Huycks Bay Estates is a 39-hectare property, currently designated Shoreland under the Official Plan, and zoned Rural 2 (RU2) and Environmental Protection (EP). 

Approval of an application to build a subdivision on it will require rezoning the RU2 lands to Rural Residential 2, and redrawing the EP borders to include a 30-metre buffer. 

The property has already undergone two severance applications, one of which was approved and the other denied, resulting in 7 subdivision lots.

Before a Statutory Public Meeting last month, the decision was updated to approve the second severance, creating 8 lots. 

“There was an issue with the water quantity, which has since been resolved,” said Ray Essiambre, President and Principal Planner at RFA Planning.

“It does not include any of the wetland in the area to the north,” he added. 

An environmental impact study completed by GHD in May 2021 found that the area contains significant and rare wildlife habitats. It is a nesting area for snapping turtles and midland painted turtles.

GHD recommended a 30-metre buffer between the wetland and the subdivision.

Because the application came forward in 2021, just shy of the introduction of the current OP, it is still being reviewed under the 2006 OP and the environmental policies within it. 

“Doing this under the 2006 Official Plan undermines the current shoreland designations, the natural core areas designations, and the environmental protection provisions created in the Official Plan, which is very forward thinking and progressive land-use planning,” said Luke Ridgway, a board member on the South Shore Joint Initiative.

“If this proposal were to be reviewed under the 2021 Official Plan, as it should be, the buffer, at minimum, would be 50 metres if it wasn’t a significant wetland.”

Mr. Ridgway argued that the buffer should be 120 metres to follow current Official Plan guidelines for distance from a provincially significant wetland, or an unevaluated wetland with provincially significant characteristics. 

Seven nearby residents also came out to raise concerns about the subdivision, particularly the draw on water during the dry season. 

“This current drought is a sign of future droughts to come,” said Gregor Stuart. He noted that while his well has run low in the six years he’s lived on Huycks Bay Road, this summer was the first time it ever ran dry.

“It’s going to get worse and my neighbours and I have no recourse if our wells run dry.”

Others noted the incongruity of building a subdivision in an area prized for its rural character and agricultural uses.

Nearby resident Barry Pinsky noted that the Provincial Policy Statement directs rural settlement to maintain rural character and to avoid creating “an overcrowded and suburbanized countryside.”

Councillor Kate MacNaughton echoed this point, noting the proposal, “does not meet the instructions for the Provincial Planning Statement, which tells us to direct rural housing to rural settlement areas. That doesn’t include rural subdivisions.”

“Hyucks Bay doesn’t strike me as much of a settlement area,” she added.

“We’ve always been an agricultural community. I do share the thoughts that came forward this evening and you have my support when it comes up,” said Councillor Chris Braney.

The application comes for decision at a future Planning and Development Committee meeting.