Potential strategic growth areas in Baden and New Hamburg highlighted in Wilmot official plan update

By Galen Simmons

Potential strategic growth areas between Baden and New Hamburg that could support increased residential density and mid-rise development were the focus of a March 23 presentation to Wilmot council as work continues on the township’s new official plan.

Township senior policy planner Rachel Greene and planning consultant Joe Nethery of Nethery Planning presented council with updated growth scenarios and potential intensification opportunities, seeking feedback before drafting policies and land-use maps for the proposed plan.

“Our current official plan was approved in 2019 and is in need of modernization,” Greene said. “There have been significant legislative changes since that time. As of 2025, the Region (of Waterloo) no longer has planning authority and it’s now the township’s responsibility to implement both the region and the township’s official plan, creating duplication. As well, in 2024, a new provincial planning statement was passed by the province, and the plan now needs to come in alignment with the new policy directions. And lastly, the plan needs to reflect current growth projections so the township can direct growth in a coordinated and sustainable manner.

“This project has been divided into four phases and we’re currently in Phase 3. We’ve taken the feedback received in phases one and two to help inform and shape the draft policies and mapping. These drafts will go out for additional consultation this spring before we bring a final version back to council for adoption.”

The presentation builds on earlier consultation and draft guiding principles shared with council in November 2025 as the township works toward creating a single updated planning document aligned with current provincial policy requirements and local priorities.

According to the presentation, Wilmot is expected to grow by approximately 11,000 people by 2051, bringing the township’s population to roughly 34,000 residents.

Much of that growth is anticipated to occur within the existing urban areas of Baden and New Hamburg, where planners are proposing a mix of new neighbourhoods, infill development and strategic growth areas to accommodate increased housing demand while limiting expansion into agricultural land.

Planners outlined several potential strategic growth areas located between Baden and New Hamburg where mixed-use development and increased density could be supported by existing infrastructure and proximity to urban services. Strategic growth areas proposed as part of the draft official plan include the area of Nafziger Road and Snyder’s Road West between New Hamburg and Baden, in the Baden Mill district and Schmidt Estate lands in Baden, along Waterloo Street in New Hamburg and in downtown New Hamburg.

Under the proposed framework, buildings ranging from one to three storeys would generally be permitted throughout urban areas, while buildings between four and six storeys could be directed to identified strategic growth areas where site conditions are appropriate and compatible with surrounding development.

“The two greenfields along Nafziger, I think, make complete sense (for four-to-six-storey developments),” Mayor Natasha Salonen said. “There’s no currently existing neighbours, there’s interest from those developers for that kind of growth, so I think you won’t have the not-in-my-backyard or the legitimate arguments and concerns about traffic and other things because those areas are going to be designed to accommodate that.

“I did just want to hear a little bit more around the justification around the Baden Mill area, in particular, what the roadway situation looks like as that area develops. Now, I know that’s a pretty quiet road and it almost feels like you’re out in the rural if you go down that street behind the mill, so I want to understand that match and how that wouldn’t dramatically change what those residents presumably chose to move out there for with potentially having an (as-of-right) six-storey building going up.”

Salonen raised similar concerns about including policies that would encourage mid-rise developments along Waterloo Street in New Hamburg.

“The (official plan) policies set targets; they don’t do the zoning part, so there will be secondary component,” said Andrew Martin, the director of development services for Wilmot. “What it does is it signals direction to people for investment that these are the areas, if you’re thinking about building up, focus your efforts here. There is still a process to amend zoning, so there is still the public consultation to evaluate the appropriateness of the location (for a proposed development).”

“If we’re trying to strike a balance that saves farmland and allows growth, then we need to designate the areas where we want the growth to take place,” CAO Jeff Willmer added. “If you want to encourage investment, investors need certainty. If I want to come to Wilmot and build a six-storey building, show me where I can do that. Don’t tell me I have to go to a public meeting that’s got an angry gallery full of people saying that’s too much height. It’s within council’s control now to say, ‘This is the area we want you to invest, and you don’t have to come to a public meeting because the zoning and the official plan are already in place. Please come and develop here.’ ”

During the discussion on including policies that encourage mid-rise developments in strategic growth areas, Coun. Steven Martin noted he is fully in favour of encouraging higher-density housing options that fall in the missing middle of the housing spectrum. Apartment-style housing within walking distance of services and amenities, Martin said, allows older residents an opportunity to downsize while remaining in Wilmot Township. These types of developments would also be suitable for people who do not drive or own a vehicle, Martin added.

Development scenarios presented to council explored a range of density targets, including maintaining early-2000s development patterns, reflecting more recent subdivision densities and a proposed hybrid approach that balances intensification with new neighbourhood growth.

The preferred scenario presented by planning staff assumes approximately 20 per cent of new housing will be achieved through intensification within existing urban areas, with a density target of roughly 45 people and jobs per hectare in new neighbourhoods.

“I think we have to strike a balance between densities that use excessive amounts of farmland and, as well, have liveable villages and strike that balance,” Coun. Stewart Cressman said. “ … I was encouraged to see that 45 was the (density target). Developers have to respond to the market and determine what is selling. Building something that isn’t in demand is a precarious business to be in.”

“There’s a reason people move to rural townships because they want the space, they don’t want people on top of each other,” Coun. Harvir Sidhu added. “ … I think it is about striking a certain balance. Seeing the higher density on the main roads, on the regional roads of Snyder’s or Waterloo, I think, is a responsible way to go about it.

“ … Ultimately, we do have to push back on developers. I don’t sympathize with them; they make lots of money. Let’s be honest, there’s a reason they want higher intensification because it is the almighty dollar that they’re after. … I find this is striking some sort of a balance; it’s never going to be a perfect balance. Seeing as though (development is approved on a) case-by-case basis and it’s not a one size fits all, I am also encouraged to hear more from the community and what they have to say about it.”

Planners noted the township’s wastewater treatment capacity remains a key constraint on growth, meaning intensification and efficient use of existing serviced lands will be important considerations as the township plans for future development.

The March 23 meeting was intended to gather council input on preferred growth scenarios before planners begin drafting detailed policies and land-use schedules for inclusion in the draft official plan.

Once the draft policies and mapping are prepared, the township will undertake additional public consultation opportunities, potentially beginning next month, before presenting a draft official plan to council for consideration later this year.

The official plan will ultimately guide land use, housing supply, transportation planning and infrastructure investment in Wilmot Township over the coming decades, balancing projected population growth with the protection of farmland, natural heritage features and existing community character.