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Hamilton Spectator
30-05-2025
- Politics
- Hamilton Spectator
Stouffville May Escalate Push to Open Protected Lands for Additional Housing
● Stouffville's Council will debate a proposal June 4 requesting expanded housing permissions on Oak Ridges Moraine and Greenbelt lands from the Ontario government. ● The recommendations encourage the Province to allow two Additional Residential Units (ARUs) per rural property. ● Currently, ARUs are restricted in key environmental zones like Oak Ridges Moraine Natural Core and Linkage areas and the Greenbelt's Natural Heritage System. ● Staff say expanded ARUs could support multi-generational living, affordable housing, and secondary income for rural residents. ● Critics have condemned such expansion of development permissions, saying they threaten conservation efforts. ● The report also recommends broader reforms to conservation area governance, including streamlined processes for minor amendments and expansion of land uses. ● If approved, the Town will submit the request to Provincial ministers and circulate it to other affected municipalities. Stouffville is weighing a bold step that could reshape housing rules on some of Ontario's most protected lands. On June 4, Council will debate a proposal to formally ask the Province to ease development restrictions within the Oak Ridges Moraine and Greenbelt. A report prepared in response to a February 2025 Strong Mayor directive from Mayor Iain Lovatt recommends the Province amend both the Oak Ridges Moraine Conservation Plan (ORMCP) and the Greenbelt Plan to allow for up to two Additional Residential Units (ARUs) on Stouffville's rural properties. The proposed request would build on Council's April endorsement of a resolution from the Township of Adjala-Tosorontio, which urged the Province to generally amend restrictions preventing property owners on Oak Ridges Moraine lands from building ARUs. Under Ontario's Planning Act, an ARU refers to a second or third self-contained living space. These units can be located within a primary residence or in a detached accessory structure and are permitted on properties with a detached, semi-detached, or townhouse-style home. The proposal would apply across all land designations within the Oak Ridges Moraine and Greenbelt, including the Moraine's Natural Core and Linkage areas, and the Greenbelt's Natural Heritage System, where ARUs are currently prohibited. Each ARU would function independently, with its own kitchen, bathroom, and sleeping area, and would be required to meet all applicable building and fire code standards. 'The majority of the Town's rural residents are unable to utilize Federal and Provincial incentives to build even a single ARU,' the report explains. 'Allowing for ARUs more broadly would accommodate multi-family residential units on the same lot, allowing older residents to stay in their homes longer, and allow younger families to live in their own units and save money to afford their own home.' 'ARUs can also provide a source of secondary income and contribute to the provision of more affordable housing options within the Town,' the report adds. The recommendations seek to align ARU permissions in the conservation lands with the recently adopted Provincial Planning Statement, 2024 (PPS 2024). That policy document permits up to two ARUs per lot in prime agricultural areas, but only outside protected conservation plan boundaries. This allowance would come with some conditions. When two units are proposed, at least one must be located within or attached to the main home. Guidelines stipulate that ARUs must not interfere with farm operations and must be supported by suitable water and sewage infrastructure. Units must also be of 'limited scale' and situated close to existing homes or farm buildings to avoid unnecessary loss of agricultural land. The Staff report does not advise specific size or scale limits for new accessory structures intended for the ARUs. Instead, it recommends the Province provide general guidance to ensure new development remains appropriately scaled and compatible with the area's rural and environmentally sensitive context. 'Given the environmental sensitivity associated with lands within the Provincial plan areas, it may also be appropriate to include additional development criteria for permitting ARUs to ensure the objectives of the ORMCP and Greenbelt Plan are maintained,' Staff explain. In addition to size considerations, potential criteria could include setbacks from key natural heritage and hydrologic features, as well as vegetation protection zones. 'My Strong Mayor directive was catalyzed by a number of residents facing intergenerational housing inequity who struggle to support their families due to Provincial policy limitations,' Lovatt said in comments to Bullet Point News. 'With a municipality made up of 90% protected lands, reasonable reform is required to address the challenges Stouffville families are facing.' 'This directive does not seek to eliminate protections of the Greenbelt or the ORM, rather it seeks to allow specific permissions at a local level to address our unique realities,' he added. Critics, however, remain opposed to expanding housing and development permissions within the protected areas. The Greenbelt Alliance, a coalition of more than 100 organizations that describes itself as a 'watchdog and defender of Ontario's innovative Greenbelt,' has recently raised concerns about the growing push for ARUs from municipalities within the ORMCP area. 'It takes unwavering vigilance to protect the Greenbelt. Most municipalities think their land is unique. A protected landscape can't be piecemealed by political flow everywhere,' they wrote in an April 13 post on X. Bullet Point News reached out to the umbrella group for comment on the Staff report but did not receive a response by deadline. Beyond ARU permissions, the report proposes a series of broader land use policy reforms intended to update governance within the conservation areas. These changes are designed to grant municipalities greater flexibility in addressing local planning needs. Staff recommend that the Province establish a process for municipalities to make minor amendments to the Oak Ridges Moraine and Greenbelt plans without triggering a full provincial review. They also call for a more efficient and clear method for evaluating whether prime agricultural lands can be reclassified as rural. Further recommendations include expanding permissions for small-scale commercial, industrial, and institutional uses within the Greenbelt Plan and ORMCP, and enabling the development of public service facilities—such as fire stations, community centres, and parks—in areas where such development is currently restricted. Town Staff are also requesting a formal process for settlement area expansions into the conservation plan zones where justified by local municipalities. The report calls for the Ontario government to 'expedite the review of these Provincial plans, as opposed to waiting until the mandated 10-year review (anticipated by 2027), to establish a consistent planning framework and ARU permissions across the province and help facilitate the development of needed housing.' If endorsed by Council next week, the Town would submit its request to Ontario's Minister of Municipal Affairs and Housing, as well as the Ministers of Agriculture, Food and Rural Affairs, and Red Tape Reduction. The report would also be circulated to other municipalities within the Oak Ridges Moraine and Greenbelt areas. Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Hamilton Spectator
02-05-2025
- Business
- Hamilton Spectator
Stouffville Scraps Original Dome Deal, Signs New Partner for Ballantrae Sports Complex
● Stouffville has signed a new deal with Mentana Group for the long-awaited Ballantrae sports dome. ● The Town officially ended its agreement with Ballantrae Sports Group, the original proponent contracted to deliver the project. ● Mentana's updated plans feature a FIFA-sized soccer pitch, multi-use courts, and fitness facilities. ● Construction is expected to begin in late summer 2025, with the facility opening in 2026. ● The original project stalled for two years, leaving residents frustrated by the visible lack of progress and loss of parkland and two sports fields. ● The Town says the updated plan will help address community demand for indoor sports space and prioritizes local group access. After years of stalled progress and growing community frustration, Stouffville has scrapped its original deal and is moving forward with a new partner to deliver the long-awaited Ballantrae Multi-Sport Complex in Ballantrae Park. The Town formally announced the end of its agreement with Ballantrae Sports Group, the initial proponent contracted to build the facility. A new partnership with Mentana Group—a firm the Town credits with successful delivery of high-quality community sports and recreation infrastructure—was finalized today. Design work is now underway, and construction is expected to begin late this summer. Plans for the dome complex include a versatile layout capable of supporting a wide range of sports and community programming. The official opening is anticipated sometime in 2026, with a more detailed timeline expected in the coming months. 'At a high level, it will include a FIFA regulation soccer pitch which can be divided into smaller indoor turf fields, multi-use courts, fitness spaces, and amenities designed for all ages and abilities,' a recent Stouffville press release explains. New conceptual renderings reveal Mentana's vision for the 'Air Dome Sportszone,' which includes a restaurant, gym, and lobby with timber accents and large exterior and interior windows. 'We made a commitment to this community, and we have worked diligently to honour it,' Stouffville Mayor Iain Lovatt said in a Friday press release. 'After exhausting every option with the previous leaseholder, it became clear that a new direction was required to ensure the delivery of this much-needed facility.' The original project broke ground in April 2023, with hopes of opening that fall. First contemplated during the early days of Lovatt's first mayoral term, the development struggled to gain momentum and ultimately stalled. In the interim, the site saw the removal of an existing soccer field and baseball diamond, as well as the clearing of trees. A significant portion of Ballantrae Park has remained fenced off in anticipation of construction, exacerbating community frustration over the lack of visible progress. During an April 29, 2025, town hall meeting, one resident voiced concerns about the long-delayed project and diminishing access to youth sports facilities. 'What's the update on that?' she asked. 'With this, with Soccer City being sold, our kids have less and less opportunities to play these sports because the facilities are not available.' Lovatt acknowledged those concerns and pointed to the ongoing work with Mentana Group. 'We are very frustrated…with what's happened with the vision for the dome,' he said. 'Our goal is to see the dome come to completion. If for some reason it doesn't, we will be taking legal action against [Ballantrae Sports Group]. They would need to restore [the park] back to the way it was before.' While some community members have questioned the decision to replace public parkland with the privately operated sports dome, the Town continues to stress the need for expanded indoor sports infrastructure. 'Our sports organizations are growing, and they need additional facilities to expand their own programming. This is an efficient way of delivering that space,' Rob Braid, the Town's Commissioner of Community Services, told Bullet Point News. 'I think it's going to be a phenomenal addition to the community.' Braid noted that Mentana will not be charged for use of the land, but preferred, protected rates will be offered to local sports organizations. Some facility use will also be made available for Stouffville's recreation programming at no cost to the Town. Usage fees for other community bookings will be set by the dome's operators. As Stouffville takes a second swing at delivering the new community asset, all eyes will be on whether the new plan—and new partnership—can deliver where the previous one fell short.
Hamilton Spectator
02-05-2025
- Business
- Hamilton Spectator
Stouffville Eyes Possible Hotel on Clippers Arena Parking Lot
● Stouffville is proposing a zoning change for municipally owned land at 100, 110, and 120 Weldon Road. ● The site includes the Clippers Sports Complex, Fire Station 5-1, a new daycare, and surplus parking spaces. ● A hotel developer has expressed interest in building on the eastern end of the lot. ● The land is already designated for hotel uses under the new Official Plan, but requires rezoning. ● Mayor Iain Lovatt said a hotel would keep tourism dollars in town and support economic growth. ● Public consultation will be part of the planning process if development proceeds. A patch of municipal land on Weldon Road, currently occupied by parking spaces, could soon be home to a new hotel. The Town is proposing a zoning change for its properties at 100, 110, and 120 Weldon Rd., which include Fire Station 5-1, the Clippers Sports Complex, a modular daycare facility under construction, and a large surface parking lot. Officials say the eastern portion of that lot may soon serve a new purpose. 'There is somebody who wants to put a the east end of the parking lot, which is actually a pretty interesting idea because we have 126 more spots than is required for the arena,' Mayor Iain Lovatt said during an April 23 town hall meeting at Latcham Hall. In Stouffville, arenas must provide two parking spaces for every 100 square metres of sports fields or rink space. For the Clippers Sports Complex, that translates to a requirement of 143 spaces. Excluding those designated for Fire Station 5-1, the adjacent surface lot contains 269 parking spaces. 'This is a conversation that we are having with the proponent, who is a seasoned hotel operator,' Lovatt noted. The stated interest from the hospitality sector was also included in a related Staff report coming to a Public Planning Meeting on Wednesday, May 7. The site falls within the Western Approach Mixed-Use area of Stouffville's new and in-force Official Plans, which already permit hotel uses. This means no Official Plan Amendment would be required for the project to proceed. However, the property is currently zoned 'Institutional' under the Town's Comprehensive Zoning By-law, which prohibits hotel uses. Town Staff are recommending the zoning be changed to 'Commercial Mixed Use – Western Approach' (CM2), a designation that would accommodate a hotel and align with the broader land-use permissions laid out in the Official Plan. In addition to hotel uses, the CM2 zoning would also allow for residential development such as condominiums or apartment buildings. 'The proposed CM2 zone permits a maximum height of 20 metres. This is approximately six storeys, depending on the architectural style of the building,' Staff explained to Bullet Point News. 'The total number of rooms will be dependent on the amount of parking that is able to be accommodated and the specifications of the eventual hotelier. It has been indicated that the site could accommodate a 70-100 room product.' 'We need a hotel in our community,' Lovatt said. 'We have families that come here who have kids that play hockey, for example, and they go stay in Markham and spend all of their money there. We're missing out on that, and we're seeing money leave our community.' Beyond addressing a local shortage of hotel rooms, the project would bolster Stouffville's economic tax base. Hotels are considered employment-generating uses, which means they are subject to commercial property taxes. Lovatt also pointed out that guests would pay an additional Value Added Tax (VAT), contributing further to the municipality. Stouffville's Economic Development team has been working with a hotelier to find a viable location for some time. An earlier investigation considered land near Highway 48 and Hoover Park Drive, but the site proved unfeasible. 'All we're doing at this point is looking at changing the zoning in the eastern part of the parking lot to allow this to happen,' Lovatt explained. 'I'm not saying that it is going to happen, but it gives us the flexibility.' Any future development would still need to go through the formal planning process, which includes public consultation. 'People can come and speak about the application during a Public Planning Meeting and whether that is a good use of those parking spaces just south of the Fire Hall,' Lovatt added. The May 7 Public Planning Meeting presenting the rezoning proposal will take place in Council Chambers at 7 p.m. Whether or not the hotel is ultimately built, the zoning change would represent a strategic shift that could turn underutilized asphalt into an economic anchor for the community.
Hamilton Spectator
25-04-2025
- Politics
- Hamilton Spectator
York Region Launches New Housing and Homelessness Committee To Tackle Growing Crisis
● York Region is facing a deepening housing crisis, with homelessness up 35 percent and waitlists for subsidized housing surpassing 18,000 households. ● Chronic homelessness more than doubled in 2024, while the number of encampments increased nearly sixfold. ● A new Housing and Homelessness Committee has been established with a broad mandate to address the full range of housing needs across the Region. ● The committee will help develop York Region's next 10-year Housing and Homelessness Plan and focus on accelerating emergency, transitional, affordable, and community housing. ● Reporting to Regional Council, the committee will include Regional Chairman Eric Jolliffe and the region's nine local mayors. ● Backing the new committee, Stouffville Mayor Iain Lovatt cited its potential for needed action and progress on the Region's housing file. With homelessness surging and housing unaffordability at crisis levels, York Region is shifting course in its approach to tackling a growing emergency. The Region has disbanded a task force created to better understand market conditions and will launch a new body tasked with shaping solutions across the entire housing spectrum. Demand for diverse housing options significantly exceeds available supply throughout the region. Shortages span multiple categories, including emergency shelters, transitional facilities, affordable rentals, and community housing developments. As reported in the Region's 2024 Health and Well-Being Review, the situation deteriorated sharply in 2024. Waitlists for subsidized housing ballooned to 18,419 households, including 4,500 new applications. Homelessness rose 35 percent from the previous year, with 2,525 individuals reported as experiencing homelessness. Cases of chronic homelessness more than doubled, increasing 108 percent to 986 people. The number of encampments grew nearly sixfold—from 62 locations in 2021 to 361 in 2024—and emergency shelter beds are operating at or near capacity. Officials have stressed that reversing these trends requires a comprehensive approach aimed at preventing homelessness and ensuring stable housing options across all socio-economic levels. As a designated Service Manager under Ontario's Housing Services Act, York Region oversees the area's housing and homelessness system. The Region is responsible for planning and implementing long-term strategies, administering prevention programs, and managing emergency, transitional, and community housing operations. After declaring a housing affordability crisis in February 2021, York Regional Council established the Housing Affordability Task Force to examine private market conditions and seek policy solutions. The Task Force held eight meetings between 2021 and 2024 before being formally discharged on March 30, 2025. In its place, the Region is launching a new Housing and Homelessness Committee (the Committee) with a wider mandate to pursue system-wide solutions. Its responsibilities include shaping the next 10-year Housing and Homelessness Plan and accelerating development of new affordable, community, emergency, and transitional housing alongside increased federal and provincial funding. The Committee will advocate for multi-level government investment and evaluate the effectiveness of Regional housing strategies. It will also examine how to better leverage public and private lands, explore innovative and more efficient construction methods, and build strategic public and private partnerships to expedite housing initiatives. Regional Chairman Eric Jolliffe and all nine local mayors will sit on the Committee, which is scheduled to meet at least three times annually. Four meetings are already planned for 2025. 'As demand continues to outpace supply and more residents struggle to find and keep housing, addressing York Region's housing and homelessness challenges remains a priority for Council,' Jolliffe said in a recent press release. 'This Special Committee of Council will have the opportunity to explore and better understand the complexities and identify solutions to improve the current housing and homelessness crisis occurring across our municipalities.' The municipal planning landscape has evolved following the implementation of Bill 23, the More Homes Built Faster Act, which transferred land use planning authority from York Region to its lower-tier municipalities. This change makes the involvement of local mayors in Regional housing strategies even more critical. 'Local municipalities are integral partners in advancing the Region's housing and homelessness priorities,' a related Regional Staff report states. 'The Housing and Homelessness Committee can support coordination of local municipal efforts and strengthen collaboration on initiatives to address housing needs of residents.' Stouffville Mayor Iain Lovatt welcomed the creation of the new committee, calling it another important step in addressing the Region's housing challenges. 'The previous Housing Affordability Task force was helpful in understanding market conditions and pressures facing our communities,' Lovatt said in comments to Bullet Point News. 'I'm hopeful this new committee will take decisive action to make housing attainable for all.' The Committee will oversee implementation of the new Housing and Homelessness Plan once it is approved by Regional Council. A progress report is expected in December 2026.
