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Current Subdivision Applications

Home...Planning and Development ServicesCurrent Planning ApplicationsCurrent Subdivision Applications
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Aerial view of a subdivision

The below subdivision planning applications are updated once a month and may not include all active applications. Please contact the Planning Division for questions about a specific property or if you would like to file an appeal for any of the applications.

If you need an accessible version of one of the forms below, please contact the Planning Division.

Subdivision Applications

SU01/2019 - Mason Homes Phase 5

Applicant

AON Inc., 2107401 Ontario Inc., Penryn Park Estates Inc. and Penryn Mason Homes Inc.

Purpose of application

Development of a residential subdivision on the subject lands. Refer to 'Status Updates' below for more information.

Feedback

To provide feedback on this application or for questions, please email us or call us at 905-885-2431.

 Subject lands map

 Subject lands map of proposed subdivision south of Strachan Street and West of Victoria Street South

Status Updates

October 2023 Update

The Tribunal held a Settlement Hearing on Sep 7 and 8, 2023 with regard to

Phase 2 of an appeal for non-decision by the Municipality of applications for an Official Plan Amendment Zoning By-law Amendment and a Draft Plan of Subdivision to facilitate a development proposal for the lands known locally as Phase 5B of the Lakeside Village Development.

In the lead up to the hearing the Applicant and the Municipality had entered into Minutes of Settlement dated July 5, 2023 setting out the proposal of a residential plan of subdivision on the Subject Lands, comprised of a total of 101 residential units, a 0.057  ha Parkette, a 0.03 ha Open Space Block, a 0.029 ha Future Residential Development Block, 0.3 m Reserves, as well as streets and lanes. The 101 residential units consist of 43 rear-lane townhouse dwellings and 58 single-detached dwellings on various types and sizes of lots.

The Tribunal allowed the appeals in part, approved the Draft Plan, the Official Plan Amendment, the Zoning By-law Amendment and the Conditions of Draft Plan Approval, all as set out in the Minutes of Settlement and attached to the order. Additionally, the Tribunal delegated authority to the Municipality for the clearing of the Draft Plan Conditions of Approval relating to Phase 2.

READ THE FULL OLT DECISION

August 2023 Update

At their meeting on Tuesday, August 1, 2023, Municipality of Port Hope Council announced that a settlement has been reached regarding Phase 2 of OLT File OLT-22-003126 (also referred to as Phase 5B Lands) of the Penryn Mason Homes subdivision development. This area is commonly referred to in the community as “the woodlot”.

Proposed Minutes of Settlement were presented at a previous closed session of Council, which was a result of extensive negotiations by municipal staff and legal counsel at the direction of municipal Council.

At the closed session on August 1, 2023, Council gave municipal legal counsel direction to sign the Minutes of Settlement and the planning instruments described below:

  • Draft Plan of Subdivision – Appendix A;
  • Official Plan Amendment (OPA) – Appendix B;
  • Zoning By-law Plan Amendment (ZBA) – Appendix C;
  • Draft Plan Conditions – Appendix D;

Legal counsel and municipal staff were also directed to attend the Ontario Land Tribunal (OLT) hearing date on September 7, 2023. At that time the proponents’ experts will be presenting evidence in support of the settlement to seek approval of the planning instruments by the OLT.

Below are the call-in details regarding the September 7, 2023 video hearing:

Go To Meeting: https://global.gotomeeting.com/join/638422541

Audio-only telephone line: 1-888-299-1889 OR +1 (647) 497-9373

Access code: 638-422-541

For additional information or questions concerning this OLT Appeal, please contact the Tribunal Case Coordinator, Ben Bath, or visit the OLT website.

 February 2023 

Following the Case Management Conference (“CMC”) conducted by video on Wednesday, June 22, 2022 at 10:00 a.m. regarding Phase 2 of OLT File OLT-22-003126, formerly PL200619 and its related files, the Municipality of Port Hope has received a written Decision from the Ontario Land Tribunal (OLT), formerly Local Planning Appeal Tribunal, (“Tribunal”). Attachment 1 of the OLT Decision includes the Procedural Order that governs and sets out timelines for the hearing. Key dates include:

i.          Witness Lists exchanged: April 14, 2023

ii.          Expert Meeting deadline: June 2, 2023

iii.          Witness Statements Due: July 14, 2023

iv.          Participant Statements Due: July 25, 2023

v.          12-day Hearing (by video): August 28 through September 15 (excluding Sept 4, 11 and 12):

GoTo Meeting: https://global.gotomeeting.com/join/638422541

Audio-only telephone line: 1-888-299-1889 OR +1 (647) 497-9373

Access code: 638-422-541

Attachment 3 of the Order provides the agreed Issues List by the four parties outlined on the Attachment 2.  Please refer to the OLT Decision for further details. 

For any additional information or questions concerning this OLT Appeal or the hearing, please contact the Tribunal Case Coordinator: Ben Bath at Ben.Bath@ontario.ca or the OLT website.

May 2022 - OLT Appeal
Case Management Conference (“CMC”) by video
Case Name: 2107401 Ontario Inc. Et Al v. Port Hope (Mun.)

The Municipality of Port Hope has received formal notice, that the Ontario Land Tribunal (OLT), formerly Local Planning Appeal Tribunal, (“Tribunal”) will conduct a Case Management Conference (“CMC”) by video on Wednesday, June 22, 2022 at 10:00 a.m. regarding Phase 2 of OLT File OLT-22-003126, formerly PL200619 and its related files.

Please refer to the OLT CMC Notice for further details. This Notice provides details for the meeting, video participation details as well as CMC and tribunal rules. It sets out specific time frames and deadlines for all aspects of this CMC. It also describes document submission requirements, preliminary issues that will be addressed at the CMC and other directions.

As per the instructions from the Tribunal, the sole responsibility for providing notice of the CMC lies with the solicitor for the Appellant, in accordance with OLT’s Notice of Direction – Case Management Conference. 

Persons other than the appellant/applicant, municipality who wish to participate in the proceeding, either as a party or as a participant, are required to file a Party Status Request Form or Participant Status Request/Participant Statement Form with the assigned Tribunal Case Coordinator to outline their interest in the proceeding.

Party or participant status request 

The Party Status Request Form and Participant Status Request/Participant Statement Form are available on the Tribunal’s website and are to be used to assist with the preparation of the request. If you are requesting status, this form must be provided at least 10 days in advance of the CMC to:

  • The assigned Tribunal Case Coordinator Ben Bath at Ben.Bath@ontario.ca.
  • The municipality and/or the approval authority on the same day as it is emailed to the Case Coordinator.
  • The Applicant and the Appellant(s) on the same day as it is emailed to the Case Coordinator.

The contact information for the parties is included in Schedule A of the OLT CMC Notice.

For any additional information or questions concerning this OLT Appeal or CMC, please contact the Tribunal Case Coordinator: Ben Bath at Ben.Bath@ontario.ca or the OLT website.

June 11, 2021 - LPAT Decision 

The Tribunal held a Case management Conference (CMC) on May 28, 2021 with regard to a development proposal for the lands known locally as Phase 5 of the Lakeside Village Development which proposal sought an Official Plan Amendment, a Zoning By-law Amendment, and a Draft Plan of Subdivision.

In the lead up to the CMC, the Applicant and the Municipality had entered into Minutes of Settlement that proposed to phase the appeal process into 2 phases. Phase 1 would exclude from consideration of the woodlot and its buffer known as Block 272, and Phase 2 would deal with Block 272 but Phase 2 was requested to be adjourned sine die to enable further studies to be completed.

The Tribunal found that a phased approach is appropriate in these circumstances, as it separates the contested woodlot as found in Block 272 from the balance of the Subject Lands and does not prejudice the consideration of Block 272 at a later date.

The Tribunal allowed the appeals in part, approved the Draft Plan in principle subject to receiving the final version of the Draft Plan (lot 138), approved the Official Plan Amendment, the Zoning By-law Amendment, and the Conditions of Draft Plan Approval, all as set out in the Minutes of Settlement and delegated authority to the Municipality for the clearing of the Draft Plan Conditions of Approval relating to Phase 1.

The Tribunal adjourned Phase 2 of the hearing sine die (without a future date designated) and provided further directions as noted in the Decision.

Read the full LPAT Decision

May 19, 2021 - Proposed LPAT Minutes of Settlement
This Planning staff update concerning SU01-2019 Mason Homes Phase Subdivision Applications contains the following information:

The proposed Minutes of Settlement of LPAT Appeal (Case #PL200619) submitted and signed by the legal counsel of the Applicant/Appellant* to the Municipality. During a closed meeting on May 18, 2021, Council approved the Minutes of Settlement and directed the Municipal solicitor to sign them. The Mayor then publicly reported on this direction at the open Council session, which immediately followed.

* (Includes: AON Inc., 2107401 Ontario Inc., Penryn Park Estates Inc. and Penryn Mason Homes Inc.)

As a result of the appeal, the final decision on the applications now rests exclusively with LPAT and therefore is considered to be a matter “before the courts”. As of December 22, 2020, Council no longer has a decision-making power with respect to the Applicant/Appellant’s planning applications.

The proposed Minutes of Settlement represent a legal agreement between the Appellant and the Municipality (herein, the “Parties”) that sets out terms and conditions whereby both parties mutually agree to seek approval from LPAT for the development of a portion of the Phase 5 lands, save and except for Block 272.

The Minutes of the Settlement includes the following planning instruments:

  • Revised Draft Plan of Subdivision (April 9, 2021) – Appendix A;
  • Official Plan Amendment (OPA) – Appendix B;
  • Zoning By-law Plan Amendment (ZBA) – Appendix C;
  • Draft Plan Conditions – Appendix D;

The signed Minutes of Settlement will be forwarded to LPAT for consideration at their Case Management Conference (CMC) on May 28, 2021. At direction of Council, the municipal solicitor and municipal staff will attend the CMC to support the settlement and the approval by LPAT of the above referenced planning instruments.

A comprehensive staff report that describes the details of the current proposal, the planning rationale and basis for the Municipal staff recommending support for the proposed Minutes of Settlement.

For further information about the LPAT Cases Management Conference please refer to the LPAT update date April 2021 or directly to the LPAT website concerning Case #PL200619.

May 6, 2021 update - Cultural Heritage Evaluation Report (CHER)
May 3, 2021
Cultural Heritage Evaluation Report (CHER)
82 and 88 Victoria Street South (Penryn Estate), Port Hope, Ontario

Report Prepared by LHC and Aboud & Associates Inc.

Background

On June 2, 2020, the Municipality of Port Hope formally advised Mason Penryn Homes Inc. (the Applicant) that a Cultural Heritage Impact Assessment (CHIA) was required to accompany their development applications. These applications include: Draft Plan of Subdivision, Zoning By-law, and Official Plan Amendment for the proposed Mason Homes Phase 5 residential subdivision.

There are several heritage features in proximity to the proposed subdivision, including two adjacent designated heritage properties. For this reason, in September 2020 the Municipality retained LHC and Aboud & Associates Inc. (LHC) to provide the Municipality with additional heritage expertise on matters related to the CHIA. While providing the Municipality general heritage planning expertise, LHC was specifically hired to conduct the following three tasks:

  1. To provide the Municipality and Applicant with the CHIA draft terms of reference to assist the Applicant in preparation of a CHIA;
  2. To prepare a Cultural Heritage Evaluation Report (CHER) for the potential cultural heritage landscape at 82 Victoria Street South and 88 Victoria Street South. These properties are part of the former Penryn Estate owned by the Williams family in the 19th century. Both properties are designated under Section 29 in Part IV of the Ontario Heritage Act; and,
  3. To conduct a peer review of the Applicant’s CHIA.

The CHIA terms of reference, prepared by LHC, was provided to the Applicant on Oct 13, 2020. The CHER was finalized on May 3, 2021. The CHIA peer review will be undertaken once the Applicant has completed the CHIA and submitted it to the Municipality.

Download the Cultural Heritage Evaluation Report 

Cultural Heritage Evaluation Report 

The Cultural Heritage Evaluation Report (CHER) identifies the cultural heritage landscape boundaries as well as the heritage attributes contained within them. The CHER serves both as reference and guide for the Municipality and Applicant in preparation of the CHIA. Through the preparation of the CHER, LHC:

  • independently considered the cultural heritage value or interest of the properties noted as a potential cultural heritage landscape;
  • undertook a targeted consultation process and received information through a questionnaire circulated and completed by members of the community with relevant knowledge of the properties’ cultural heritage value and interest as a potential cultural heritage landscape and potential heritage attributes; and,
  • provided an updated statement of cultural heritage value or interest delineating the cultural heritage landscape and identifying heritage attributes.

This CHER involved research and analysis of the history, current context, and review of the heritage planning framework of the two properties noted above. This culminated in an evaluation for cultural heritage value or interest using criteria outlined in Ontario Regulation 9/06.

As noted, the next step for the Applicant is to use the CHER as a guide and reference to prepare the required CHIA. When the Applicant submits the CHIA, LHC will conduct its peer review of the document on behalf of the Municipality

April 2021 update (LPAT appeal)

On April 28, 2021 the firm of Kagan Shastri, legal counsel for the Applicant/Appellant (Penryn Mason Homes Inc. et al) concerning LPAT Appeal PL200619, as directed by the Local Planning Appeal Tribunal provided formal Notice in relation to the above noted Case Management Conference to be held by Video. 

  • Date: Friday, May 28, 2021
  • Time: 10:00 a.m.
  • Location: https://global.gotomeeting.com/join/677141557

Download the Notice Package

In addition to background information provided by the Applicant/Appellant’s lawyer in their cover letter, other documents in the Notice Package include:

  • Notice of Case Management Conference:
  • Local Planning Appeal Tribunal Rules 7.1-7.13, 8.1-8.4, 17.1-17.5, 19.1-19.10 and 20.1-20.8;
  • Explanatory Note for Zoning By-law Amendment, Official Plan Amendment and
  • Draft Plan of Subdivision.

For further information please refer the LPAT website concerning Case #PL200619.

March 2021 update #2 (Environmental Impact Study)
As part of the Draft Plan of Subdivision, Official Plan Amendment and Zoning By-law Amendment for Phase 5 – Lakeside Village Community (herein referred to as the “2019 Applications”), an Environmental Impact Study (EIS) and supporting documents were submitted by the AON Inc., 2107401 Ontario Inc., Penryn Park Estates Inc., and Penryn Mason Homes Inc. (“Applicant”). 

The Municipality retained North-South Environmental Inc. (NSE) to undertake a peer review to provide a third party, science-based review of the Applicant’s EIS. The purpose of the peer review is to ensure that an objective, professional analysis of the EIS and related information be completed to help inform the preparation of the requisite professional opinions by planning staff and other professionals as to whether the 2019 Applications meet the required tests for good planning including the Provincial Policy Statement 2020, relevant Provincial Guidelines, applicable Official Plan policies, etc.

To view the report please click on the link below: 
Environmental Impact Study (EIS) Peer Review

March 2021 update #1 (LPAT Appeal)
LPAT Case Management Conference (“CMC”) by video
Case Name: 2107401 Ontario Inc. Et Al v. Port Hope (Mun.)

The Municipality of Port Hope has received formal notice, that the Local Planning Appeal Tribunal (“Tribunal”) will conduct a Case Management Conference (“CMC”) by video on Friday, May 28, 2012 at 10:00 a.m. regarding LPAT Case Name: 2107401 Ontario Inc. Et Al v. Port Hope (Mun.), Case File # PL200619.

Please refer to the LPAT CMC Notice for further details. This Notice provides details for the meeting, video participation details as well as CMC and tribunal rules. It sets out specific time frames and deadlines for all aspects of this CMC. It also describes document submission requirements, preliminary issues that will be addressed at the CMC and other directions.

As per the instructions from the Tribunal, the sole responsibility for providing notice of the CMC lies with the solicitor for the Appellant, in accordance with LPAT’s Notice of Direction – Case Management Conference. 

Persons other than the appellant/applicant, municipality who wish to participate in the proceeding, either as a party or as a participant, are required to file a Party Status Request Form or Participant Status Request/Participant Statement Form with the assigned Tribunal Case Coordinator to outline their interest in the proceeding.

Party or participant status request 

The Party Status Request Form and Participant Status Request/Participant Statement Form are available on the Tribunal’s website and are to be used to assist with the preparation of the request. If you are requesting status, this form must be provided at least 10 days in advance of the CMC to:

  • The assigned Tribunal Case Coordinator Ben Bath at Ben.Bath@ontario.ca.
  • The municipality and/or the approval authority on the same day as it is emailed to the Case Coordinator.
  • The Applicant and the Appellant(s) on the same day as it is emailed to the Case Coordinator.

The contact information for the parties is included in Schedule A of the LPAT CMC Notice.

For any additional information or questions concerning this LPAT Appeal or CMC, please contact the Tribunal Case Coordinator: Ben Bath at Ben.Bath@ontario.ca or the LPAT website.

January 2021 update (LPAT Appeal)
Appeal

The Municipality has received a letter of acknowledgement from the Local Planning Appeal Tribunal regarding the appeal. The file has been assigned to Ben Bath, Case Coordinator, Planner. For specific questions about this case, you may contact the Case Coordinator, Planner at (437) 238-9862 or Ben.Bath@ontario.ca.

  • Case Number: PL200619
  • File Number: PL200619
  • Related File Number(s): PL200620, PL200621
  • As of January 8, 2021, no hearings have been scheduled for the case.

For general information concerning the Tribunal, visit the LPAT website at or you may contact the Tribunal’s offices at (416) 212-6349. You may wish to obtain a copy of the Local Planning Appeal Tribunal appeal guide relevant to your situation. The guides will assist in the understanding of Tribunal matters and its processes. Publications are available on the Tribunal’s website or by calling the Tribunal’s offices.

December 2020 update
Appeal
  • On Friday, November 20, 2020, the Municipality of Port Hope received a Letter of Appeal to the Local Planning Appeal Tribunal (LPAT) regarding the Penryn Mason Homes Phase 5 Subdivision/Official Plan/Zoning By-law Amendment applications. The appeal has been requested by the property owners (AON Inc., 2107401 Ontario Inc., Penryn Park Estates Inc., and Penryn Mason Homes Inc.). For a copy of this document, please visit our Agendas and Minutes page.

  • A Public Notice regarding the appeal was posted on the Municipal website on Tuesday, December 1, 2020.
Committee of the Whole Planning Report

Planning Manager, Theodhora Merepeza, submitted a Report to the Committee of the Whole to be received for information purposes at the December 15, 2020 Committee of Whole Meeting. The report provides a status update regarding the appeal. For a copy of this document, please visit our Agendas and Minutes page.

June 2020 update
At the Committee of the Whole meeting on Tuesday, June 16, 2020, Council received a Staff Report for information. For a copy of this document, please visit our Agendas and Minutes page.

The report updated Council on the status of the Penryn Mason Homes Inc., Phase 5 planning applications review and approval process, including:

  • Proponent responses to comments and information requests made by municipal staff and outside agencies concerning the original Phase 5 plan.

  • A new draft plan, received in May 2020 (referred to as a Phase 5 Second Submission), that now proposes to develop the subject lands on a phased basis, starting with a draft subdivision approval of the major western area of the subject lands (Phase 1), and deferring approval of (Phase 2) the wooded eastern portion (Block 305) and the 120m “buffer” area, immediately west of Block 305 for the future, once it has been determined whether or not Block 305 contains a Significant Woodland.

  • A formal Municipal request to the Proponent requiring a Heritage Impact Assessment be completed as part of the application approval process; and,

  • An overview of the next steps in the Phase 5 planning application review process.

Below is a list of the documents included in the Phase 5 Second Submission. To share your comments and feedback on this application, email us. Comments will be reviewed by Council and staff. 

  • Covering letter prepared by Penryn-Mason Homes Inc., dated May 13, 2020

  • Second Submission Response to Municipality of Port Hope’s Letter of Clarification prepared by Penryn-Mason Homes Inc., dated June 1, 2020

  • Comment Matrix prepared by Walker, Nott, Dragicevic Associates Limited, dated May 12, 2020, revised on Jun 2, 2020

  • Planning Letter prepared by Walker, Nott, Dragicevic Associates Limited, dated May 13, 2020, revised on Jun 2, 2020

  • Draft Plan of Subdivision prepared by Walker, Nott, Dragicevic Associates Limited, dated May 7, 2020, revised on Jun 2, 2020

  • Phasing Plan prepared by Walker, Nott, Dragicevic Associates Limited

  • Draft Zoning By-law prepared by Walker, Nott, Dragicevic Associates Limited

  • Draft Official Plan Amendment prepared by Walker, Nott, Dragicevic Associates Limited, revised on Jun 2, 2020

  • Functional Servicing & Stormwater Management Report prepared by D.M. Wills Associates Limited, dated May 2020. (This document is too large to upload to the website. It is available by request. Please email us for a copy.)

  • Engineering Phasing Letter prepared by D.M. Wills Associates Limited, dated May 12, 2020

  • Transportation Impact Study Addendum prepared by Paradigm Engineering Inc., dated April 17, 2020

  • Transportation Phasing Letter prepared by Paradigm Engineering Inc., dated May 7, 2020

  • Environmental Impact Study Addendum Letter prepared by Niblett Environmental Associates Inc., dated May 8, 2020

  • Tree Inventory & Preservation Plan prepared by Treescape Certified Arborists, dated May 12, 2020
    (this document is too large to upload to the website. It is available by request. Please email us for a copy.)

  • High Resolution copies of Figures TC293-01, TC293-2, and TC293-03 prepared by Treescape Certified Arborists, dated May 1, 2020

May 2020 update

Residents are advised that since the onset of the COVID-19 pandemic in Ontario, the Proponent, Penryn Mason Homes Inc., and the Municipality have been largely occupied with the pandemic impacts and subsequent emergency response measures.

On May 13, 2020 the Municipality received an information package from the Proponent. This information is being treated as a second submission from the Proponent for the Phase 5 planning applications and is in addition to the information presented at the March 10, 2020 Public Meeting.

Planning staff have begun the review process of the newly submitted materials, prior to circulation to other relevant departments and agencies for their review and comment. This is the standard process when a submission is made by a proponent.

After review of the materials and comments from the departments and agencies, staff will be reporting back to Committee of the Whole on the second submission, in June 2020.

Additional details on next steps for the Proponent’s Phase 5 planning applications and a revised planning process chart will be posted on this site when the information is available.

As always, questions about the Penryn Mason Homes Phase 5 planning applications can be directed to the Planning Division by email, or you can call us at 905-885-2431.

Public Meeting - March 10, 2020

A Public Meeting for the Mason Homes Development took place on Tuesday, March 10, 2020 at 6:30 p.m. at the Port Hope High School Gymnasium, located at 130 Highland Drive. 

Information about the Public Meeting was posted on the Public Notices webpage. If you would like a copy of the Public Meeting agenda and documents related to the meeting, please visit our Agendas and Minutes page.

February 2020 update
A media release and backgrounder was issued by the Municipality of Port Hope on February 3, 2020.

Some of the information in the backgrounder is now out of date, as it relates to this application. However, it outlines the planning processes for subdivision developments, Official Plan and Zoning By-law amendments, which are are mandated by the Planning Act, and includes a detailed, step-by-step project approval process, from the time that an application is submitted to the Municipality by the property owner/developer to the final Council decision for the project.

Application details

The Municipality of Port Hope has received complete draft plan of subdivision, official plan amendment, and zoning by-law amendment applications for the subject lands.

The subject lands are mostly vacant and have a lot area of 19.4 hectares (47.8 acres) with lot frontage on Victoria Street South and Strachan Street. The property is situated south of Strachan Street and west of Victoria Street South in the Urban Area in the Municipality of Port Hope.

Proposal

The purpose of the proposed Draft Plan of Subdivision application is to facilitate the development of 369 dwelling units comprised of 326 single detached dwellings and nine (9) townhouse blocks (consisting of 43 townhouse units) in a freehold tenure (which means that the townhouses are not condos) on the subject lands.

The proposed development will include an array of public roads (to be maintained by the Municipality) and will be fully serviced (connected to municipal water and sewer systems and other utilities) in accordance with Municipal requirements.

The overall proposed density of development meets and exceeds current and in force Growth Plan targets for this Designated Greenfield area of the Municipality, which means that these lands were designated for residential development (2003 OMB approved draft plans of subdivision referred as “Penryn Park” and “Redner”).

The applicant is proposing that the development would result in the removal of 3.15 hectres of woodland on the west side of Victoria Street South.

The purpose of the proposed Official Plan Amendment is to:

  • re-designate a portion of the subject lands on the west side of Victoria Street South to a site specific “Medium Density Residential’ in order to facilitate the development of townhouse units.
  • re-designate the lands within ‘Special Policy Site Area 9’ (Penryn Park Estate), including the portions of the subject lands that were previously part of the Port Hope Golf and Country Club to a site-specific “Low Density Residential - Urban” to allow residential uses consistent with the adjacent approved Mason Homes Plans of subdivision.

An amendment to the existing zoning By-law is required in order to establish appropriate development standards to accommodate the freehold dwelling types and designs to be constructed within the proposed subdivision by rezoning the lands (including the portions of the subject lands that that were previously part of the Port Hope Golf and Country Club) to three site specific Residential Zones.

Project Status

Waiting Second Submission Following Public Meeting held on March 10, 2020
Municipality of Port Hope Staff is expecting a submission from the proponent consisting of detailed responses to all agency/department comments to the original 2019 Draft Plan, modified draft plan and revised reports.

The Public Review Period for the proposed Subdivision is open for public commenting. The public can provide comments now until a Council decision is made.

If you wish to be notified of the decision of Municipality of Port Hope in respect of the proposed plan of subdivision, you must make a written request to Municipality of Port Hope at the address: Theodhora Merepeza, Planning Manager, at 56 Queen Street, Port Hope ON L1A 3Z9.

Additional information relating to the proposed Official Plan Amendment (file #OP01-2019), Zoning By-law Amendment (file #ZB06-2019), and Draft Plan of Subdivision (file #SU01-2019) is available for review between 8:30 a.m. and 4:30 p.m., Monday to Friday at the Municipal Development Team Office located at 5 Mill Street South, Port Hope.

Notice
  • Notice of Complete Application OP01-2019 ZB06-2019 and SU01-2019

  • Memo to COW re: Complete Application

  • Notice of Public Meeting

  • Staff Report re: scheduling of Public Meeting
Applications
  • OP01-2019 & ZB06-2019 Application Forms-Deemed Complete Nov 18 19
  • SU01-2019 Application Form-Deemed Complete Nov. 18 2019
Drawings
 Draft plan of subdivision
Reports 
  • Planning Justification Report-November 2019

  • Functional Servicing Report-October 2019_Without Appendices

  • Archaeological Assessment - 2018

  • Archaeological Report Registry - 2018

  • Environmental Impact Study - Sep 26 2019

  • Environmental Site Assessment - Aug 22 2019

  • Tree Inventory and Preservation Plan - Oct 10 2019

  • Environmental Noise Assessment - Oct 10 2019

  • Transportation Impact Study (TIS) - July 2017

  • TIS Consultant Response - Nov 21 2017

  • TIS Paradigm Letter to MPH -Jan 23 2018

  • TIS Addendum - Aug 12 2019.pdf

Open house hosted by Mason Homes - December 2019
An Open House was hosted and facilitated by Mason Homes on Monday, December 16, 2019, from 7 p.m. to 8:30 p.m. at the Royal Canadian Legion - Branch 30, 29A Thomas Street, Port Hope.

This Open House did not replace the statutory Public Meeting that will be hosted by the Municipality, in accordance with the Planning Act R.S.O 1990, c.P. 13.

SU01-2022 - 3852 Ganaraska Road

Proposal 

The applicant is proposing to facilitate the development of 31 single detached dwellings and one block for a 10-21 unit apartment building on the subject lands.

Subject lands/Site Location/Property

Municipal address of the Subject land is 3852 Ganaraska Road. The subject land is located on north of Ganaraska Road and east of Mill Street, in the Rural Area of the Municipality of Port Hope.
The subject land is currently occupied by two existing structures, including the 2 storey single detached dwelling and a barn.

Applicant

Monument Goematics on behalf of Mistral Land Development Inc.

Supporting documentation submitted by the applicant

Note: If you require any of the following documents in an accessible format, please contact the Planning Division at 905-885-2431.

Project Status: In Progress (under appeal)

Municipality of Port Hope has deemed the application complete on June 7, 2022 and a Public Meeting took place on August 3 2022. 

For more information please refer to Status Updates below. 

Municipal Notice

  • Memo to COW - June 7, 2022
  • Attachment 1: Proposed Draft Plan of Subdivision
  • Notice of Public Meeting (Revised)

Applications

 SU01-2022 Application Form

Peer Review 

  • Hydrogeological Study Peer Review, April 2023
  • Peer Review of Environmental Impact Study, February 2023

Status Updates

May 2025 - Ontario Land Tribunal Decision on 3852 Ganaraska Road Development Proposal

Following a three-day hearing held in September 2024, the Ontario Land Tribunal (OLT) issued a decision on April 14, 2025, regarding an appeal by Snow Owl Woods Holdings Inc. (also known as Mistral Land Development Inc.). The appeal related to two applications: a Zoning By-law Amendment and a Draft Plan of Subdivision, which sought approval to develop a residential subdivision at 3852 Ganaraska Road.

On April 24, 2025, the Tribunal issued a corrected version of the decision from April 14, to address minor errors.

In its decision, the Tribunal concluded that it did not have enough evidence to determine whether the proposed development would negatively impact a significant natural feature within the Area of Natural and Scientific Interest (ANSI) and that the applications were not consistent with the 2024 Provincial Statement. As a result, the Tribunal dismissed the appeal.

The developer has since filed a Notice of Motion for Leave to Appeal the Tribunal’s decision with the Ontario Divisional Court. Under changes to the Rules of Civil Procedure introduced in 2024, such motions are now reviewed in writing by a panel of the Court, without an in-person hearing. A date for this written review has not yet been set.

The Municipality continues to work with legal counsel to prepare for the notice of motion and will provide updates on the municipal website as they are available.

May 2024 Update - Project Developments and Adjournment of Hearing

The parties, Mistral Developments (“the Developer”) and the Municipality of Port Hope have jointly requested to adjourn the hearing originally scheduled to begin June 3, 2024. Through the preparations of both parties and because of the expert witness meetings that are required prior to the hearing date, two significant updates have motivated both parties to agree to pause the current process for a short period of time.

First, the Developer has agreed to limit the scope of the matters under consideration to what has been presented as Phase 1 lands. This consideration, as previously identified, proposes building 31 single detached lots, one multi-unit residential block, two areas for managing storm water, and roads within the development. Other areas, including the northern part of the property identified as Phase 2 lands, have been removed from the appeal. These lands will continue to be identified as other lands owned by the applicant and would require new planning applications and full process for any future consideration for development.

Second, the Developer has recognized the need for more technical work in the area of glacial geomorphology in order to provide a more appropriate assessment of the Area of Natural and Scientific Interest (ANSI). Before this matter can appropriately proceed to a hearing, an updated report with the appropriate fieldwork needs to be completed and contemplated.

An adjournment was granted by the Ontario Land Tribunal and the 3-day hearing has been re-scheduled to September 11 to 13, 2024. The hearing originally scheduled for June 3 has been cancelled. The details on how to connect on the rescheduled hearing are found in the attached Order. 

August 2023 Update - CMC Order Released
Following the first Case management Conference (CMC) conducted by video on August 11, 2023 regarding File OLT-23-000360, the Municipality of Port Hope has received a written decision from the Ontario Land Tribunal (OLT).  The order notes two events:
  • Second CMC set for Thursday, November 30, 2023.
    • NOTE: At the request of the parties in this matter, the CMC scheduled on November 30, 2023 was cancelled as there were no further procedural matters to review at this stage. The draft procedural order previously submitted will be issued by the Tribunal.
  • A hearing set for Monday, June 3, 2024 for ten (10) days.
The details on how to connect on both events are found in the attached decision. Should you require further information/assistance concerning this matter, please contact the OLT Case Coordinator, Tamara Zwarycs:
  • By Telephone: Toronto: (437) 219-5427   Toll Free: 1-866-448-2248
  • TTY: 1-800-855-1155 via Bell relay
June 2023 - Update OLT Appeal (CMC)

OLT Case Management Conference (“CMC”) by video
Case Name: Snowy Owl Woods Holdings Inc. v. Port Hope (Municipality)

The Municipality of Port Hope has received formal notice, that the Ontario Land  Tribunal (“Tribunal”) will conduct a Case Management Conference (“CMC”) by video on Friday, August 11, 2023 at 10:00 a.m. regarding OLT Case Name: Snowy Owl Woods Holdings Inc. v. Port Hope (Municipality), Case Number OLT-23-000360.

Please refer to the OLT CMC Notice for further details. This Notice provides details for the meeting, video participation details as well as CMC and tribunal rules. It sets out specific time frames and deadlines for all aspects of this CMC. It also describes document submission requirements, preliminary issues that will be addressed at the CMC and other directions.

As per the instructions from the Tribunal, the sole responsibility for providing notice of the CMC lies with the solicitor for the Appellant, in accordance with OLTs Notice of Direction – Case Management Conference. 

Persons other than the appellant/applicant, municipality who wish to participate in the proceeding, either as a party or as a participant, are required to file a Party Status Request Form or Participant Status Request/Participant Statement Form with the assigned Tribunal Case Coordinator to outline their interest in the proceeding.

Party or participant status request 

The Party Status Request Form and Participant Status Request/Participant Statement Form are available on the Tribunal’s website and are to be used to assist with the preparation of the request. If you are requesting status, this form must be provided at least 10 days in advance of the CMC to:

  • The assigned Tribunal Case Coordinator Tamara Zwarycs.
  • The municipality and/or the approval authority on the same day as it is emailed to the Case Coordinator.
  • The Applicant and the Appellant(s) on the same day as it is emailed to the Case Coordinator.

The contact information for the parties is included in Schedule A of the OLT CMC Notice.

For any additional information or questions concerning this LPAT Appeal or CMC, please contact the Tribunal Case Coordinator/Planner: Tamara Zwarycs or the OLT website.

May 2023 - Appeal Acknowledgement Letter

The Municipality has received a letter of acknowledgement from the Ontario Land Tribunal regarding the appeal. The file has been assigned to Tamara Zwarycs, Case Coordinator/Planner. For specific questions about this case, you may contact the Case Coordinator/Planner at (437) 219-5427 or Tamara.Zwarycs@ontario.ca.

  • Case Number: OLT-23-000360
  • Related Case Number(s): OLT-23-000361
  • As of May 16, 2023, no hearings have been scheduled for the case.

For general information concerning the Tribunal, visit the OLT website at or you may contact the Tribunal’s offices at (416) 212-6349. You may wish to obtain a copy of the Ontario Land Tribunal appeal guide relevant to your situation. The guide will assist in the understanding of Tribunal matters and its processes. Publications are available on the Tribunal’s website or by calling the Tribunal’s offices.

May 2023 - OLT Update

On Monday, April 17, 2023, the Municipality of Port Hope received a letter of appeal to the Ontario Land Tribunal (OLT) regarding the planning applications for 3852 Ganaraska Road (also called “the Garden Hill Subdivision”). The appeal has been requested by the property owners and their agents.

In accordance with the provisions of the Ontario Planning Act R.S.D. 1990, c.p13, the property owners appealed the “non-decision by the Council of Port Hope,” with respect to their applications to amend the Zoning By-law, as well as their application to seek Draft approval for a Plan of Subdivision for their lands.

Under the Planning Act, the property owners are entitled to appeal a non-decision to OLT any time after 120 days of receipt of the property owners’ complete applications by the Municipality.

Staff have engaged municipal legal counsel to assist in the next steps of the appeal and are preparing a “Record” to submit to OLT, which is a requirement of the process. These materials include standard administrative forms, the application, all associated documents, all correspondence and public meeting records. 

Upon receipt of the Record, OLT will, in due course, schedule a Case Management Conference (CMC) and provide direction to the Municipality about the details of CMC.

As a result of the appeal, the decision on the Planning applications made by the property owners now rests exclusively with OLT. Further, members of Council are not in a position to engage with residents about this matter while it is under appeal.

Additional details regarding the appeal will be included in a future staff report to Council once information related to the appeal is returned to the Municipality from the OLT.

For questions, email Theodhora Merepeza, Planning Manager or call 905-885-2431 

About the Ontario Land Tribunal

The Ontario Land Tribunal (OLT) adjudicates matters related to land use planning, environmental and natural features and heritage protection, land valuation, land compensation, municipal finance, and related matters.  Appeals that come before OLT are identified through policies found in the Planning Act, Aggregate Act, Heritage Act, Municipal Act, Development Charges Act and Expropriations Act.

Visit the OLT website for more details about the OLT process, or email us.

March 2023 - Revised Submission
In response to the comments from various municipal departments and agencies from the second submission, the applicant has submitted the revised documents.

Below is the list of documents included in the 4th Submission. To share your comments and feedback on this application, email us. Comments will be reviewed by Council and staff.

  • Submission Cover Letter and Comment Matrix prepared by Monument Geomatics on February 28th, 2023.
  • Draft Plan of Subdivision prepared by Monument Geomatics, revised on February 16th, 2023.
  • Addendum to Environmental Impact Study prepared by Cambium Inc., on February 28th, 2023.
  • Site Plan, prepared by Monument Geomatics, revised February 23, 2023.

The previous items submitted as part of the 1st, 2nd, and 3rd submission that have not been revised are listed below:

  • Evaluation of ANSI prepared by GHD Limited in December 2021
  • Geotechnical Report prepared by Terraspec Engineering Inc. on May 6th, 2021
  • Hydrogeological and Servicing Assessment prepared by Greer Galloway Group Inc. in April 2021
  • Phase I Environmental Site Assessment prepared by Greer Galloway Group Inc. in May 2021
  • Site Access Letter prepared by Monument Geomatics on April 18, 2021
  • Block 104 Site Plan prepared by Monument Geomatics
  • Stage 1 and Stage 2 Archaeological Assessment prepared by Northeastern Archaeological Associates Ltd
  • Response Letter to Ganaraska Conservation’s Hydrogeology Review Comments prepared by Greer Galloway Group Inc. on September 15 2022 
  • GRCA Hydrogeology Comment Response prepared by The Greer Galloway Group Inc. on December 19 2022
  • Planning Justification Report prepared by Ecovue Consulting Services
  • Servicing and Stormwater Management Report prepared by Monument Geomatics, revised December 20th, 2022
  • Traffic Study Report prepared by Tranplan Associates

Statutory Public Meeting:

Please note that a required statutory public meeting was held on August 3, 2022, in-person in accordance with the Planning Act, R.S.O. 1990, c.P. 13. and posted to this website. For more information on the Public Meeting please follow the link: Public Meeting - August 3, 2022

Contact:
Theodhora Merepeza, Manager, Planning
905-885-2431 ext. 2507

 

SU01-2023 - 5868 County Road 65

Proposal

The applicant is proposing in the second submission the development of 40 single detached dwellings on the subject land.  

Subject lands/Site Location/Property

Municipal address of the subject land is 5868 County Road 65. The subject land is located on west and south of County Road 65, in the Rural Area of the Municipality of Port Hope.

There is an existing two-storey single detached dwelling and a frame barn located on the subject lands which the applicant is intending to sever from the development parcel prior to the registration of the plan of subdivision. Additionally, there are two more sheds within the development parcel which are proposed to be demolished.

Applicant

D.G. Biddle and Associates Limited on behalf of Hillstreet Developments Ltd.

Supporting documentation submitted by the applicant

Note: If you require any of the following documents in an accessible format, please contact the Planning Division at 905-885-2431.

Project Status: In Progress 

Municipality of Port Hope has deemed the application complete in May 2023.

A Public Meeting took place on July 5, 2023. 

For more information please refer to Status Updates below. 

Public Comments 

The Public Review period for the proposed Draft Plan of Subdivision and Zoning By-law Amendment is open for public commenting. Public can provide comments now until a council decision is made. 

Submit a comment by emailing us.

Municipal Notice

  • Memo to COW - May 16, 2023
  • Attachment 1: Proposed Draft Plan of Subdivision
  • Notice of Complete Application

Applications

SU01-2023 Application Form

Status Updates

 February 2025 - Revised Submission

In response to the comments from various municipal departments and agencies from the third submission, the applicant has submitted revised plan and documents.

The revised Draft Plan of Subdivision, dated February 24, 2025 includes the following revisions:

  • Relocation of the stormwater management pond along County Road 65 (Block 40)
  • Relocation of proposed park to the southwest corner of the subject lands and increasing its size to 0.61 ha (Block 41)
  • Block 42 of 12,64 ha will be conveyed to the Municipality

Below is the list of documents included in the in the revised Submission. To share your comments and feedback on this application, email us. Comments will be reviewed by Council and staff.

  • Submission Cover Letter prepared by D.G Biddle & Associates on February 28, 2025. 
  • Draft Plan of Subdivision prepared by D.G Biddle & Associates on February 24, 2025.
  • Planning Justification Report Addendum prepared by D.G Biddle & Associates on February 24, 2025.
  • Consolidated Hydrogeological Report prepared by D.M Wills Associates Limited on  Feb 28, 2025.
  • Consolidated Environmental Impact Study prepared by D.M Wills Associates Limited in Feb, 2025.

The previous items submitted as part of the previous submissions that have not been revised are listed below:

  • Third Submission Comment Matrix  prepared by D.M Wills Associates Limited.
  • Survey prepared by IBW surveyors, Nov 20, 2024
  • Planning Justification Report prepared by D.G Biddle & Associates in April 2023.
  • Functional Servicing Report  prepared by D.G Biddle & Associates on January 2025.
  • Conceptual Grading and Servicing Plan  prepared by D.G Biddle & Associates on January 29, 2025.
  • Erosion and Sediment Control Plan  prepared by D.G Biddle & Associates on January 29, 2025.
  • Post-Development Storm Drainage Plan  prepared by D.G Biddle & Associates on January 29, 2025.
  • Pre-Development Storm Drainage Plan  prepared by D.G Biddle & Associates on January 29, 2025.
  • Erosion Hazard Assessment prepared by D.M Wills Associates Limited on April 2, 2024.
  • Traffic Impact Study prepared by D.M Wills Associates Limited in October 2023.
  • Traffic Impact Study Reliance Letter prepared by D.M Wills Associates Limited on May 6, 2024.
  • Geotechnical Investigation Report prepared by Cambium Inc on April 5, 2024.
  • Stage 1 & 2 Archeological Assessment prepared by Earthworks Archaeological Services on March 7, 2024.
  • Tree Inventory and Preservation Plan and Report prepared by Kuntz Forestry Consulting on April 2, 2024.
  • Tree Inventory and Preservation Plan (South) prepared by Kuntz Forestry Consulting on March 28, 2024.
  • Tree Inventory and Preservation Plan (North) prepared by Kuntz Forestry Consulting on March28, 2024.
  • Topographic base plan prepared by IBW surveyor on Oct 30, 2023.
Contact:

Email the Planning Division or call 905-885-2431

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