Please ensure Javascript is enabled for purposes of website accessibility North Caledonia Employment Lands Feasibility and Servicing Study - Haldimand County

North Caledonia Employment Lands Feasibility and Servicing Study

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Haldimand County is growing. Over the past ten years, the County has seen and continues to see a substantial increase in residential development. With increased residential development there is a need to provide increased employment opportunities for Haldimand residents and to ensure a good balance in terms of the County’s tax base. While commercial/employment-focused inquiries also continue to rise, one of the most significant challenges in growing our employment numbers is the lack of well-located shovel-ready employment lands to direct these inquiries to.

Following the recent completion and approval of the Official Plan Update – Phase 1 (in December 2021), it was further identified that there is a need for the County to play a role in the development of employment lands. The municipal comprehensive review and the growth analysis process outlined that moving forward Haldimand County shall:

  1. Accommodate the Provincial 2051 forecast of 77,000 residents and 29,000 jobs;
  2. Accommodate an additional population of 30,000 new residents and 12,700 new households and 11,000 new jobs by 2051;

Further identified in Haldimand County’s Growth Analysis (to 2051) is that a key driver of Haldimand’s future population and economic growth is its geographic location within Ontario. Haldimand is located within the southwest region of the Greater Golden Horseshoe (GGH) Outer Ring. The magnitude and distribution of growth through the GGH is of key significance to Haldimand County. More specifically, as the remaining greenfield areas of the more mature areas to the west of the Greater Toronto and Hamilton Area (GTHA) gradually build out, increasing outward growth pressure will be placed on the outlying municipalities of the GGH Outer Ring. For Haldimand County, this outward growth issue is anticipated to be most heavily felt in the County’s larger urban centres, most notably Caledonia, and to a lesser extent Hagersville.

The key objectives of the North Caledonia Employment Lands Feasibility and Servicing study are to continue to promote economic development within Haldimand County by ensuring there is an adequate supply of serviced and developable lands to attract target employment sectors and businesses over the long term.

Phase 1 concluded with a presentation on the Feasibility and Servicing Study, to Council on September 19th. Watch the presentation to Council and read the study.

This conceptual plan of the North Caledonia Employment Lands, provided preliminary direction on the function of the lands and how they will access municipal servicing such as water, wastewater, and other utilities, as well as transportation considerations.

Phase 2, which consists of the Financial Analysis and Business Plan is expected to conclude in early 2024. The County remains committed to implementing a robust public engagement and consultation program throughout Phase 2. This will involve outreach to key stakeholders, committees, landowners, and First Nations. A public meeting and presentation to County Council is also planned to occur later this year. For further information on the Feasibility Study work plan and additional opportunities to be involved, please continue reading.

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North Caledonia Employment Lands Feasibility and Servicing Study

The County has initiated a Feasibility and Servicing Study, to address the anticipated employment growth as identified in the recent Growth Management Strategy Report and Official Plan review and to remain competitive over the long term.

As there is a demonstrated need for additional employment lands over the planning horizon, the key objectives of the North Caledonia Employment Lands Feasibility and Servicing study are:

  • To continue to promote economic development within Haldimand County by ensuring there is an adequate supply of serviced and developable lands to attract target employment sectors and businesses;
  • Provide direction on the type of industry and employment which should be attracted; and
  • Produce a plan for how these lands should be serviced and financed.
  • Consultants and Methodology

    A consultant team of Watson & Associates Economists Ltd. WSP Canada Group Limited and GM BluePlan Engineering were retained to lead the Study.

    The Study incorporates a methodical, critical assessment and forward-looking approach to the future development of employment lands in Caledonia. The study area is 183 hectares (454.23 acres), see maps to view in more detail. It will also provide direction on the type of industry and employment which should be attracted and produce a plan for how these lands should be serviced and financed over the planning horizon.

  • Study Area Location and Map

    The Study Area is 183.41 hectares (453.23 acres) in size and located at the north end of Caledonia.

  • Study Phase 1

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    Location Analysis (background review)

    • Review plans, surveys, servicing, and current capacities
    • Review land use including environmental information
    • Review of site-specific characteristics
    • Identify area context

    Market Research and Analysis

    • Economic Base, Local Labour Force analyses
    • Identify key sectors/target industries
    • Employment land supply/demand analysis

    Functional Servicing Design

    • Recommendations for Official Plan (OP) and Zoning By-law (ZBL) Amendments
    • Prepare conceptual design and layout
    • Recommendations on permitted uses and design control
  • Study Phase 2

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    Financial Analysis

    • Servicing cost estimates
    • Assessment revenue analysis
    • Capital Cost Analysis
    • Develop policy recommendations and phasing scenarios
    • Financial Analysis Report

    Business Plan

    • Prepare Business Plan based on the analysis from work from Phases 1 and 2
  • Study Phase 3

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    Property Administration and Management Marketing Recommendations

    • Assessment and recommendations on municipal practices in industrial land development, marketing, sales, covenant enforcement, and policies
    • Development of options for how the properties are to be administered, marketed, and sold
    • Development of general processes/procedures

    Implementation Plan

    • Development of Business Model, including appropriate plan for land acquisition
    • Identification of Required Development Approvals
    • Preparation of draft policies to support Council’s decisions making with respect to employment land development
    • Prepare draft proposed County employment land development policies/objectives
  • Next Steps

    Following the completion of the Feasibility and Servicing Study, a presentation will be made to Council.  Dependant upon Council’s decision to move forward and directions to staff, future phases of work could include the following:

    Future Phase 2

    1. Conditional Land Acquisition to complete required studies.
    2. Due Diligence/Studies including – Environmental Impact Study, Archaeological Study, Agricultural Impact Study, Subwater Shed Study, Geotechnical investigation, structural engineering, survey, title search, site planning, traffic plans, water/sewer requirements.

    Future Phase 3

    1. Construction of infrastructure/servicing.
    2. Construction of business park (fully serviced, development ready).

    Future Phase 4

    1. Development of Investment Attraction Strategy.
    2. Marketing and Sale of Land.

    The impacts on future capital and operating budgets for the above phases will be determined as the study moves forward.


Communications and Outreach

We want to hear from industry, businesses, and residents on the plans as they move forward.

  • Channels of Communication

    The Feasibility and Servicing Study will include a robust public engagement and consultation program with a variety of outreach to applicable groups and seeking input from interested parties, individuals, businesses, and groups in Haldimand County.

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    Some of the groups that will be consulted during the study include:

    • Business Development and Planning Advisory Committee (Committee of Council)
    • Agricultural Advisory Committee (Committee of Council)
    • Landowners within the study area
    • Six Nations of the Grand River
    • Mississauga of the Credit First Nation
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    Town Hall and Public Meetings

    Holding public meetings will ensure a thorough vetting of the proposed plans.

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    Feedback Form

    A short online form to capture feedback on the Feasibility and Servicing Study.  Access the form here.


    Other Communications Channels

    Sign-up for Economic Development & Tourism division’s e-blast here ( Select E-Newsletters, Complete and submit form – selecting “Economic Development & Tourism E-Blast”

    Like our Business Haldimand Facebook page


    Reach out to us at

  • Provide Comments via Online Feedback Form

  • Upcoming Meetings

    A Public Open House is being planned and the date is pending. Check back as more details become available or email for further information.

Contact us:

Lidy Romanuk, Manager, Economic Development & Tourism

(905) 318-5932

Provide comments on our Feedback Form