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Development Applications

Below is a list of Active Development Applications in the City of Thorold. 

For more information, please contact us at planning@thorold.ca or 905-227-6613 ext 316.

Submission 1 demonstration plan

The purpose of this application is to change the zoning of the subject lands from Light Industrial (LI) in the 2140 (97) Zoning By-law to Single Detached (R1D), Townhouse (R3B), Private Street Development (R3D), Open Space – Parks and Recreation (OS1), Environmental Protection 2 (EP2), and Utility (U), subject to site-specific standards; and from Future Development (FD), Open Space Conservation (OS2) and Environmental Protection Two (EP2) in Zoning By-law 60(2019) to Single Detached (R1D), Townhouse (R3B), Private Street Development (R3D), Open Space – Parks and Recreation (OS1), Environmental Protection 2 (EP2), and Utility (U), subject to site-specific standards.

This is to facilitate the continuation of the build out of the Rolling Meadows Secondary Plan area, providing for residential dwelling units and community and open space uses.

Submission 1 Supporting Documents:

Submission 2 demonstration plan

Submission 2: In response to city and agency comments, the draft plan of subdivision was revised to include a 2.35-hectare stormwater management pond block, and a mid-rise development block along Upper’s Lane (the “revised proposal”). Due to the additions of these blocks, the revised proposal contemplates a total of 728 units, resulting in a net density of 32.1 units per net hectare. The revised proposal continues to provide 7 low-rise residential development blocks that will be designed through future site plan control applications, along with three new public streets, a public park block, and protected natural heritage area.

Submission 2 Supporting Documents

Key map

The purpose of this application is to change the zoning of the subject lands from Agriculture (A) to an Agriculture Special Exception (A-105) Zone in Comprehensive Zoning By-law 60 (2019) to facilitate the development of a Bridge Crane Building and to continue use of existing buildings for welding and fabrication. 

Supporting Documents:

This proposal seeks to add housing choice and diversity to the area with the development of 8 semi-detached and 2 single-detached dwelling units. The development proposal includes onsite stormwater management, a naturalized buffer to a drainage creek within the adjacent hydro corridor, onsite common amenity spaces, private rear yard amenity spaces and visitors parking.

 

Supporting documents:

The application proposes to permit an 86-unit residential plan of a subdivision on the property located on the south side of Barron Road, east of Centre Street and west of Allanport Road, in Allanburg, Thorold.

A mix of residential dwellings types is proposed, including 12 single detached dwellings, 10 semi-detached dwellings units and 64 street townhouse dwellings units for a total of 86 dwelling units. The development proposal includes a stormwater management pond and a combination of noise berm and wall to address Ministry of Environment, Conservation and Parks (MECP) noise mitigation requirements associated with the development adjacent to a railway that borders the west and southerly portion of the lands. 

A zoning by-law amendment is proposed to apply appropriate zone categories to facilitate the various forms of the residential dwelling unit types and provisions consistent with the City of Thorold Zoning By-law.

 

Supporting Documents:

The applications relate to ‘Upper’s Grove’, a site located within the Rolling Meadows Secondary Plan area in the City of Thorold, and are intended to bring forward the development of 344 residential units, parkland and connections to the wider community currently under development.

The proposed residential development is within the urban area and Designated Greenfield Area, providing for a density of approximately 60 people per hectare, contributing to the minimum density targets and population forecasts of the Niagara Region Official Plan and Growth Plan. The site is located within the Rolling Meadows Secondary Plan area (City of Thorold Official Plan), with the site identified for ‘Residential’ use within the Secondary Plan schedules.

 

Supporting Documents:

 

Resubmission:

In support of clearing draft plan conditions, QuadReal submitted a detailed design engineering submission in June 2023. This submission was circulated to several approval authorities, including the TransCanada Pipeline (“TCPL”). Due to the comments received on the circulation of the detailed design drawings, QuadReal is proposing minor revisions to the Approved Draft Plan. Specifically, these revisions are to address comments received from TCPL which state that no infrastructure (i.e., servicing connections, street
intersections, cul-de-sacs) can be located within a 7-metre setback from edge of the pipeline right-of-way. In this regard, the Approved Draft Plan will need to be revised to accommodate this setback to some proposed roads, curbs, and driveways. 

To address TCPL’s requirement, QuadReal is proposing modifications to the Approved Draft Plan that include the realignment of Street E and shifting Street B cul-de-sac to be completely outside the TCPL setback. Further modifications to the Approved Draft Plan are proposed to address TCPL setback limitations for dwellings on Street A and for lot efficiencies at the intersection of Street C and Street D. The proposed modifications result in a total of 324 residential units (the “Proposed Revisions”). 

The Proposed Revisions also require a Zoning By-law Amendment (“ZBA”) because of
the way the City structured the approved ZBA to align the zoning with boundaries of the
new lots created in the Approved Draft Plan. As such, a ZBA application is required to
implement the Proposed Revisions to the Approved Draft Plan.

 

Supporting Documents:

This application for a Zoning By-law Amendment (ZBA) has been submitted to rezone the subject lands at 2371 Merrittville Highway to a site specific Special Exception Specialty Crop Holding AS (H) to permit reduced Minimum Lot Area of 9.9 hectares and the existing use of a Speedway and the ancillary uses, buildings and structures currently existing on the property. These shall include administrative offices, customer viewing areas, speedway driver facilities, patron parking, driver overnight camping area, washroom facilities, small scale outdoor food and beverage structures, and limited small scale events.

Supporting Documents:

 

Submission 2: In response to comments made by City departments and agencies through the circulation process, the applicants submitted a second submission. 

Supporting Documents:

This application for a Temporary Use Zoning By-law Amendment has been submitted to permit the uses of a cricket field and a paint ball facility for 3-years at 2751 Thorold Townline Road. The subject lands are currently zoned Future Development (FD) and Environmental Protection 2 (EP2). These uses were previously permitted through a Temporary Use Agreement in 2014 and 2022 respectively and expired in 2025. In late 2025 the Niagara Cricket Club entered into a private leasing agreement with Walkers Aggregates Inc. for the lands south of 2571 Thorold Townline Road for the use of a cricket field in order to expand the cricket facilities.  

To facilitate the proposed expansion of Niagara Crickets' facilities, a Temporary Use Zoning By-law Amendment application has been submitted to permit the use of a Cricket field. These lands are zoned Future Development (FD).

Supporting Documents:

The subject lands are part of the Rolling Meadows subdivision, originally draft approved in 2007 and revised and approved in 2023 for Phases 17 to 21 and Block 1239. In 2023 Hydro One filed an appeal regarding easement encroachments, though the parties reached a settlement agreement, and a revised draft plan was prepared in May of 2025. The updated plan resolved the appeal, accommodates a future school site, provides for a Village Square within Block 1239 of phase 23, and addressed road network considerations. In order to comply with the OLT decision, this application for a Zoning By-law Amendment (ZBA) has been submitted to rezone the lands of Rolling Meadows Subdivision Phases 17 and 19-22.

Further to Phases 19-22, several lots within Phase 17 of the OLT-approved Draft Plan of Subdivision are also subject to this proposed Zoning By-law Amendment to correct an oversight in the 2023 Zoning By-law Amendment which addressed a lot frontage deficiency, where several lots in the approved zoning required a minimum 9.0 meter lot frontage, but only have a lot frontage of 8.2 meters.

Supporting Documents:

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Key map

The City of Thorold has initiated a Rezoning of the lands municipally known as 90 Hayes and a portion of 100 Hayes to change the zoning of the subject lands from General Industrial (M2) to a Site-Specific General Industrial (M2-XX) in the Comprehensive Zoning By-law 60(2019), with the intent to permit the use of an Intermodal Shipping Yard on the subject lands

The City has initiated this to support the future development of the Bioveld lands within the City of Thorold.

Supporting Documents:

Key map

The City of Thorold has initiated a Rezoning of the lands municipally known as 2575 Highway 20. In 2017 the City received a Site Plan Control Application at this site for the development of a 5-unit highway commercial / industrial structure with accessory shop. In 2023 the City received a Draft Plan of Condominium application for the subject lands and Draft Approval was granted November 21, 2023. 

The purpose of this application is to change the zoning of the subject lands from Agricultural Specialty Crop (AS) in By-law 60(2019) to Site Specific Specialty Crop (AS-XX) which reinstates the zoning provisions of the Highway Commercial (HCl) zoning from the previous Comprehensive Zoning By-law 2140(97). This is required to facilitate the issuance of occupancy permits for the remaining units in the existing structure, as result of the Site Plan process concluding prior to the adoption of the current Comprehensive Zoning By-law 60(2019).

Supporting Documents:

Below is a list of Previously Approved Development Applications in the City of Thorold. 

For more information, please contact us at planning@thorold.ca or 905-227-6613 ext 316.

The purpose of this application is to amend the Official Plan to a Special Policy Area that would allow for an increase in height, as well as change land use designations from “RM Highway Commercial”, “RM – Employment – Prestige Industrial” and “RM -Residential” to “RM-Residential”, “RM-Village Square Commercial” and “Open Spaces & Parks”. 

The Zoning By-law Amendment application seeks to rezone the site from ‘Highway Commercial’ and ‘Future Development’ to various residential zones, as well as mixed use commercial, open space and utility, subject to site-specific provisions. 

The proposal includes 76 new private development lots and blocks, which are anticipated to include approximately 2,062 residential uses in a mix and range of built forms, as well as new commercial uses, new public roads, and new public parkland. There is a proposed apartment structure in a stand alone mixed-use building, with approximately 4,556 square metres of commercial gross floor area.

Supporting Documents:

 

Resubmission: 

The proposed development has evolved to address comments received through the application process. An updated plan of subdivision, submitted September 2025, has been drafted and a revised concept plan has been prepared to indicate how the blocks and lots established through the subdivision could be developed. The development is anticipated to include approximately 2,036 residential units (comprised of single detached, townhouse and apartment units), approximately 8,130 square metres of commercial gross floor area, ten new public roads and one new public lane, as well as 1.374 hectares of new public parkland. The resulting estimated density of the gross site area is 175 people and jobs per hectare.

Supporting Documents:

Image taken from Updated Rendered Master Plan

Contact Us

3540 Schmon Parkway, PO Box 1044, Thorold ON, L2V 4A7

Phone: 905-227-6613

Email: contact@thorold.ca 

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