On-Going Planning Projects

a man drawing a site plan with colors

Find below on-going site-specific applications for draft Plans of Subdivision, Official Plan and Zoning By-law amendments, and others draft plans.


Plan 217 MPLAN 100 - Longueuil  (COLACEM)
SPA-2022-02 | Site Plan Agreement

Status: Under revision

Summary

On January 24, 2017, the Township of Champlain Council received a combined planning report for the Colacem Canada Inc. application for an Official Plan Amendment (OPA) and Zoning Bylaw Amendment (ZBLA). The planning report recommended policy and land use approval. Township of Champlain Council refused the application by Colacem Canada Inc. to amend the Zoning By-Law 2000-75 citing concerns for visual pollution, air pollution, noise pollution, incompatibility of land use and potential loss of property value. On June 14, 2017 the Council of the United Counties of Prescott and Russell (UCPR) adopted the Official Plan Amendment in favour of Colacem Canada Inc. 

The Township of Champlain’s decision regarding the Zoning Bylaw Amendment was appealed by Colacem Canada Inc.  The UCPR decision to amend Official Plan was appealed by Action Champlain.  The Township of Champlain requested the Official Plan Amendment Appeal and the Zoning Bylaw Amendment Decision Appeal be heard at a consolidated appeal hearing. 

The Appeal was heard by the Local Planning Appeals Tribunal (LPAT) in November 2020.  The Township of Champlain registered as a “Participant” to the hearing and submitted a Participant Statement that was taken into consideration by LPAT.

On April 12, 2021 LPAT-(now the Ontario Land Tribunal)  issued a decision for Case Number PL170756 Colacem Canada Inc.  The order was issued as follows without conditions.  Attached to the decision was the final version of the amending zoning by-law.

  • [255] THE TRIBUNAL ORDERS that the appeal by Action Champlain is dismissed and Amendment No. 30 to the United Counties of Prescott and Russell Official Plan is approved.
  • [256] THE TRIBUNAL ORDERS that the appeal by Colacem is allowed and By-law No. 2000-75 is amended in the manner generally set out in Attachment 1 to this Order.  The Tribunal authorizes the municipal clerk to assign a number to this by-law for record keeping purposes.

The decision of LPAT was appealed to Divisional Court (a branch of the Superior Court of Justice of Ontario) by Action Champlain. Divisional Court refused the appeal on June 30, 2021.

In accordance with the order issued by the Local Planning Appeals Tribunal, the Zoning By-law Amendment for Colacem Canada Inc. is final and has been assigned the following number - By-law 2021-67 and approval date - April 12, 2021.

On September 9, 2021, Council requested the Ministry of the Environment, Conservation and Parks (MECP) to rescind its Environmental Compliance Approvals for Colacem Canada Inc and required a new Environmental Impact Assessment based on the combined impact of the Cement Plant and Quarry Operations. Council of the United Counties of Prescott and Russell supported the request of the Township of Champlain to the MECP on October 27, 2021.

On January 6, 2022, Champlain Council received a letter from David Piccini, the Minister of the Environment, Conservation and Parks, stating the ministry’s Cornwall Area Office will enforce all the terms and conditions in the Environmental Compliance Approval received in June 2016 to ensure that the Colacem cement plant will be constructed, operated and maintained in accordance with the ECA, but will not conduct a new Environmental Impact Assessment. They argued that the ECA was approved in October 2019 following a thorough technical review of the proposal, which included all technical reports submitted with the application and supporting information, including the combined impact of the cement plant and the adjacent quarry operation. The ECA was issued after the ministry confirmed that the proposal followed ministry procedures to show compliance with all applicable requirements, including air discharge requirements in Ontario Regulation 419/05: Air Pollution – Local Air Quality.

Planning Applications

An Official Plan Amendment (“OPA”) was submitted to the United Counties of Prescott and Russell (“UCPR”) to re-designate the Subject Lands from Rural Policy Area to Trade and Industry Policy Area.  Furthermore, a Zoning By-law Amendment (“ZBA”) was submitted to the Township of Champlain to rezone the Subject Lands from Rural Zone (RU) to Industrial Heavy – Special Exemption Zone (MG-3) and Industrial Heavy – Special Exemption Zone (MG-4) back on June 10, 2016.  The site known as Lot 217, Plan M100, County Road 17, Township of Champlain.

LPAT Hearing

The Official Plan Amendment and Zoning By-law Amendment was subject of a Local Planning Appeal Tribunal (LPAT) hearing in 2020 (PL170756).  On April 12, 2021, the Tribunal decided to approve these by-laws.  The key conclusions of the Tribunal are found in paragraphs 253 and 254 of its decision:

The Tribunal finds that the Planning Applications are consistent with the PPS.  In particular, the Tribunal finds that the Plant has been planned to avoid, wherever possible, adverse effects and, where impossible, has been planned to mitigate and minimize potential adverse effects.

The Tribunal is satisfied that there is substantial evidence supporting the proposition that the Plant has been planned to ensure appropriate land use compatibility and the prevention or mitigation of any potential adverse effects in accordance with provincial standards and requirements.

The lands have been designated “Trade and Industry Policy Area” in the Official Plan of the United Counties of Prescott and Russell (UCPR) and zoned “Industrial Heavy MG-3 and MG-4” through a site-specific zoning by-law approved by the Tribunal.

Pre-Consultation

A pre-consultation meeting was held on August 18, 2021, to discuss the site plan proposal with Township and UCPR staff and identified the submission requirements for a complete application.

Submission

An application for Site Plan Control was submitted on July 4, 2022 for the development of the Plant. 

Complete Application

In accordance with Planning Act subsection 41 (3.6) the plan and drawings and the information and material provided in support of the Site Plan Control application have been reviewed and the application was deemed complete on July 26, 2022.  These materials include:

  • Completed Application Form and Payment of Fees
  • Parcel Register
  • Stormwater Management Report
  • Survey Plans
  • Site Plan
  • Grading Plan
  • Site Servicing Plan
  • Landscaping Plan
  • Lighting Impact Study
  • Sound and Vibration Study
  • Architectural Elevations

The application has been placed on circulation to internal and external agencies for a 30-day review period.  Following circulation, a list of comments will be provided to the applicant for them to address.  A revised comment due date will be provided once a re-submission is received.  In accordance with Planning Act subsection 41 (12), the municipality has 60 days from the date the submission was deemed complete to approve the plans or drawings (delays in re-submission might affect this timeline).

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