3.0 Planning Evaluation

To determine the feasibility and appropriateness of the proposed 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:

Recognizing that overlaps exist between the various policies and criteria in the Official Plan, the approach used atempts 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 residential 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 healthy, liveable and safe communities;

Policy 1.1.3, relating to setlement areas;

Policy 1.2.6, relating to land use compatibility;

Policy 1.4, relating to housing;

Policy 1.5, relating to healthy, active communities;

Policy 1.6, relating to infrastructure and public service facilities;

Policy 1.6.6, relating to sewage, water and stormwater;

Policy 1.6.7, relating to transportation systems;

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

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