There was standing room only as over 200 people packed into the monthly Hemmingford Township council meeting on July 6.
The location of the meeting was changed to accommodate the crowd, after news began circulating of a possible 650-door residential development project taking shape on property associated with the golf course.
Residents expressed frustration and anger upon learning key zoning changes were already in progress to pave the way for the housing initiative without meaningful public consultation. Serious concerns were raised among those present over the perceived lack of transparency, as well as the project’s scale and speed, and its potential impact on the community.
Hemmingford resident Evelyne Bouchard pointed out that it has been a year since the municipality set in motion a regulatory process that will be difficult to undo.
The council passed a resolution to adopt a bylaw to ask the MRC des Jardins-de-Napierville to modify its land use and development plan, following a request from the owners of the golf club to allow the construction of 647 housing units, a new commercial centre, as well as institutional and sports facilities.
“This resolution was not the subject of any public consultation, yet it represents a major change that will have an impact on the water, traffic, services, infrastructure, and rural character of the municipality,” said Bouchard.
Green light from the MRC
On May 13, the MRC adopted a bylaw containing the proposed zoning change of 56.4 hectares for residential use at a target density of 17 dwellings per hectare by 2041. These changes were adopted following a 15-minute public consultation period that took place on January 14.
Hemmingford Township director general Mylène Vincent confirmed that as of July 8, the municipality had not received notice that the MRC’s bylaw was approved by the Ministère des Affaires Municipales et de l’Habitation.
Once certified, the Township will have six months to harmonize its land use plan; however, Vincent insists the municipality can still adopt regulations that are more restrictive than those set out in the new framework.
When asked whether the regulatory changes would be presented to citizens along with a public consultation before any irreversible decisions were made, Mayor Lucien Bouchard responded that consultations will take place once the bylaw receives ministry approval.
“Having 650 units and bringing in 1,300 more people over 20 years – I don’t think that’s a bad deal,” said Bouchard. “It is simply about revitalizing our community. That is why the council requested a change to the land use plan from the MRC,” he added.
Bouchard explained the municipality has also adopted a bylaw requiring an agreement between developers and Hemmingford Township regarding the completion of infrastructure and public works “before any new building permits, site plans, and certificates of authorization or occupancy will be issued,” he explained.
This bylaw includes a clause stating the municipal council retains the discretion to enter into an agreement or not, based on public interest and territorial development. “I believe that, as a council, we must work to support businesses or attract new ones. I think that is what we have done,” he added, before promising that the developer would be asked to present their project and that consultations would take place.
Council support is not unanimous
Of the councillors present, including Justin Petch, Deborah Beattie, Réal Daigle, Julie Bergeron, and Jennifer Levie, all but one defended the residential project, citing the need for development and more housing options within the municipality.
Petch spoke out against the project, noting he was elected in November, after the initial steps to change the zoning were underway. “I’m not against development. Not at all,” he said. “We know there is a housing shortage and that we need homes, but I am completely opposed to the proposed density of the project and also the fact that it would essentially create another village the same size as the existing one,” he explained, to rousing applause from the room.
Following the meeting, Vincent confirmed that while a hypothetical project had been presented to the municipal council and the MRC, the project as proposed by the developer has not been adopted.
‘We need to talk about this’
For Evelyne Bouchard, the township’s next move should involve taking a step back and pausing the regulatory process before it goes any further.
“What is missing in all of this is just an actual strategic development plan that’s done in consultation outside of this project,” she said. “There should be a roadmap for what a healthy future for Hemmingford looks like,” she added, while suggesting this conversation should extend well beyond the council table.
“This is not a six-person decision!” she exclaimed. “It is a really complex thing, so it deserves time and a process. Because otherwise, if this is framed as a ‘yes’ or ‘no’ to one specific developer’s proposal, it is a missed opportunity to have that bigger conversation.”