Essex taxpayers will soon have their say on a revamped official plan after it was halted in late 2024 due to opposition from residents. However, Mayor Sherry Bondy has expressed concerns that some proposed developments could be located in areas prone to flooding.
Mayor's Warning on Flood Risks
Bondy highlighted the Lakeshore West Residential settlement area, which runs along Lake Erie west of Colchester and south of County Road 50. A review recommends retaining 68 hectares of vacant residential land for development, but Bondy noted that the area has experienced flooding in the past and should not be developed.
“It is a flood zone. We cannot fool ourselves,” Bondy said when the plan was presented to Essex councillors last week. She added that residents are “panicked every time it rains.”
Infrastructure Concerns
County Road 50 has been flooded and washed out twice during Bondy’s mayoral term. She questioned the liability and risk if an emergency occurred, saying, “If somebody had a heart attack down there, and we had to get an ambulance down there. What is the liability and risk there?”
The Lakeshore West area, which has several hundred residents, sits on a lower elevation than Harrow. This causes water to move into the area during heavy rains, overwhelming its storm sewers.
Official Plan Review
Bondy stated she “won’t be supporting” the review’s section on Lakeshore West. The implications for the rest of the official plan and for developers who own land identified for development by previous councils remain unclear.
In an interview, Bondy emphasized that the town “should not be still encouraging settlement in flood-prone areas. The local settlement review, in my opinion, does nothing to address the flooding on the Lakeshore residential lands in our municipality.”
Background of the Official Plan
In late 2024, the updated draft official plan, which guides future development in Essex, was halted when residents complained about some provisions. Residents in the Colchester Settlement Area said it would allow excessive development aimed at attracting tourists. Colchester has about 2,300 residents, with approximately 900 living in residential areas near Colchester beach.
Settlement areas are defined in an official plan for urban growth, housing, and economic development. The review conducted by planning firm WSP assessed all five settlement areas and the Colchester Secondary Plan.
Changes in Colchester Secondary Plan
Bondy expressed satisfaction with changes made in the Colchester Secondary plan, including removing commercial zoning along County Road 50, which was to be transformed into a “main street.” She said, “I think administration took their time, they listened to residents.” Building heights have been limited to three stories, down from four.
Essex residents will have the opportunity to provide input on the official plan in upcoming public meetings.
