Current Development Applications

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:

• Planning Rationale
• Archaeological Assessment
• Archaeological Assessment Supplementary Documentation 
• Archaeological Registry Letter
• Architectural Package
• Civil Drawings
• Draft Plan of Subdivision
• Environmental Impact Study 
• Environmental Site Assessment Phase 1
• Environmental Site Assessment Phase 2
• Functional Servicing Report
• Geotechnical Report
• Illumination Concept
• Landscape Concept
• Noise Impact Study 
• Shadow Study 
• Stormwater Management Report
• Transportation Impact Study
• Wind Study

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:

• Cover Letter
• Draft Plan of Subdivision
• Functional Servicing Report
• Land Use Compatibility Report
• Planning Addendum
• Stormwater Management Report
• Traffic Impact Study

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:

• Cover Letter
• Planning Justification Report
• Site Plan
• Archeological Assessment

This proposal seeks to add housing choice and diversity to the area with the development of 15 townhouse 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:

• Site Plan
• Functional Servicing Report
• Phase One Environmental Site Assessment
• Phase Two Environmental Site Assessment
• Noise and Vibration Control Feasibility Study 
• Planning Justification Report

Barron Heights - Zoning By-law Amendment and Draft Plan of Subdivision

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:

• Cover Letter
• Planning Justification Report
• Functional Servicing Report
• Vibration Report
• Noise Control Feasibility Study
• Phase One Environmental Site Assessment

Upper's Grove - Zoning By-law Amendment and Draft Plan of Subdivision

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:

• Environmental Impact Statement
• Functional Servicing Report
• Planning Justification Brief
• Stage 1 and 2 Archaeological Assessment
• Stage 3 Archaeological Assessment
• Stage 4 Mitigation of Impacts
• Traffic Impact Study

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:

• Cover Letter
• Planning Justification Letter
• Technical Servicing Brief 

2371 Merrittville Highway - Zoning By-law Amendment

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:

• Planning Justification Report
• Cover Letter