ABERFOYLE – Fears have been allayed for some after Puslinch officials explained that “overlay” actually means an extra layer of protection for farmland in the township and does not open the door for land speculation.
Puslinch has been working with Wellington County and NPG Planning Solutions to determine the best areas in the township to zone as employment lands.
There have been several open houses for the public and presentations to council, and the preferred section of land is just south of Highway 401 and east of Concession 7, identified in the study as option D.
While 32 hectares of land are needed for industrial growth, this parcel is 92.98 hectares in size with some 60 hectares of developable land.
“This option’s flat topography and upgraded truck-ready roads make it ideal for industrial and employment uses,” states a report to council by NPG’s president Mary Lou Tanner.
“It offers strong transportation links to major highways, enhancing logistics efficiency.
“The lands are adjacent to aggregate uses, and more distance from sensitive land uses such as rural residential clusters.”
In April, council gave direction that the study should also determine future employment lands and Tanner’s report suggested the future rural employment area overlay should include lands identified as options B, C, G and H.
Residents David and Sandra Pady, who live near option B and C and operate the Donkey Sanctuary of Canada in the same area, delegated at the July 9 meeting in opposition of the overlay.
They also spoke on behalf of the resident group Help Protect Puslinch, representing about 120 members who live in the area of Sideroad 20, Concession 4 and Forestell Road.
David Pady agreed option D is a good choice for employment lands but strongly objected to the overlay.
“Designation as future rural employment lands sends a strong message to developers, causing land speculation, driving up prices for land, and a decline in agriculture,” he said.
“The overlay prioritizes industrial over agriculture. There is no demonstrated need for the overlay.”
Later in the meeting Tanner made her presentation and explained the overlay actually protects those lands and council sets those protections.
Land in the employment lands zone would have to be full to justify going into the overlay area and a developer would have to overcome policies the township can establish for those lands.
Tanner listed controls that include:
- a conceptual layout would be required in such a planning application;
- a developer would be responsible for building internal roads;
- no employment traffic can be used on Sideroad 20;
- access to Highway 6 at Concession 4 has been closed; and
- no driveway access is allowed on Sideroad 20.
“Having that local perspective included in policy … creates a higher bar,” Tanner said.
“With or without the overlay, a landowner can come forward with a proposal.
“In the absence of the overlay, regulation would default to the provincial planning statement” that may change and is not required to consider local opinions.
“For sure we did not understand the overlay,” Pady said in a phone interview on July 11, two days after the council and public meetings on rural employment lands.
“I now see the overlay will help us. I see council is trying to protect us.
“Puslinch has more than enough employment land with option D. This (overlay) will ensure this is not developed.”
Council is expected to make a decision on rural employment land zones on July 23.
Then it will go to Wellington County for an official plan amendment.
