2. PROVINCIAL POLICY STATEMENT (PPS 2014)

When reviewing a planning application to determine if the requested Zoning Bylaw Amendment (ZBA) makes sound planning, it is imperative that the proposed development is consistent with the Provincial Policy Statements (PPS): “The Provincial Policy Statement provides policy direction for appropriate development while protecting resources of provincial interest, public health and safety, and the quality of the natural environment. It (PPS) recognizes that the wise management of development may involve directing, promoting or sustaining growth. Land use must be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient development patterns."

“Section 1.1.1 Healthy, liveable and safe communities are sustained by:

a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term;

COMMENT:

The building at 3493 Sandwich is existing with full municipal service connections. The main floor commercial units have been vacant for a number of years. The second floor residential apartments have existed for over 50 years and require upgrading.

Very few modifications are required to the exterior of the building to accommodate the requested inclusion of additional residential units on the main floor.

The inclusion of an additional 2 residential units will result in an efficient and effective utilization of a building that has been experiencing vacancies for a number of years. In my professional opinion, the adaptive re-use makes sound planning.

The neighbourhood is a mix of residential uses and commercial uses along Sandwich St. The existing commercial uses are quiet and will not have a negative impact on the proposed residential conversion. The conversion to proposed residential main floor will not have a negative on adjacent residential multiplex or other residential uses in the neighbourhood.

Permitting residential use on the main floor, resulting in a small scale, low profile residential building will support the initiative of sound development, adaptive re-use and rejuvenation of existing buildings within the City. In my professional opinion, the adaptive re-use of the existing building supports the sustainability and rejuvenation of the existing building and neighbourhood.