Is the Study Area already designated for employment uses?

    Yes, the Study Area is designated “Urban Area” with an “Employment Area” overlay in the Regional Official Plan and “Phase 2B Employment Area” in the Town’s Official Plan which will be developed for prestige industrial uses to the 2031 horizon. The Study Area is also recognized as provincially significant employment lands by provincial policy.

    Why do the subject lands require a Secondary Plan?

    The Region and Town Official Plans require preparation of Secondary Plans for any development in the Study Area.  Secondary Plans must reflect the general policy context including creating efficient land use and development patterns.

    Is the Natural Heritage System (NHS) identified in the Study Area? How does this impact the area and the project?

    Yes, it is identified in both the Regional and Town Official Plans and while it may be refined through further study, its ongoing protection is required by Provincial, Regional and Town policy.

    How is the Premier Gateway Phase 2B Project different than the Premier Gateway Phase 1B Project?

    The Premier Gateway Phase 1B Project started in 2015 to develop land use designations and policies for the Phase 1B Employment Area in Halton Hills, which is located north of Steeles, between Sixth Line and Eighth Line, and identify the location of up to 75 hectares of land to be designated for employment and added to the Premier Gateway Employment Area. On June 11, 2018, Council for the Town of Halton Hills adopted by by-law, Official Plan Amendment No. 30Official Plan Amendment No 31A and Official Plan Amendment No. 31B regarding the Premier Gateway Phase 1B Secondary Plan. The Notice of Adoption was completed on June 20, 2018. The Secondary Plan is currently under review and awating Regional Approval .

    The Premier Gateway Phase 2B Project started in the spring of 2020 to develop land use designations and policies for the Phase 2B Employment Area in Halton Hills, which is located north of Steeles, between Tenth Line and Winston Churchill. A Scoped Subwatershed Study and a series of other background studies will be prepared to better understand the opportunities and constraints to development in the area. The Project is expected to be completed by Winter 2022.

Virtual Open House Q&A

    The corner of Eighth Line and Steeles Ave includes two cemeteries — what is the plan to keep the lands intact?

    The cemetery at the northwest corner is located in the Phase 1B Secondary Plan Area and has been identified for protection. The cemetery at the northeast corner is listed on the Town’s Heritage Registry. It will be addressed through the Cultural Heritage Impact Assessment and will be protected through this Secondary Plan process.

    Are the lands already designated for employment

    Yes, the lands are designated Phase 2B Employment Area in the Town’s Official Plan, except for the lands identified as Greenlands Area. The Study will provide more detail around the employment land use designations and provide direction for future employment development.

    How is the Premier Gateway Phase 1B project different from the Phase 2B project?

    The Phase 1B Secondary Plan was started in 2015 and adopted by Council in 2018 and has undergone the same process that Phase 2B will be undertaking. It applies to a different area of land which is located north of Steeles Ave between Sixth Line and Eighth Line. It also includes the identification of an additional 75 hectares of land to be designated employment and added to the Premier Gateway Area. The Phase 1B Secondary Plan is at the Region of Halton for approval now.

    How is the GTA West Corridor being addressed in this new secondary plan?

    It is very prominently located in the study area. From a land use perspective, it affects the lands available for development and the configuration of the study area. From a transportation perspective, the presence of a higher order freeway improves access, but there are consequences to that. Access to the highway will only be from controlled access interchanges and it poses a consideration for design of the transportation network that will serve the study area. We are taking it into consideration with the future forecasting and addressing access through this process.

    What, if any, measures will be taken to transition into low carbon emissions from the expected industrial and commercial development? I ask this, as our commitment to the Paris Accord cannot be met, if we carry on with “business as usual”.

    From the Scoped Subwatershed Study perspective, the study will establish the natural heritage system which includes a system of core areas and linkages that contribute to reduce our carbon footprint. In addition, the Town has undertaken a number of initiatives to deal with sustainable development and recognize the impact of development on the community and our changing climate. The Town’s Green Development Standards are designed to maximize development’s positive attributes, while minimizing potentially negative impacts by putting in place a set of criteria that are anticipated to materialize in more sustainable, high-performance and efficient development. The first iteration of the Green Development Standards was developed in 2010 and was expanded in 2014. The Town is currently developing the third generation of standards which would apply to development within this area.

    It may be too early in the study to know, but is the Engineering Department reviewing the extension of municipal servicing along Steeles Avenue under the study for the GTA West corridor?

    It is a bit early in the process. Those services are under the jurisdiction of the Region of Halton and we are following along with them. Through the study we are going to be looking at what the needs are in the study area and will be talking with the Region about what those services are and what expansion is required. There are some capacity issues that have been identified and will have to be fleshed out through this process.

    What factors are considered/required for the three residential areas in the study area to be identified as such?

    The Official Plan recognized those three areas as a concentration of residential uses and we know going forward that those existing residential uses have to be taken into consideration. The clusters recognize that there is a grouping of residential uses, but any residential use will need to be taken into consideration in terms of noise and air quality to address mitigation and buffering measures. As we develop land use plans, we can prepare more detailed plans that address how to protect those areas. There will also be policies in the Secondary Plan which state that when a proposal comes forward to build a specific industry and therefore the type of facility and its traffic generation is known, then site specific studies must be undertaken to address impacts from it and mitigation measures.

    Specifically, what are the historic sites in the study area?

    One site is the cemetery at the north east corner of Steeles Avenue and Eighth Line and the other is the farm at the north east corner of Steeles Avenue and Ninth Line. There will be an additional study that will look at those sites as well as the entire study are to determine if there are any others.

    To what degree will landowners have a say in zoning bylaws?

    This is a public process so as we move forward, we encourage all landowners to take part in it. As we get further into the study, in Phase 5 there will be the actual draft Zoning By-law prepared that will be available for review and comment. Throughout the process if there are issues or concerns that landowners have then we strongly encourage them to give us that input early on. At the end of the process, before Council adopts the zoning changes, there will be a statutory public meeting and there is an opportunity to make a presentation to Council and provide written submissions to Council and the consulting team.

    Does the Town have an idea of when this Master Plan is targeted for completion — which could provide a better sense of the water storage issue?

    It is only identified as a potential deficiency at this time. The Study team is undertaking the functional servicing study as part of Phase 3 and will be liaising with the Region on it, and that is when we will start to have a better understanding of the issue. The Region’s Water and Wastewater Master Plan is being done as part of their Municipal Comprehensive Review, which will look at long-term growth throughout the Region so that is contingent on the Region’s timing. The Town is working with the Region on the Regional Official Plan review and will provide input to that process.

    When can we expect high speed internet on Hornby Road — is there a timeline?

    Network connectivity and infrastructure are the responsibility of private service providers. For information about network infrastructure upgrades in the area, please contact your local internet service provider.