GSP Group has submitted an Official Plan Amendment, Zoning By-law Amendment and request for Modifications to a Draft Plan of Subdivision on behalf of the property owner, Thomasfield Homes, for the lands located at 2699 Victoria Street North and Greenhouse Road (Block 124 Plan 58M657).
The subject lands comprise two parcels in the Township of Woolwich: the smaller parcel, legally described as Block 124 Plan 58M657, has an area of approximately 1.03 hectares is vacant of any structures and is located on the easterly side of Greenhouse Road, while the larger parcel known municipally as 2699 Victoria Street North, has an area of approximately 42.05 hectares, of which approximately 20.76 hectares are proposed for development, and contains a single detached dwelling.
Development proposed for the larger parcel will comprise approximately 545 – 627 dwelling units of various types and sizes (including single detached, townhouses and apartment dwellings), as well as 4 mixed-use buildings containing a total of 1,400 square meters of commercial floor area. The smaller parcel is proposed to be developed with 52 stacked townhouse dwelling units.
The development will also include a stormwater management facility, a park /open space area and a natural heritage / wetland feature. Access to the larger parcel will be via Victoria Steet North and Kramp Road and the smaller parcel will have 2 access points onto Greenhouse Road.
Proposed Official Plan Amendment
The lands are currently within the Breslau Settlement Boundary and designated a combination of Employment Land I and Employment Land II, Open Space / Recreation and Environmental Protection with site specific policies as set out in Section 7.26.10.1 (Site Specific Policy Area 1 – Hopewell Crossing Mixed – Use) in the Township Official Plan. The Official Plan Amendment application proposes to redesignate the subject lands to conform with the designations shown on the Preferred Land Use Plan for the Breslau Settlement Plan as endorsed by Council in February 2025 as follows:
changing the portions of the Subject Lands currently designated as “Employment Areas” to “Residential Neighbourhoods”;
changing the blocks currently designated “Employment Land I” to “Medium/High Density Residential” (except for the southeasterly corner of current Block 56, which is to be re-designated as “Low/Medium Density Residential”);
changing the blocks currently designated “Employment Land II” to “Low/Medium Density Residential”; and
adding the additional roads proposed through the modifications to the Draft Plan.
In addition to these changes to the Official Plan schedules, the proposed amendment will amend certain site-specific provisions that apply to the Subject Lands, as outlined in the applicants Planning Justification Report.
Proposed Zoning By-law Amendment
The property is currently zoned Employment EM-5, Employment EM-6 and Open Space O-2 with site specific provisions and a holding provision. The applicant is proposing to amend some elements of the site specific and holding provisions as detailed in their Planning Justification Report.The Zoning By-law amendment will also establish the following zones:
- Residential R-5A for single detached dwellings;
- Residential R-6A for street townhouses;
- Residential R-6A with aholding provision for stacked townhouses;
- Mixed Use MU-2 with a holding provision for 4 four-storey mixed used buildings; and
- Open Space O-1 for park and open space blocks.
The stormwater management facility and wetland areas will retain the current Open Space O-2 zoning.
Proposed modifications to Approved Draft Plan of Subdivision
The applications of a proposed Official Plan and Zoning By-law Amendments are proposed to be implemented through modifications to the existing Draft Plan of Subdivision 30T-11701 which will need to be presented at a future undetermined date at this time to the Ontario Land Tribunal for approval. The proposed modifications to the previously approved Draft Plan of Subdivision are detailed in the applicants Planning Justification Report.
The applicant has submitted the following documents / studies in support of this application which can be viewed in the Documents tab:
• Chloride Impact Assessment, prepared by C.F. Crozier & Associates Inc. (“Crozier”) and dated May 8, 2026;
• Draft Plan of Subdivision, showing requested “red-line” modifications, prepared by GSP Group;
• Environmental Impact Study, prepared by Natural Resource Solutions Inc. (“NRSI”) and dated January 2026;
• Functional Servicing & Preliminary Stormwater Management Report, prepared by Crozier and dated February 2026, accompanied by updated figures (Preliminary Site Servicing Plan, Preliminary Grading Plan, Pre-Development Drainage Plan, Post-Development Drainage Plan, Preliminary Sanitary Drainage Plan, Erosion & Sedimentation Control Plan, Cut-Fill Heat Map, Stormwater Management Facility Plan, and Concept Plan) prepared by Crozier and dated March 2026;
• Geotechnical Investigation, prepared by Peto MacCallum Ltd. and dated April 8, 2011;
• Supplementary Geotechnical Investigation, prepared by Peto MacCallum Ltd. and dated April 25, 2017;
• Hydrogeological Site Assessment, prepared by Peto MacCallum Ltd. and dated April 15, 2011;
- Hydrogeological/Ground Water Monitoring Report, prepared by BluMetric and dated January 2026;
• Noise Feasibility Study, prepared by HGC Noise Vibration Acoustics and dated May 20, 2026;
• Planning Justification Report, prepared by GSP Group and dated June 2026;
• Stage 1 and 2 Archaeological Assessment, prepared by Golder Associates and dated February 2011;
• Topographical Survey, prepared by Van Harten Surveying Inc.;
• Transportation Impact Study, prepared by Paradigm Transportation Solutions Limited and dated June 2026; and
• Tree Protection Plan, prepared by NRSI and dated January 2026.
