Discussion:

Provincial Policy Statement 2020

The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. In respect of the exercise of any authority that affects a planning matter, section 3(5) of the Planning Act requires that decisions affecting planning matters “shall be consistent with” policy statements issued under the Act.

Relevant PPS polices are contained within Appendix D. The following is an analysis regarding consistency of the requested zoning amendment with the PPS.

Intensification and Redevelopment

Intensification and redevelopment are overarching policy directions within the PPS. This is articulated in section 1.1, which is entitled: Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use Patterns. The PPS requires sufficient land be made available to accommodate growth through intensification and redevelopment (1.1.2).

This policy direction is echoed in PPS policies 1.1.3.2 and 1.1.3.3, which directs growth within settlement areas to be accommodated by intensification and redevelopment, taking into account the existing building stock and brownfield sites. Policy 1.1.3.4 encourages development standards that facilitate intensification and redevelopment.

The proposed redevelopment is consistent with the above referenced policies as it constitutes intensification under the PPS, would reuse an existing building, and redevelop a brownfield site.

Housing

The PPS also directs planning authorities to provide for an appropriate range and mix of housing options and densities. This is articulated in sections 1.1, 1.4, and 1.7. The proposed development would add to the range of multiple dwelling units within the surrounding area, in particular smaller units.

Optimizing Use of Existing Infrastructure

The PPS encourages intensification and redevelopment within areas that have existing services and infrastructure. In this regard, policy 1.6.3 (b) directs that “opportunities for adaptive re-use should be considered wherever feasible”. This direction is echoed in sections 1.6.6.1 and 1.6.6.2 which encourages the optimization of existing municipal sewage and water services.