A planning committee in Sudbury has approved a major rezoning application that clears the way for a new industrial and commercial park at Long Lake Road and the Highway 17 bypass, near the Countryside Arena.
The development, known as the South Gate Business Park, is being advanced by Teranorth Construction, an engineering and construction firm. City councillors approved a four-part application from the company that included rezoning and amendments to the city’s official plan, allowing the project to move forward.
The plan covers roughly 69 hectares of land and is set to be built out in three phases. Portions of the site are being rezoned as environmental protection to safeguard existing wetlands, while other sections are designated light industrial special, permitting uses such as automotive repair and sales, manufacturing, warehousing, offices, and eating establishments, though data storage and processing facilities are specifically prohibited. Additional parcels are zoned rural special, allowing for uses including outdoor storage and display, contractor’s yards, and heavy equipment sales on unserviced rural land.
Phased Development and Economic Impact
Phase one of the project will create a 20-hectare serviced area made up of five lots ranging from 2.2 to 8.9 hectares. Phases two and three will add a 21-hectare unserviced area with three larger lots, each between five and 14 hectares.
According to the project’s proponent, this week’s approval is a critical step that will allow two companies to begin work on the first two lots of phase one. That portion of the development alone is expected to represent approximately $100 million in construction activity and create 200 jobs.
City staff had recommended only partial approval of the applications. In their report, they said development of the northern, serviced portion of the land aligned with the city’s economic development goals and was compatible with surrounding land uses, calling it appropriate development consistent with the provincial planning statement and Northern Ontario’s growth plan.
However, staff took a different view of the proposed industrial and commercial subdivision planned for the rural portion of the site, describing it as inconsistent with the city’s strategic plans and policies and characterizing it as a liability. Sarah Vereault, a senior planner with JL Richards representing the applicant, said her firm disagreed with that assessment.
Access Concerns and Neighbourhood Pushback
The parcel in question is bordered by Highway 17, Long Lake Road, the Gerry McCrory Countryside Sports Complex, single-family homes and vacant land, with Silver Lake situated across Long Lake Road. Staff flagged potential access issues tied to the development, noting that Ontario’s Ministry of Transportation has agreed in principle to allow a northern entrance to serve only part of phase one, meaning it cannot support the full build-out. As a result, access is also planned from the southern portion of the site, while a traffic impact study identified a possible third access point through a neighbouring private property — though no agreement has been reached with that property’s owners.
The project has also drawn concern from nearby residents. The city received six formal letters of concern along with a petition signed by 52 additional people, according to staff. Ward 9 Coun. Deb McIntosh said many of the submissions raised worries about the impacts of blasting during construction, and one resident specifically asked that concerns about site preparation hours of operation be documented. Several residents spoke directly to the committee during Monday’s meeting.
Despite the debate, and after revisions to two of the resolutions, councillors ultimately voted to approve all components of Teranorth’s application.
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