural fields, quiet country roads, families riding bikes and walking along the roads.
“This building will be the size of two Stone Road Malls,” she said. “Is that compatible?”
David Pady, at the Donkey Sanctuary, said the bucolic surroundings are essential to the success of the operation, which cares for donkeys but also has woodlands and wetlands.
He said researchers at the University of Waterloo, the Ontario Veterinary College and the University of Toronto are conducting various studies of birds, moths and turtles on the Donkey Sanctuary property.
“Our location is key,” he said, later adding if the proposal goes forward, “the Donkey Sanctuary will close.”
He said there is a need for agricultural land in Puslinch too.
“Our plan is to rent from Estill when this plan doesn’t go through,” he said.
Other delegates talked about traffic, already-dangerous intersections in the area, and the fact roads around the site are not built for heavy truck traffic.
They worried about the impact on wildlife and water quality and quantity, as the entire township is on private wells and septic.
Resident Donna Christie said the proposed tree buffers will not make everything all right with local residents.
“It’s an insult to our intelligence to say this will be compatible with its surroundings,” she said.
“Placing a buffer around any massive building will not make it compatible.
“Buffers are a joke. Buffers don’t address the impact.
“When we hear the word buffer, we think of it as putting lipstick on a pig.”
No decisions were made at the meeting. The matter will return to Puslinch council at a future date.
