Settlement Area Boundary Expansion (SABE)

The purpose of the settlement area boundary expansion study was to:

• Determine the appropriate location(s) for the additional community and employment lands in the Town of Caledon, based on the results of a number of technical studies.
• Ensure consistency with the policy requirements of the Provincial Growth Plan, Provincial Greenbelt Plan, other applicable Provincial Plans, the ROP, and strategic priorities related to managing growth.
• Develop policies for the Regional Official Plan to guide future land use planning.

Why did the Region complete this study?

The in-effect Regional Official Plan is based on growth to the year 2031.

The Provincial Growth Plan allocated population and employment forecasts to the Region and requires that Peel undertake a municipal comprehensive review to plan for growth to 2051*.

A Settlement Area Boundary Expansion Study is one of the studies that must be conducted as part of the Region's Municipal Comprehensive Review.

*In August, 2020, the Ministry of Municipal Affairs and Housing released the Amendment #1 and Land Needs Methodology to A Place to Grow – Growth Plan for the Greater Golden Horseshoe, 2019, which included population and employment forecasts to 2051. These changes are intended to provide municipalities with more flexibility to respond to demographic, employment, market demand, and housing affordability trends in the Greater Golden Horseshoe (GGH).

The study was completed in 4 phases with public consultation in each phase:

Phase 1: Background

• Data collection
• Criteria setting
• Consultation strategy
• Identify focus study area

Phase 2: Technical studies

• Water and wastewater
• Transportation
• Health and public facilities
• Heritage and archaeology
• Commercial and employment
• Environment
• Agriculture
• Fiscal
• Mineral aggregates
• Climate change

Phase 3: Draft policies and mapping

• Planning justification
• Identify expansion areas
• Complete more detailed analysis
• Draft policies and mapping

Phase 4: Final Official Plan Amendment

• Recommendation report
• Final mapping and policies
• Council adoption

The Initial Study Area for the Settlement Area Boundary Expansion (SABE) Study was the agricultural and rural area in in the Town of Caledon. The Initial Study Area was refined from the entire agricultural and rural area in Caledon to a Focus Study Area based on a number of criteria.

• Initial Study Area
• Focus study area criteria (Feb 2020)
• Focus study area report (Feb 2020)
• Focus study area map (Feb 2020)

Based on the results of the completed technical studies, draft SABE 2051 mapping was identified and was refined through ongoing detailed technical analyses.

• Draft conceptual SABE 2051 boundary map (Dec 2020)
• Draft Recommended Settlement Area Boundary Expansion (Sep 2021)
• Draft Settlement Area Boundary Expansion (Jan 2022)
• Final Draft Settlement Area Boundary Expansion (Mar 2022)

April 14, 2022 (deferred to April 28, 2022) Regional Council Report

See Reading Room

April 7, 2022 Planning and Growth Management Committee (PGMC) report

See Reading Room

February 3, 2022 Planning and Growth Management Committee (PGMC) Report

• Peel 2051 Official Plan Review and Municipal Comprehensive Review Comment Response Summary and Next Steps report
• Appendix I – Summary of Key Agency Comments and Responses
• Appendix II – January 2022 Draft SABE Map
• Review the presentation
• Supporting materials:
• Consultation Summary
• Summary of Responses to Site Specific Comments
• Hemson Memorandum: Response to Caledon

October 21, 2022 PGMC - Workshop

• View presentation
• View map book

October 7, 2021 PGMC

• Peel 2051 Draft Settlement Area Boundary Expansion Update and Revised Mapping report
• Appendix I - Planning Justification Report (Hemson Planning) – September 2021
• Appendix II - Water and Wastewater Servicing Analysis (GM BluePlan) – August 2021
• Appendix III - Transportation Servicing Analysis (Paradigm) – August 2021
• Appendix IV - Rural Settlement Technical Memorandum with Recommendations – August 2021
• Appendix V - Draft Recommended Settlement Area Boundary Expansion – September 2021
• Appendix VI - Draft SABE Map Identifying Key Revisions Since December 2020

June 17, 2021 PGMC

• Scoped Subwatershed Study (Report)
• Appendix I - Diagram Illustrating New Systems Approach Integrating Watershed Planning and Land Use Planning
• Appendix II - Focus Study Area with Subwatersheds
• Appendix III - Focus Study Area with Scoped Subwatershed Study Environmental Constraints

• Peel 2041+ Official Plan Review and Municipal Comprehensive Review Draft Policies Update (Report)
• Appendix I - Peel 2041+ Focus Area Summary of Draft Policies

February 18, 2021 PGMC

• Peel 2041+ Regional Official Plan Review and Municipal Comprehensive Review Update report
• Review appendices
• Review presentations

December 10, 2020 Regional Council

• Peel 2041+ Regional Official Plan Review and Municipal Comprehensive Review Update report
• Review appendices
• Review presentation

February 27, 2020 Regional Council

• An Overview of the Provincially Significant Employment Zones Framework and Implications for the Peel Settlement Area Boundary Expansion Study report
• Review appendices

All other presentations and reports to the Planning and Growth Management Committee related to Peel 2051 can be found on the Official Plan Review Reading Room webpage.

Comment & Request Responses

• Summary of Responses to Site Specific Comments (Jan 2022)
• Table of SABE Comments & Requests with Regional Responses (Sep 2021)
• Summary of SABE related consultations (Nov 2020)

Rural Settlements Technical Memo (Hemson)

• Updated Rural Settlements Technical Memo with Recommendations (Jan 2022)
• Rural Settlement Technical Memorandum with Recommendations (Aug 2021)
• Rural settlements technical memorandum (Dec 2020)

SABE Technical studies
Planning Justification Report, Fiscal Impact Analysis and Summaries of Technical Studies (Hemson)

• Updated Planning Justification Report Part 2: Concept Map and Fiscal Impact Analysis; Final (Updated for revisions to road transportation costs for Scenario 1) (Jan 2022) 
• Summary of final technical studies and draft conceptual SABE with rationale (Dec 2020)
• Fiscal impact technical study update (Nov 2020)
• Phase 2 study update and summary of technical studies (June 2020)

Mineral Aggregate Resources Study (Planscape)

• Phase 1 – Screening of Mineral Aggregate Resources in the Focused Study Area; Final (Nov 2020)
• Phase 2 - Screening of Mineral Aggregate Resources in the Focused Study Area; Final (Dec 2021)

Agricultural Impact Assessment (Planscape)

• Preliminary Agricultural Impact Assessment; Final (Nov 2020)
• Addendum to Agricultural Impact Assessment Future of the Greater Toronto Area West Corridor; Final (Jul 2021)
• Phase 2 – Agricultural Impact Assessment; Final (Dec 2021)
• Appendices

Climate Change: Energy and Emissions Reductions Study (Laura Taylor Designs)

• Climate change study; Final (Nov 2020)

Cultural Heritage Assessment (ASI)

• Cultural heritage assessment; Final (Nov 2020)

Stage 1 Archaeologic Assessment (ASI)

• Stage 1 archaeologic assessment; Final (Nov 2020)

Employment and Commercial Opportunities Assessment (Cushman and Wakefield)

• Employment and commercial study; Final (Nov 2020)
• Employment and Commercial Study Addendum Report (May 2021) to consider implications of ‘No-GTA West Corridor’

Community Health Assessment (SVN)

• Health assessment; Final (Nov 2020)
• Health Assessment Addendum Report (Apr 2021) to consider implications of ‘No-GTA West Corridor’

Public Facilities Assessment (Monteith Brown)

• Public facilities; Final (Nov 2020)

Transportation Assessment (Paradigm)

• Paradigm Transportation Servicing Analysis; Final (Aug 2021)
• Supplemental Transportation Analysis for Phase 2; Final (Re-run of Scenario 1 and inclusion of additional analysis with and without the GTA West Corridor) (Nov 2021)
• Initial Transportation assessment (Part 1); Final (Nov 2020)
• Initial Transportation Assessment (Part 1) Addendum Report; Final to consider implications of ‘No-GTA West Corridor’ (Jun 2021)

Water and Wastewater Assessment

• Water and Wastewater Servicing Analysis; Final (GM Blue Plan) (Aug 2021)
• Preliminary Water and Wastewater Assessment; Final: Region of Peel  (Apr 2020)

Environmental Screening Report and Scoped Subwatershed Study

The Region retained a consultant team led by Wood Environmental and Infrastructure Solutions to undertake an Environmental Screening and Scoped Subwatershed Study as part of the Settlement Area Boundary Expansion Study. Other consultants working on the Environmental Screening and Scoped Subwatershed Study include:

• Ecology and Natural Heritage: (1) North South Environmental, and (2) Dougan and Associates
• Fisheries and Aquatic Habitat: C. Portt and Associates
• Groundwater, Hydrogeology and Streamwater Morphology: (1) Matrix Solutions and (2) Bill Blackport and Associates

The Environmental Screening and Scoped Subwatershed Study was conducted in two phases:

• Phase 1 – Environmental Screening undertakes and documents an environmental screening evaluation for the initial study area
• Phase 2 – Scoped Subwatershed Study includes an inventory of the natural environment, assesses the impact of development and provides recommendations to ensure the natural environment is protected

The Scoped Subwatershed Study has three parts:

• Part A – Characterization
• Part B – Impact Assessment
• Part C – Implementation Plan

Environmental Screening and Scoped Subwatershed Study Documents by Study Phase

Phase 1 – Environmental Screening

• Environmental Screening Report (Final): Wood Environmental and Infrastructure Solutions (May 2020)

Phase 2 – Scoped Subwatershed Study

Part A – Characterization

• Scoped Subwatershed Study, Part A – Existing Conditions and Characterization (Final): Wood Environmental and Infrastructure Solutions (January 2022)
  • Appendix A – Focus Study Area Constraints
  • Appendix B – Data & Information Tracking (PDF)
  • Appendix C – Groundwater
  • Appendix D – Surface Water
  • Appendix E – Stream Systems
  • Appendix F – Terrestrial & Natural Heritage Systems
  • Appendix G – Geotechnical

Part B – Impact Assessment

• Scoped Subwatershed Study, Part B – Detailed Studies and Impact Assessment (Final): Wood Environmental and Infrastructure Solutions (January 2022)
  • Appendix A – Surface Water
  • Appendix B – Ground Water
  • Appendix C – Stream Systems
  • Appendix D – Geotechnical
  • Appendix E – Natural Heritage System
  • Appendix F – Detailed Subwatershed Study Terms of Reference
  • Appendix G – Excerpts from Part A Characterization Report

Part C – Implementation Plan

• Scoped Subwatershed Study, Part C – Implementation Plan (Final): Wood Environmental and Infrastructure Solutions (January 2022)
  • Appendix A – Surface Water
  • Appendix B – Ground Water
  • Appendix C – Stream Systems
  • Appendix D – Natural Heritage Systems
  • Appendix E – Technical Consultant Requests

Note: These documents should not solely be used to support private applications under the Planning Act. Applicants are required to retain their own consultants who can use the information as a resource but must confirm the information through separate studies.