Part 2: Hillier Severance Rejected, Nature School Approved, and Picton Housing Discussion – 08/14/2024

This article looks closely at the August 14, 2024 Planning & Development Committee meeting through a people-and-place lens. It highlights who raised concerns, where councillors landed, and how those decisions affect specific parts of Prince Edward County, based strictly on the meeting transcript and official minutes.

© PEC Council (YouTube)

View the entire PEC Council Meeting; or view our recap.

70 Pleasant Bay Road

The most divisive item of the night was the consent and zoning amendment application from Brauer Housing Developments Inc. for 70 Pleasant Bay Road.

The proposal was presented by Elysia Ackroyd, registered professional planner with Fotenn, who explained that the property is already zoned rural residential and permits two dwellings as of right. She stated that existing residential properties between the subject lands and a nearby dairy operation already constrain future farm expansion, meaning the proposed severance would not introduce new limitations. That framing was repeatedly challenged by councillors.

Phil Prinzen (Bloomfield/Hallowell) questioned whether reducing Minimum Distance Separation (MDS) setbacks undermines their purpose of protecting both farmers and residents.

Roy Pennell (Ameliasburgh) raised concerns about new residents potentially complaining about normal farm practices and eroding farmers’ rights over time.

Chris Braney (Hillier) emphasized Hillier’s agricultural identity and warned about cumulative pressure on farmland and farm succession.

Brad Nieman (Bloomfield/Hallowell) questioned whether older homes nearby predated modern MDS rules and whether that context justified approving new residential lots today.

Mayor Steve Ferguson expressed discomfort with placing new residents near active farms and noted the difficulty for non-farming residents to judge what constitutes abnormal farm activity.

Planning staff member Emily Overholt, Intermediate Planner, stated that the severance would not further restrict the farm beyond existing conditions and reiterated that two dwellings could already be built on the lot without severance.

Despite that explanation, council remained unconvinced. When a recorded vote was taken, the application was defeated 12–2, with only John Hirsch (South Marysburgh) and Kate MacNaughton (Picton) supporting it. The remaining councillors, including Phil St-Jean, Phil Prinzen, Roy Pennell, Chris Braney, Brad Nieman, Janice Maynard, and Mayor Ferguson, voted against the proposal.

Edwin County Farms, 2590 County Road 15

A zoning amendment application from Edwin County Farms G.P. Inc. received a much different response.

Agent Victoria Taylor, landscape architect, outlined plans for a nature-based elementary school operating primarily outdoors, using existing farm buildings for shelter and instruction. The school would eventually accommodate up to 40 students.

Public input was limited. Brad Sellors asked about safety protocols for children. Emily Overholt confirmed that the project would be subject to site plan control and require licensing through the Ministry of Education.

Several councillors voiced support during discussion, including Bill Roberts (Sophiasburgh) and Chris Braney (Hillier). With no objections raised, council approved the zoning amendment without opposition.

6 John Street

The final major discussion focused on a draft plan of subdivision and rezoning application for 6 John Street, presented by Dave Nanton, registered professional planner, on behalf of JAMR Developments Inc.

The proposal would permit eight freehold townhouse units on an underused residential lot near the intersection of John Street and Union Street. Nearby residents raised several concerns.

Kurt Letain cited poor sightlines at the intersection and worried that additional driveways would worsen safety and visibility. Gord Norsworthy urged council to consider how the design fits with the existing neighbourhood.

Paul MacDonald questioned the density and building form, suggesting fewer units or alternative layouts and raising concerns about drainage, snow removal, and garbage collection.

Councillors echoed many of these points. Councillor MacNaughton focused on stormwater management and introduced an amendment requiring Low Impact Development (LID) principles to encourage on-site infiltration. Councillor Pennell  questioned affordability and accessibility, noting the multi-level design may not suit seniors or families. Councillor Braney emphasized the importance of neighbourhood buy-in and contextual design.

Planning staff Emily Overholt and Robert MacDonald, Development Engineer, responded by explaining that drainage, driveway spacing, sightlines, and stormwater controls would be addressed in detail through the site plan process.

MacNaughton’s LID amendment was supported by council and added as a condition. The main motion, as amended, was then approved.

What This Means for Residents

Council demonstrated a strong reluctance to support new residential lot creation near active farmland, even when zoning technically allows development. Protection of long-term agricultural viability weighed more heavily than meeting minimum planning permissions.

Council showed openness to rural uses that emphasize education, stewardship, and limited built impact, particularly where regulatory oversight and site controls are clearly defined.

They also eaffirmed that higher-density housing is appropriate within settlement areas, but not without conditions. Concerns about drainage, traffic safety, and neighbourhood fit shaped how the 6 John Street proposal moved forward and will continue to influence its design before construction begins.

Overall, council signalled that growth will be supported where it aligns with local context, but technical compliance alone is not enough when broader community impacts are raised.

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Disclaimer: This article is based on a meeting with an approximate duration of 2:21:13. 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.