agency of the government, including the Municipal Board (now the Local Planning Appeals Tribunal), in respect of the exercise of any authority that affects a planning matter, “shall be consistent with” Provincial Policy Statement.

According to subsection 3(6) of the Planning Act, comments, submissions or advice that affect a planning matter that are provided by the council of a municipality, a local board, a planning board, a minister or ministry, board, commission or agency of the government “shall be consistent with” Provincial Policy Statement.

2. PROVINCIAL POLICY STATEMENT (PPS) 2020

Provincial Policy Statement 2020 was issued under section 3 of the Planning Act and came into effect May 1, 2020. It replaces the Provincial Policy Statement issued April 30, 2014.

The Provincial Policy Statement provides policy direction on matters of provincial interest related to land use planning and development and sets the policy foundation for regulating the development and use of land in Ontario.

In analysing the subject zoning amendment, it is important to note that the impact of the amendment is solely on the lot size, not the use. The requested amendment is a redevelopment of the subject lands to permit the same single unit dwellings allowed already on the lands. In addition, a storm water facility is being accommodated to address climate change and potential environmental concerns. The amendment promotes residential intensification that helps minimize land consumption. Therefore, the following policies of the PPS 2020 are deemed relevant for this analysis, and have been considered:

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;

b) accommodating an appropriate affordable and market-based range and mix of residential types (including single-detached, additional residential units, multi-unit housing, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs;

c) avoiding development and land use patterns which may cause environmental or public health and safety concerns;

d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas;

e) promoting the integration of land use planning, growth management, transit-supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs;

f) improving accessibility for persons with disabilities and older persons by addressing land use barriers which restrict their full participation in society;

g) ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs;

i) preparing for the regional and local impacts of a changing climate.

With respect to 1.1.1(a) & (b) – This zoning by-law amendment facilitates the redevelopment of the subject land for low density infill residential development on lots that are already on a registered plan. The amendment promotes efficient development on the subject land and accommodates single detached dwellings. The lands within the immediate area accommodate a range and mix of residential, commercial, institutional, recreation, park and open space uses.

With respect to 1.1.1(c) & (d) – There are no known environmental or public health and safety concerns resulting from the proposed change of the use of the subject land to accommodate residential low density, low profile housing in the subject area. The subject amendment would facilitate the redevelopment of a vacant institutional land for an infill residential development within an established residential neighbourhood in the inner part of the City of Windsor