Major hurdles yet for project to cross
PORT DOVER – Norfolk County and a developer who wants to build a 375-unit condominium project on the former Gamble Shipyard have come to terms on the way forward.
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This detailed, multi-layered agreement was approved Friday by the Ontario Land Tribunal (OLT).
“To mitigate lengthy and costly land-planning tribunal hearing procedures — and to secure assurances for both Norfolk County, Long Point Regional Conservation Authority, and Shoreline Developments Ltd. — a joint settlement was reached between parties which provides a number of benefits for the community,” the county said in a news release.
“The former Gamble Shipyard will become a new residential site with a mix of ground-floor commercial opportunities.”
The agreement involves selling portions of Lynn Street and Bridge Street to Shoreline Developments, which is an investment vehicle for marine operator Blair McKeil. The sections given over to land assembly will be duplicated elsewhere, the county says, resulting in minimal disruption to traffic in this part of Port Dover.
“The new Lynn Street will be complete with a sidewalk, landscaping, lighting, and most importantly – public access — allowing through movement for pedestrians, cyclists and vehicles,” the county says.
“In addition, the developer will build and maintain a publicly-accessible waterfront boardwalk and park space with seating along the Lynn River.
“The design will pay homage to the important history of the site. This permanent, public access will be guaranteed to the county in perpetuity through legal easements.”
As part of the settlement, the originally proposed eight-storey maximum height has been reduced to six. A portion of the lands along the Lynn River’s edge will be lowered, allowing views through to and from the river.
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All costs associated with re-building underground services, utilities and infrastructure will be incurred by the developer, saving the county millions of thousands in future capital costs, the county says.
“Once complete, the re-development of this brownfield site is expected to generate a significant increase in annual property tax assessment growth,” the county says.
Norfolk council has fielded concerns that developments like these and others in the queue threaten the intimate, small-town feel of Port Dover. Tuesday, Mayor Kristal Chopp said there is some merit to this observation.
However, Chopp added that the Ford government has altered the mandate of the Ontario Land Tribunal to the point where it is no longer sensitive to municipal input, weighting its decisions instead in favor of developers.
There is a reason for this, Chopp acknowledged, namely the shortage of affordable housing in Ontario and the Ministry of Municipal Affairs policy preference for densification and infilling within urban boundaries as a means of curtailing sprawl. Norfolk did well, Chopp said, to get the concessions that it did.
“I like the small feel of our little port town too,” the mayor said. “I’m sure everyone in every port town everywhere feels the same way. Unfortunately, that is not the reality of the current provincial planning environment as the Ontario Land Tribunal consistently favors developers and the push for density.”
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The county says future site-design steps remain before the project is finalized. These include confirming the exact location and number of dwelling units along with parking configurations and waterfront design.
Council will convene an urban design panel to review the developer’s plans. The county says this “may include a mix of elected officials, professionals, and community members.”
The project is expected to take several years to complete, the county says. Like all new construction in Port Dover, the project will be on hold until future water-servicing capacity is established. Efforts in this direction are underway.