Public comments on employment land needs study
By ALAN LICZYK Staff Reporter

The public gave the Town of Caledon some comments to consider after the employment land needs study was presented during a community meeting at the Caledon Community Complex in Caledon East last Monday night.

The study, prepared for the Town by Watson & Associates Economists Ltd., included a Town-wide assessment of Caledon's primary employment areas including south Albion- Bolton, Mayfield West, Tullamore and the remaining rural area. The objective of the study was to analyse how adequate the existing employment land supply is in Caledon and determine the need to designate new employment areas from 2006 to 2031.

Jamie Cook of Watson & Associates, told the audience that packed the Lion's Den at the complex, that generally they're talking about industrial lands.

He explained recent employment growth in Caledon from 1991 to 2001 was considerable, but represents a relatively minor share of employment growth in Peel region. Caledon's employment grew to 16,435 jobs in 2001 from 11,500 in 1991.

Speaking to Bolton specifically, he noted the total employment land absorption since 1997 has been an average of 51 net acres per year. Development activity in these past 10 years has been mostly in the manufacturing sector, and to a lesser extent, distribution and warehousing.

Cook added the percentage of new development in the warehouse and distribution sector is expected to increase significantly based on discussions with the development community in Bolton and Town staff. While industries in the warehouse and distribution sector are generally land intensive, average employment densities within this sector are generally low, he said Bolton has 329 net acres of vacant employment lands available for sale or lease, but it has no large vacant sites greater than 30 acres available for straight sale.

With Mississauga's employment land supply expected to reach full build out by 2012, it's anticipated development pressures will increase in Brampton and Caledon, Cook said. The proposed extensions of Highways 410 and 427 plus competitive industrial land prices in Caledon are also increasing development pressures within Caledon.

Cook concluded a minimum of 620 gross acres of employment lands are required to accommodate the forecast demand to 2031 in the south Albion-Bolton area. As well, a minimum of an additional 50 gross acres of employment lands is recommended for the Mayfield West area after 2021.

Councillor Allan Thompson said it will be tough for the Town to turn away distribution centres.

"Is this the vision for the Town we want to see?" Cook responded. "We need to think about it."

Former councillor Ian Sinclair asked if tourism has been considered.

Cook replied they haven't considered tourism as an industrial focus.

Sinclair pointed out Caledon fought for tourism in the greenbelt.

Councillor Annette Groves noted the supply is way below the demand in Bolton. She added they have some people lined up looking for larger parcels of land.

A couple of men in the audience wanted more expansion for Tullamore.

Kathie Kurtz, the Town's senior policy planner, replied significant development in Tullamore will require a policy review. She added Caledon East isn't going to be an employment land centre because the residents there said they don't want employment lands.

Mayor Marolyn Morrison wrapped up the meeting by saying the Town is committed to bringing employment lands to Caledon.