3.0 PLANNING EVALUATION

To determine the feasibility and appropriateness of the existing development, a comprehensive evaluation of the potential planning issues and impacts has been undertaken. The scope and level of detail of the planning evaluation has been based on:

• Provincial Policy Statement 2014;

• Official Plan policies and criteria;

• Zoning By-Law regulations; and

• Visual inspections of the site and surrounding lands.

Recognizing that overlaps exist between the various policies and criteria in the Official Plan, the approach used aƩempts to consolidate the relevant policies and criteria, and identify and evaluate the potential planning and land use related issues associated with the proposed residential development.

• 3.1 Provincial Policy Statement

  The Provincial Policy Statement (PPS) promotes the development of ‘Strong, Healthy Communities’ through the redevelopment of lands for an appropriate mix of uses, which includes industrial uses. The proposed uses must be “consistent with” the PPS and as a broad and general document, the applicants must, through analysis of the policies, determine how the proposed use is appropriate and advances the provinces’ interests. There are a number of sections of the PPS that apply to the proposed development.

  Our analysis suggests that the following policies of the PPS are relevant to the application:

  Policy 1.1.1, relating to sustaining healthy, liveable and safe communities;

  Policy 1.1.3, relating to seƩlement areas;

  Policy 1.2.6, relating to land use compatibility;

  Policy 1.3, relating to employment;

  Policy 1.6, relating to infrastructure and public service facilities;

  Policy 1.7, relating to long-term economic prosperity; and

  Policy 1.8, relating to energy conservation, air quality and climate change.

  These policies are included in Appendix A and will be referenced throughout the remainder of this report.

• 3.2 City of Windsor Official Plan

  The City of Windsor Official Plan sets general direction for the future paƩern of development envisioned for the City for a twenty year planning period. The subject site is designated ‘Industrial’ in the City of Windsor Official Plan (refer to Figure 2.0 - Existing Official Plan Designations). The Official Plan has general development policies within its primary Land Use Plan with respect to industrial and employment