Bluegrass Phase 4 in Delhi gets council approval

Luke Edwards

Grant Haven Media

By approving Phase 4 of the proposed Bluegrass development, Norfolk councillors have seemingly gone against not only their own staff, but also the Province of Ontario.

Councillors approved a motion by Chris Van Paassen to approve the plan at the June 23 council meeting, despite a staff recommendation to refuse the official plan and zoning bylaw amendment applications. The Ministry of Municipal Affairs and Housing also refused a previous redesignation of the lands from protected industrial to residential, according to staff.

“I think the benefits of the application far outweigh the possible other options,” Van Paassen said as he put forward his motion to approve.

The Phase 4 plan would see protected industrial land in the southeastern section of Delhi converted to a mix of light industrial, commercial and residential. A total of 38 residential units are planned, with a mix of single-detached and semi-detached homes.

Proponents of the application pitched the plan as an appropriate compromise that brings housing to the area while maintaining employment lands that are more suitable for the surrounding neighbourhood. It would also achieve a connection of Argyle Avenue to Fertilizer Road in a way that wouldn’t impact the nearby Van De Velde farm and their business, Wholesome Pickins Market & Bakery.

“This road layout achieves the road connection but in a way that keeps the Van De Velde farm in one piece,” said developer Benjamin Jeles.

However, one of the key issues staff identified was the protected industrial designation and recent decisions by the provincial government through its Provincial Planning Statement (PPS).

“It is the opinion of planning staff that this application is not consistent with the PPS and does not conform to the policies of the Norfolk County Official Plan. The proposed Zoning By-law amendment is not consistent with the Official Plan,” the staff report said.

Councillors questioned that opinion, siding with the applicants, who argued other rules would prevent more intensive industrial development on that land as it requires deeper setbacks.

“We are limited to do any kind of heavy or medium industrial uses on the property,” said Ruchika Angrish, of The Angrish Group.

There was some confusion regarding a decision from the Province regarding a residential redesignation on the property. The developers said the Province had simply withheld a decision, though staff said they had, in fact, opposed the redesignation.

Either way, some councillors said heavier industrial simply isn’t achievable on the site.

“Right now we can’t put industry within 300 metres of the existing homes there,” said Van Paassen.

Coun. Michael Columbus agreed, questioning if the Province understood leaving the lands as protected industrial would essentially leave it undevelopable.

“That leaves very little opportunity to put a building there or anything,” he said.

Under the redesignation, the industrial lands could support businesses like small scale manufacturing, a drycleaner, graphics and design office, or indoor storage, Jeles said. The commercial section, meanwhile, could have convenience stores, small scale restaurants and the like.

Jeles said they’d received no interest in the land as a heavy industrial property, but have had some discussions with those in the light industrial community.

A previous public meeting did bring up some other concerns. These included traffic, environmental, stormwater management, and streetscaping considerations, the staff report said.