|
Wal-Mart decision shouldn't get personal: planner
Cross-examination of developer's planner will carry on into third day of hearing
KERRY THOMPSON, Guelph Mercury
GUELPH (Aug 5, 2004)
Personal views on consumerism should not form the basis for rejecting a proposed Wal-Mart in the north end of the city, the Ontario Municipal Board heard yesterday.
"Ultimately, whether one is bothered by the presence of a symbol of consumerism on a nearby property is a matter of perception and not a matter of land use planning in my view," Peter Smith told the OMB.
The hearing started Tuesday at City Hall. It was scheduled to last nine days, but is expected to wrap up by the middle of next week.
Smith, a planner for 6 & 7 Developments, which wants to build a Wal-Mart at the corner of Woodlawn Road and Woolwich Street, said he sees no negative impacts on the social environment of the Ignatius Jesuit Centre to the north, which is opposing the development.
In its witness statement, the Jesuits said ". . . it is obvious that the Wal-Mart project, as a symbol and promoter of consumerism, is incompatible with the spiritual pursuits of the Jesuit Centre."
Smith said the development, in his opinion, would have a positive impact on the community, in terms of "providing consumers with choice, competition and equitable distribution" of commercial development in the city.
Smith later added "there is a need and a demand for it," and the project could help stem the 23 per cent of Guelph residents who currently spend their money at Wal-Mart stores in Kitchener and Cambridge.
Responding to a question from 6 & 7's lawyer Roslyn Houser, Smith said there has been strong community support to bring the store to town, adding approval of the proposal was an issue during last fall's municipal election.
"A number of candidates, including the mayor, ran on a platform of getting on with the 6 & 7 development," he said.
A petition supporting the store was signed by 9,000 people in 2001, Smith said.
Smith, the only witness being called by 6 & 7 Developments, spent more than a day outlining the developers' case, stating the proposal is compatible with existing land uses and would not fit on other commercial land in the city. That includes land near the intersection of Gordon Street and Clair Road, as well as the northwest corner of Imperial and Paisley roads, where there is room for some retail near the Zehrs store but nothing as big as a Wal-Mart.
"I've looked at both sites and I'm satisfied neither site can accommodate physically the proposed development," he said.
The proposal for the Wal-Mart was first turned down by council in 1997, at which point the developer appealed to the OMB. The only remaining formal party before the board in opposition to the plan is the citizens' group Residents for Sustainable Development, which believes the development is incompatible with surrounding land uses, including the Jesuit Centre.
The residents' group is also arguing Wal-Mart will spawn a regional commercial centre, which includes a Home Depot that has been approved for the site of the former Desert Inn on Woodlawn.
Smith said the size of the commercial centre would be limited, because of existing development and adjacent boundaries such as railway tracks.
Yesterday, Smith told the municipal board the walking trail on the Jesuits' property closest to Woodlawn and Woolwich offers little view of the proposed Wal-Mart site, and is already impacted by noise.
He said board members and lawyers walked the trail Tuesday and "noise from urban sources was audible all along the trail," including sources such as traffic along Highway 6 and ventilation equipment at Imperial Tobacco on Woodlawn Road.
Under cross-examination by residents' lawyer Eric Gillespie, Smith said the Wal-Mart building would be visible from a part of the Jesuits' property and the adjacent Marymount Cemetery, owned by the Hamilton Diocese.
"There will be some visual impacts at this point within the Marymount Cemetery," he said.
Gillespie will continue his cross-examination today.
The hearing will be followed by a meeting tonight beginning at 7 p.m. at the Italian Canadian Club, where members of the public can speak on the issue.
|
|
