Project Overview:

SSWA was retained by the City of Niagara Falls to complete a land use compatibility assessment in support of the Garner West and Northwest Secondary Plan Areas.

The study formed part of a broader planning process to guide the long-term development of new community areas, evaluating how future residential and mixed-use development could be introduced within an evolving urban context.

Challenges

The Secondary Plan Areas represent new urban expansion lands transitioning from agricultural and rural uses to planned residential communities.

The City required a clear understanding of how existing and planned surrounding uses may influence future sensitive land uses, including potential considerations related to noise, air quality, odour, dust, and vibration.

Key interfaces included major transportation corridors, surrounding commercial and industrial uses, and long-term contextual features such as aggregate operations. The work also needed to support land use planning decisions at a policy level, while identifying where more detailed study would be required as development proceeds.

Approach

SSWA undertook a comprehensive assessment combining technical analysis with planning policy considerations.

The work included review of municipal and provincial data sources, including Environmental Compliance Approvals, applicable guidelines, and planning frameworks. Site reconnaissance was completed to document existing conditions and better understand the surrounding environment.

Potential sources of influence were identified and evaluated, and mapping was developed to illustrate how these sources relate to the Secondary Plan Areas. This allowed for the identification of key interface conditions and areas requiring further consideration.

Building on this analysis, SSWA provided guidance to support the City’s preferred land use concept, including recommendations for future studies, mitigation approaches, and policy direction to guide development as the area evolves.

Outcome

The assessment provided the City with a clear framework to guide Secondary Plan development, identifying where compatibility considerations may arise and how they can be addressed through future planning and design.

The work translated technical compatibility considerations into practical planning direction, including recommended study requirements and mitigation approaches to be implemented through future development applications.

Overall, the study supported the introduction of new residential and mixed-use communities while maintaining compatibility with surrounding land uses and infrastructure and informed the development of policies to guide long-term growth within the Secondary Plan Areas.