Watermark

Phase 3 of Rossmore subdivision approved after lapse

Along-delayed residential development in Rossmore is moving ahead after Prince Edward County council approved a new application for Phase 3 of the Watermark on the Bay subdivision.

The proposal will see 14 single-detached homes built at the end of Navigation Drive, completing a subdivision first approved more than a decade ago.

The original draft plan received approval in 2014 but lapsed in 2017 before final registration. As a result, the developer was required to return with a new application.

In a report, County planning staff described the proposal as largely unchanged from the original and consistent with the broader development, which was planned for 44 homes across three phases. The first two phases, totalling 30 homes, have already been completed.

County Planner Samantha Deck noted the project represents the continuation of an existing neighbourhood, rather than a new expansion into undeveloped land, describing it as “rounding out” the subdivision.

The Phase 3 lands cover nearly eight hectares and include approximately 1.6 hectares of parkland—around 20 per cent of the site, exceeding typical municipal requirements. The proposal also includes stormwater management infrastructure.

Despite staff’s recommendation for approval, the application prompted concerns from residents and environmental advocates, particularly regarding the age of the environmental studies supporting the project.

Much of the technical work dates back to around 2013, raising questions among some speakers about whether it adequately reflects current environmental conditions and policy frameworks.

“It appears we have a very peculiar situation where there is not a single reference in the EIS since the County’s 2006 Official Plan,” said Paula Peel, speaking on behalf of the Prince Edward County Field Naturalists. “In PECFN’s view, accepting a very old and poorly done report like the Watermark EIS, that does not even mention the Official Plan, will set a bad example for other applications that are evaluated under the old Official Plan. It also undermines public trust that the natural environment will be protected.”

Picton resident Penny Morris worried about the effects on the wetland areas to the north of the subdivision.

“In this time of climate crisis, I think it behooves this council to take the necessary time and ensure 100 per cent that appropriate action is taken, whether that be by adding a 50-metre setback,” she said.

Councillor John Hirsch emphasized that point during deliberations, noting the proposal must now be evaluated under updated policy frameworks.

“It’s important to understand that because of the length of time that the application has lapsed, it has to be considered as a new application,” said Hirsch, “It is therefore subject to the new provincial planning statement and the County’s new Official Plan.”

Hirsch then noted that the floodline had also changed.

“The 100-year floodline has definitely changed since that application was approved. We don’t want people buying lots discovering miraculously that they are under water when there is a 100-year event,” he said. “How can we ensure that the 100- year floodline will be respected, and the setback. Everybody needs to know where that new floodline is, and we don’t know where it is yet because it’s not in any of the documents we have.”

Some members of Council took issue with the large lots and type of housing being offered.

Councillor Phil St-Jean asked whether the developer had considered reconfiguring the lots to allow for smaller, more affordable homes.

Arnold Vandermeer, speaking on behalf of the developer, indicated there were no plans to redesign the lots, as the proposed homes will be built on larger lots, a requirement tied to the absence of full municipal servicing in Rossmore.

“The only way you would see affordable housing is if they looked at an additional dwelling unit on the property,” said Vandermeer. “It’s a high market area and I think you would have an uprising very quickly if you put in low-priced affordable houses.”

Councillor Janice Maynard said that limitation has shaped the subdivision from the beginning.

“It was a long time ago, but I do remember the original plan was to have some mixed density in there, but we couldn’t allow it because there is no municipal sewer services,” she said.

For the developer, the focus is on finally completing a project that has been partially built for years. Phases 1 and 2, totalling 30 homes, are already in place, and much of the infrastructure for Phase 3 has been completed.

Vandermeer said servicing work, including the watermain, stormwater management pond and road construction, is already in place.

“Phase 3 took a little longer to get started, and there is still some vacant lots in Phase 1 and 2 as well that are trying to be marketed,” he said. “The site has been fully cleared. We are basically on the home stretch, we are in another marketing season, and that’s why the urgency was in place to try and get this plan to be approved.”

Despite the concerns raised, Council approved the application, allowing the final phase of the Watermark subdivision to proceed.