Council Backs Revised West River Plan

A revised concept plan for 73 West River Rd. shows 46 single-storey townhouse units and a dedicated natural heritage parkland retained at the rear of the property. The updated design reflects a reduction from the originally proposed 71 units and includes woodland protection and public access to the parkland block.

Casandra Turnbull

Managing Editor

A scaled-back subdivision proposal for 73 West River Road received unanimous approval from County of Brant council last Tuesday night, marking a significant shift from the 71-unit townhouse plan that sparked concern from residents last summer.

Council voted in favour of Zoning By-Law Amendment Application ZBA9-25-RC and Draft Plan of Subdivision PS1-25-RC for the 2.4-hectare property, redesignating the lands from Special Exception Residential Singles (R1-58) to Special Exception Residential Singles (R1-63) and Natural Heritage (NH). 

Under the revised plan, the development has been reduced to 46 bungalow townhome units, along with two Natural Heritage blocks, one of which will be conveyed to the County for long-term protection and public enjoyment.

The original proposal, presented at a statutory public meeting in July 2025, called for 71 two-storey townhouses and drew objections related to density, traffic, infrastructure and impacts on a black walnut woodlot.

In contrast, the approved plan reflects a substantial reduction in unit count and a change in built form.

Coun. Steve Howes acknowledged the unusual shift.

“It’s not very often we see a developer coming in with a reduced number. And I’m not complaining,” he said. “I would, if you would take a moment to speak a couple minutes of what that journey was like to go from 71 to 46. It’s not very often we see it go that way.”

Bob Stewart of Pinevest Homes told council the project has evolved considerably.

“We became involved with the site when it was 200 stacked townhouses,” he said. “The market has changed over last couple of years.”

Stewart explained the proposal moved from 71 two-storey townhomes to 46 single-storey bungalow units following feedback from staff and the public.

“It’s a lot of back and forth with staff and appreciate the work to date on it. We took back comments from last public meeting to see what we could develop,” he said, adding the bungalow product is intended to fill a gap in the local housing market.

Environmental concerns raised last year centred on the woodlot at the rear of the property, identified within the County’s Natural Heritage System.

According to the planning report, the revised application applies a Natural Heritage (NH) zone to the retained woodland and includes draft plan conditions requiring tree compensation and enhancement prior to conveyance to the County.

The report notes the woodlot will be transferred to County ownership for future ecological management and public access, including a passive trail system.

At last Tuesday’s meeting, Laura Ruuska of 81 West River Rd., who previously voiced strong opposition to the project, said she and neighbouring homeowners are generally pleased with the changes.

She did, however, question how the County would ensure existing trees and vegetation in the protected area are not removed and whether fencing would be installed around the perimeter of the Natural Heritage lands.

“With the continued development of Bendemere and West River Rd insurance that the natural heritage systems be protected and allowed to flourish to allow natural wildlife to thrive,” Ruuska said.

In response, staff advised that draft plan conditions require all natural heritage protection measures to be completed before the lands are conveyed to the County.

Coun. Lukas Oakley expressed confidence in staff oversight.

“These lands will be transferred over to the County and I have a lot of confidence in our dedicated forestry staff and we have a stated priority to improve canopy coverage so we will do a great job of protecting those lands,” he said, adding he would support the application.

The approved zoning establishes site-specific provisions under the new R1-63 exception, including a maximum lot coverage of 60 per cent, higher than the standard 40 per cent in typical R1 zones.

Coun. John Bell raised concerns about deviating from established standards.

“We have standards but we move away from it the minute a developer wants us to,” Bell said, referencing the 60 per cent lot coverage allowance.

He suggested the County consider creating a distinct R4 zone for condominium-style developments in the future, noting such housing forms are becoming more common. Despite his concerns, Bell ultimately voted in favour of the project.

The planning report indicates the development will achieve a net density of approximately 26.4 units per hectare and contributes to the County’s intensification goals within the built-up area. 

The draft plan also includes one development block, two natural heritage blocks, two 0.3-metre reserve blocks and a road widening block along West River Road.

While zoning and draft plan approval have been granted, further technical review will occur through a future Site Plan Control application addressing detailed design elements such as traffic, servicing, landscaping and lighting. The bylaw will come into force following the appeal period under the Planning Act.