“If at first you don’t succeed, try, try again” appears to be Solmar Development Corp’s motto when it comes to the proposed Rand Estate development — but many Niagara-on-the-Lake residents remain firmly opposed.
More than 50 people attended a virtual open house hosted by the town on Tuesday, where Solmar presented its latest attempt to rezone land near the historic Rand Estate. Most participants expressed strong disapproval of the project.
“This is a precedent-setting event,” said Gracie Jones, one of the attendees.
Solmar is seeking to reclassify parcels of land at 200 John St. E. and 588 Charlotte St. from agricultural to low-density residential.
The plan includes, in principle, a private north-south road connecting to John Street, just east of the Rand Estate, with an emergency access point at Charlotte Street.
David Riley of SGL Planning and Design Inc. presented the application on Solmar’s behalf. He emphasized that the current submission is limited to future land use changes and does not include any immediate development plans.
A revised development application would follow “at a future date,” he said.
One triangular section of land currently zoned as agricultural would be brought in line with the urban boundary as defined by the Niagara Region’s official plan, Riley said.
Riley also cited the Ontario Land Tribunal’s final order in April, which he said permits the proposed changes related to the official plan. However, some residents challenged that interpretation.
Judy McLeod said the tribunal did not approve construction of a “panhandle road” — meaning, access to the planned development through building a road on a panhandle of land on 200 John St. E. — despite attempts to get it approved.
“When does no mean no?” she asked.
Town planner Aimee Aldermann, who led the meeting, confirmed the proposal met the requirements for a complete application and was therefore eligible to be presented.
Riley addressed earlier concerns raised by the land tribunal, including road safety.
He said the private road would feature a minimum nine-metre curb radius on both sides before meeting John Street.
He also noted a minimum 14.5-metre distance would be maintained between the western edge of the driveway at 210 John St. and the eastern edge of the pavement.
He added that the impact on trees and heritage property would be “considered” in future development plans.
Lyle Hall, chair of the Niagara Foundation, criticized this aspect of the project.
“(It would) result in the removal of a much larger number of the trees,” he said, referencing town heritage planner Denise Horne’s 2023 report and the tribunal decision.
Anne Halloven raised concerns about the planned emergency access point. She said the local fire department believed it was too narrow for emergency vehicles and widening it could mean damaging valuable heritage features.
Riley acknowledged some of those concerns.
“It would require some change,” he said, adding that those changes “would still be subject to approval” from the town.
He also confirmed that heritage permits would be required for any construction within designated heritage areas.
Solmar’s earlier attempts to develop the Rand Estate came with heavy criticism from both the town in 2023, with Horne’s report, and by the Ontario Land Tribunal last October.
The tribunal sent Solmar back to the drawing board to revise the parts of the plan it said needed to be re-evaluated.
Solmar appealed this decision, which was dismissed by the tribunal in a final order in April.
No planning approvals or heritage permits were granted to develop the estate or alter its heritage features.
The Rand Estate, also known as Randwood, is a historic property named after George Rand, who purchased the land in 1910.
A public meeting on the proposal will take place during the town’s planning committee of the whole on Sept. 9.
