Highbury Canco Corporation - Environmental Compliance Approval (air)

One public comment was received. The comment was submitted in consideration of the current plan to redevelop the now-vacant lands at the southwest corner of Sherk Street and Oak Street West, known as 111 Sherk Street, Leamington, with a mixed-use development, proceeding through the necessary planning approvals required with the Municipality.

The comment raised concerns that existing sensitive land uses (residential buildings, elevated receptors high rises, schools, etc.) within close proximity of the Highbury Canco facility were not considered in the assessment of air, noise and vibration impacts from the operations at the facility.

Additional comments regarding the harvest crop rinse waste pits located southeast of the intersection of Oak Street West and Sherk Street (Permit to Take Water Approvals, nutrient management application etc.) were not relevant to the scope of the review of this application for Air & Noise Approval.

Response

The relevant comments pertaining to the application for an Air and Noise ECA have been considered.

Highbury Canco submitted a revised Emission Summary and Dispersion Modelling Report dated January 2024 and a revised Acoustic Assessment Report dated September 2024. These reports address the impacts of Air and Noise emissions from the facility, on all relevant and applicable receptors (existing and proposed future), including the vacant lot at 111 Sherk Street, Leamington based on the current zoning designation of C2 mixed use, existing elevated residential receptors and existing sensitive receptors.

Highbury Canco’s acoustic assessment report specifies noise control measures to be installed by Highbury Canco on Highbury lands, within one year of a building permit for a proposed mixed use 3 storey building at 111 Sherk Street. These noise controls will ensure that the Ministry noise guideline NPC-300 will be met.

The additional commercially zoned lands C6, C6-4 and C6-5 north of Highbury Canco along Erie Street South and Oak Street East and West are currently not uniquely significant noise sensitive points of reception that have draft plans for sensitive land uses registered with the municipality of Leamington.

The lands zoned C6 south of Highbury Canco along Erie Street are currently not uniquely significant worst case noise sensitive points of reception.

The current September acoustic assessment report includes noise impact on elevated residential high-rise receptors south of the HCC that are approximately 8 storey residential building tower (226 Erie Street South) approximately 90 metres to the south of HCC; 13 storey residential building tower (234 Erie Street South) approximately 170 metres south of HCC; and 13 storey residential building tower (238 Erie Street South) approximately 190 metres south of HCC.

The current September acoustic assessment report includes noise impact on an existing high school building (80 Oak Street West) approximately 180 metres northwest of the HCC property, currently zoned M1-7, and M2-1.

The existing elementary school building (259 Sherk Street) approximately 280 metres south of the HCC property, currently zoned Institutional (I) is too far away to be considered a significant governing noise sensitive point of reception.

There are no significant vibration impacts from Highbury Canco on nearby sensitive points of reception or vacant lot sensitive points of reception.