A proposed housing development in Hamilton’s core has sparked controversy and frustration among residents and city officials. The project, consisting of two residential towers of 41 and 39 storeys, is located at Queen and Napier streets, near the Scottish Rite Club and Victorian-style homes. Despite multiple consultations and design changes, developer Vrancor has appealed to the Ontario Land Tribunal (OLT) following pushback from critics who deem the project as an “overdevelopment.” Concerns have been raised about the impacts on wind, shadows, traffic, and the heritage nature of the neighbourhood.
Wayne McPhail, spokesperson for the Shadow Dwellers group, argues that the development has disregarded the community’s secondary plan, which aims to limit building heights to 10 storeys and ensure new structures are compatible with the existing heritage buildings. McPhail highlights the lack of sun and shadow studies, as well as the absence of appropriate setbacks between the neighbourhood and the proposed towers. He also criticizes the lack of consultation with the community, stating that the current design is vastly different from the original four-storey plan presented to the public in 2022.
Mario Frankovich, Vrancor’s vice-president of investment and strategic planning, defends the project, noting that significant consultation was conducted in 2017. He explains that initial plans for four 20-storey buildings were revised to two 25-storey and two 15-storey buildings, based on feedback from city officials and the planning department. Frankovich asserts that after further input and a virtual open house in March 2022, it was determined that taller towers of 41 and 39 storeys would have less shadowing impact. The decision to involve the OLT was made due to a lack of progress in resolving the issue after years of planning.
The ongoing dispute has highlighted the challenges of balancing development and heritage preservation in Hamilton’s historic neighbourhoods. Councillor Maureen Wilson acknowledges the complexity of the situation, with technical studies and community input playing crucial roles in determining the future of the proposed development. The upcoming conference scheduled by the OLT on May 17 will provide an opportunity for all parties to present their arguments and potentially reach a resolution. The outcome of this case could have implications for future development projects in the city and the importance of community engagement in the decision-making process.
