identified various properties that are expected to be competitive to some degree with the proposed hotel on the subject site. Eight existing hotels are expected to compete with the proposed hotel on a secondary level and none on a primary basis.

• Noise Assessment Report, dated January 22, 2020, was prepared by Akoustik Engineering Limited. The report is a noise assessment for the proposed hotel located at 4100 7th Concession. The report assesses the environmental noise impact from nearby road and rail traffic as well as aircraft noise and concludes that the noise impact on the proposed development exceeds the limits set by the Ontario Ministry of the Environment, Conservation and Parks. The report provides the following mitigation measures: “the use of appropriate building material design (STC), the installation of heating components to accommodate air conditioning and warning clauses” as in Table 6 below. The report recommends approval of the development on the condition, with the understanding that the required noise mitigation measures are implemented.