Part 1: Shore land, Base 31, and Wesley Acres - 12/10/2024

The meeting began once quorum was confirmed and the committee officially called the meeting to order. The agenda was approved, no conflicts of interest were declared, and the minutes from the previous meeting were adopted without issue.

A major early focus was on introductions, as the committee welcomed two new members, including a youth representative and a renewable energy professional. Existing members briefly introduced themselves to help orient the newcomers. This set a collaborative tone and reinforced that the committee includes a mix of environmental, planning, policy, and community perspectives.

© PEC Council (YouTube)

View the entire PEC Council meeting, or continue to speaker comments and councillor votes.

Public Participation and Meeting Format

There were no registered public comments for this meeting. The chair reminded viewers that meetings are live streamed and that members of the public can register to speak by contacting the Clerk’s office. The committee also noted that most meetings are virtual, with one in-person meeting per year.

Shore Land Designation Review

A major portion of the meeting focused on the Shore Land Designation Review, which is part of an Official Plan Amendment process. Planning staff explained that this review is happening in two phases. Phase one focuses on mapping and removing the shore land designation where it overlaps with natural heritage features and natural core areas. Phase two will later look at whether the shore land designation should exist at all, and if so, how restrictive or permissive it should be.

Committee members raised concerns that not all overlapping areas were removed in the draft mapping. Some properties that appear to sit entirely within natural core areas were still shown as shore land. The committee emphasized that this could undermine environmental protections if left uncorrected.

It was also explained that timing matters because an interim control bylaw preventing certain development applications will expire in the spring. Completing phase one now helps avoid a regulatory gap before the broader policy review is done. The committee did not submit formal comments during the earlier consultation window but agreed to provide written follow-up comments identifying specific mapping concerns.

Base 31 Draft Plan of Subdivision

Photo: The Biglieri Group Ltd.

The committee then reviewed a draft block plan of subdivision related to the Base 31 development. This was an early-stage application dividing land into large blocks rather than individual lots. Members noted that key environmental studies were not included, such as environmental impact studies or detailed assessments. Planning staff explained that this is typical at the block plan stage and that those studies would come later with more detailed applications.

The committee asked questions about environmental assessments, especially given the site’s history as an airfield and the possibility of soil contamination. It was clarified that environmental assessments would be required before final approvals, even if they are not required at this early stage. Ultimately, the committee acknowledged that there was little substantive environmental information to assess yet, but agreed to formally receive the file and flag concerns for future review.

Wesley Acres Zoning Bylaw Amendment

The most serious discussion of the evening involved the Wesley Acres zoning bylaw amendment. The proposed development is located entirely within a natural core area, including proximity to a provincially significant wetland.

The committee’s planning working group had previously submitted comments, but felt the responses from the applicant and consultants failed to address key environmental policies. In particular, concerns were raised that the proposal relied on a 30 metre setback rather than the 120 metre setback required unless proven unnecessary through rigorous studies.

The committee expressed concern that approving this development would effectively weaken the meaning of natural core areas across the county. A revised submission was endorsed by the full committee, requesting clearer justification and stronger adherence to Official Plan policies.

Working Group Updates and Climate Action Work

Updates were provided from the Climate Action Plan Working Group, Natural Cover Working Group, and Communications Working Group. Work is ongoing to build a county-wide greenhouse gas inventory, including emissions from private activity, agriculture, fuel use, and waste.

Members discussed challenges in data collection, especially due to postal disruptions and limited reporting by private operators. Despite this, progress is being made, and a future presentation to Council is planned.

Environmental Lens and Work Plan Updates

The committee agreed to bring the idea of an environmental lens for all bylaws, policies, and staff reports back under the Environmental Advisory Committee’s direct responsibility. This was identified as a high priority and will return to a future agenda.

The committee also confirmed that it has a small reserve fund available for communications or outreach if needed.

The next meeting was scheduled for January 7, and the meeting adjourned on a positive note, with informal conversation continuing after the livestream ended.

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Disclaimer: This article is based on a meeting with an approximate duration of 1:42:54. Due to the length of the meeting, our team was not able to independently review the full recording in its entirety. As a result, we relied on software-generated transcription, automated summarization, and automated recognition of speakers and participants, which may not be entirely accurate. All transcriptions, summaries, and related content are prepared by our team in good faith and on a reasonable best-efforts basis. The content is provided for general informational purposes only and is intended to support public understanding of the topics discussed. While reasonable efforts have been made to present the information accurately, automated processes may result in errors, omissions, or unintended misinterpretations. This article does not constitute an official, certified, or verbatim record of the meeting, and it should not be relied upon as such. Readers are encouraged to consult original source materials, official minutes, or recordings where available for confirmation or clarification. Questions, requests for clarification, or suggested corrections may be submitted to hello@pecconnect.ca for review and consideration.