Essex County Official Plan open house engages public, informs residents of growth projection

Residents were able to connect with planning staff for the County of Essex to provide feedback and outline concerns regarding the ongoing development of the new Official Plan document, during a non-statutory public open house last Wednesday.

The County has to update this document every five-years.

County staff hosted the event, which offered an afternoon and evening session at the McGregor Community Centre, to engage members of the public.

The document is focusing on the years 2022-2052, and is titled “One Land, One Climate, One Future, Together.”

It is currently in its third phase of development. The first phase included completing a background review and growth projections. Phase two included a regional land needs analysis, policy options report, and the additional technical studies necessary. The third phase includes preparation of a draft plan and adoption of the new Official Plan.

When County Council adopts the document, it will set out a long-term vision – or a “road map” – on how land and resources in Essex County will be managed for the next 30-years, guiding and providing direction to landowners, business owners, developers/homebuilders, and the community at large on an array of matters.

That would include the location and extent of urban settlement areas; population, employment, and housing projections; agricultural land and natural heritage protection and enhancement; how people and property are protected from flooding and other hazards; and other policy matters and implementation tools as required to responsibly address Planning Act and Provincial Policy Statement requirements.

Rebecca Belanger, Manager of Planning Services for the County, explained the document is showing what is estimated will be a major shift in growth in all seven local municipalities.

The Growth Management report – created for the Official Plan – includes the projections Watsons & Associates prepared in Phase 1 that looks at the range of growth projected for the County by 2051.This includes from the current population of 199,100 to grow between 268,100 - 315,000 individuals; the current households of 71,000 to grow between 101,2000-124,200; and the current 72,300 jobs to grow between 107,900-124,200.

That population projection was primarily based on immigration rates, Belanger explained.

Belanger said the Official Plan will be reviewed every five-years to take a look at the growth projections and reassess as needed to keep on target. County Administration was authorized to retain the services of NPG Planning Solutions to assist County Council with phases 2 and 3 of the County’s new Official Plan.

Mary-Lou Tanner, President of NPG Planning Solutions, previously presented the Growth Management report – which looks at land supply for growth – and the Policy Direction report – which sets the framework on the multiple topics that will be part of the next Official Plan.

It was explained then that the County of Essex has just under 2500 hectares of vacant residential land, Tanner noted, adding six of the seven local municipalities have the supply to meet the forecasted growth. Leamington will need just over 87 hectares of land for housing.

Belanger noted that nearly all municipalities need more employment land. Through the County Official Plan, guidelines are laid out as to where municipalities can find that needed land, and how much they need.

For the first time, this document established residential intensification targets for low, medium, and high. In order to meet high growth projections, density targets have been established. That will help reduce servicing costs to municipalities, protect natural heritage, and protect ag land. Through the passing of Bill 23, three-plexes are allowable, in addition to two Additional Dwelling Units in some areas that meet requirements.

According to the Watson & Associates report, three categories of housing need to be looked at, including low-density (singles and semi-detached), missing middle (duplexes, triplexes, and townhouses), and high density (apartments).

Tanner previously told County Council that apartments in the County would include four to eight storey buildings, with surface parking. Four growth scenarios were previously provided in terms of jobs and housing, including historic densities, no expansion of settlement areas, mixed density for housing and jobs, and higher density for housing and jobs.

At the heart of the Official Plan is a focus on sustainability, being stewards of the natural environment, preserving ag land, and the importance of planning for growth while ensuring appropriate infrastructure, Tanner told County Council during an update presentation last November.

There is a key commitment regarding the protection of the natural environment, addressing climate change and climate resilience, and looking at flooding and flood-prone lands to address natural hazards.

The document has been in the works for around a year, with the County soliciting assistance from consulting firms. Revisions will be made to the developing document, after hearing public feedback gathered at last week’s open house session. A statutory public meeting will be held prior to the official adoption of the document. That will likely be in September.

At that point, it will have to go to the Province for review and approval. Additional information is available on www.countyofessex.ca/officialplanreview.

Sylene Argent, Local Journalism Initiative Reporter, Essex Free Press