I am a resident of Brooklin, witnessing a proposed change that directly impacts me, my home, and my neighborhood. I live in the immediate vicinity of the intended property development, and my house backs up onto it. This brewing reality presents a serious challenge to our small, close-knit community.

The proposed 6-story condominium development at the corner of Chelmsford and Winchester in Brooklin contradicts the harmonious nature of our residential area. It threatens to substantially alter the character, scale, and dynamics of our neighborhood. 

1.  Excessive Density and Height Amendments
The applicant is requesting amendments that would dramatically alter our community:

 

• Density Increase: From 85 units per net hectare to 250 units per net hectare – a staggering 194% increase

• Height Increase: From the current 4-storey maximum to 6 storeys

• Zoning Change: From R1-VB (Village Brooklin Residential) and C1-VB-2 (Village Brooklin Commercial) to permit a mixed-use building

These amendments directly contradict our Brooklin Community Secondary Plan, which explicitly states in Section 11.5.1.1 that "Brooklin will grow in a manner that maintains the small-town community feel while evolving into a complete community."

The specialized zoning designations in Brooklin (R1-VB, R2-VB, MUR-VB, C1-VB) were deliberately created to maintain our village character. The requested amendments

would undermine this careful planning approach and set a dangerous precedent for future development.

 

2.  Severe Traffic and Safety Concerns

Our community members who commute daily can attest to the traffic issues we face. While Winchester Road is undergoing widening, this project does not fully address our concerns:

 

Current Traffic Conditions
 

• Winchester Road is already operating beyond capacity during peak hours, with traffic backed up from Baldwin Street to Thickson Road during morning rush (7:00-9:00 AM) and afternoon school pickup times (2:30-4:00 PM)

• According to the Brooklin Transportation Master Plan (2017), Winchester Road is already experiencing "Level of Service E" during peak hours, which indicates "unstable flow" and "significant delays"

• Our residents regularly experience 15-20 minute delays just to travel 2-3 kilometers along Winchester Road

• The intersection of Winchester and Baldwin is particularly problematic, with average wait times exceeding 3-4 light cycles during peak periods

• Traffic counts from the Brooklin North Major Roads Environmental Assessment show Winchester Road carrying over 15,000 vehicles per day, well above its designed capacity

 

Winchester Road Widening Project and Current Traffic Crisis
 

According to the Town of Whitby Staff Report (PDE 04-24, June 3, 2024), Winchester Road is currently undergoing a widening project:

• Winchester Road between Baldwin Street and Anderson Street/Watford Street is being widened to a three (3) lane cross-section

• Construction is anticipated to continue through late 2025

• The project includes a centre two-way left turn lane, wider sidewalks, and a new traffic signal

However, what the report fails to emphasize is the severe current impact on our community:

• Eastbound traffic is completely blocked in the construction zone, with only westbound traffic permitted

• This has created an unprecedented traffic crisis for our community

• Residents must now take lengthy detours to travel east, adding 15-20 minutes to even short trips

• Baldwin Street and other alternative routes are now severely congested as traffic is diverted

• Local businesses along Winchester Road have reported significant drops in customer visits

• Emergency vehicles face critical delays when responding to calls east of the construction zone

While we understand infrastructure improvements are necessary, this current situation demonstrates how fragile our road network truly is. Even a single road project has created gridlock throughout Brooklin. Adding 98 condo units and 150-200 more vehicles to this already strained system would be irresponsible.

Furthermore, even after completion in late 2025, the project has significant limitations: - The widening only adds a centre turn lane, not additional through lanes in each direction - The project only covers a limited section of Winchester Road - The St Thomas Street/Winchester Road intersection will remain under side street stop control - The project does not address the fundamental capacity issues for east-west through traffic

 

Parking Insufficiency
 

The proposed development at 21, 25 & 27 Winchester Road East presents serious parking concerns for our community: - The development proposes only 100 parking spaces for 98 units (essentially a 1:1 ratio) - According to Statistics Canada data, the average household in Durham Region owns 1.8 vehicles - Simple math shows this development would require approximately 176 parking spaces (98 units × 1.8 vehicles) to accommodate actual resident needs - This creates a shortfall of 76 parking spaces that would inevitably spill onto our surrounding streets - Nearby commercial plazas would likely see their customer parking taken by condo residents and visitors - Winter snow clearing would be severely impacted by overflow street parking

 

Future Traffic Projections
 

• This development would add approximately 150-200 more vehicles to our already congested roads daily

• The Town's own traffic studies indicate that by 2031, without significant infrastructure improvements, Winchester Road will reach "Level of Service F" (complete failure)

• According to the Durham Region Transportation Master Plan, the Brooklin area is projected to see a 40% increase in traffic volume by 2031, even without additional high-density developments

• The Winchester Road widening project, while helpful for turning movements, does not add capacity for the increased through traffic this development would generate

• The Environmental Assessment for Winchester Road was completed in 2013, and as the staff report notes, there have been "changing traffic patterns" since then that may not be fully addressed

 

Safety Implications
 

This isn't just about convenience—it's about our community's safety: - Emergency vehicle response times are already compromised during peak hours, with fire trucks and ambulances struggling to navigate congested roads - The Brooklin Fire Station on Winchester Road often faces significant delays in responding to calls due to traffic congestion - School buses are regularly delayed, affecting hundreds of our children - Increased traffic poses serious safety risks to pedestrians, especially children accessing nearby parks and recreational facilities - While the widening project will add a traffic signal at Winchester Road and Durham Street/Chelmsford Drive, this intersection has already seen multiple accidents, and adding 150-200 more vehicles will only increase these risks

 

3.  Strain on Already Overburdened Infrastructure

Our community's infrastructure is already struggling to keep pace with growth:

 

Healthcare Capacity: - Our local hospitals are operating well beyond capacity - While a new hospital has been announced for Whitby, it won't be operational for several years - Adding 200-300 more residents would further strain these overwhelmed services

School Capacity: - Our local schools, including Blair Ridge PS, St. John Paul II Catholic, and Winchester PS, are already at or near capacity - There are no clear plans for school expansion to accommodate our growing population

Municipal Services: - The Town's 2024 Budget already shows growth pressures, with a net budget increase of $5.3 million (4.4%) - This is already estimated to increase residential bills by 1.5% - Additional high-density development would further strain water, sewer, waste management, and other services we all rely on

 

4.  Market Mismatch and Absorption Risk

The proposed mixed-use development with 98 apartment units ignores the reality of Brooklin's housing market: - According to Realosophy's 2025 data, condos represent only 1% of sales in Brooklin - Our community strongly favors detached homes (79%) and

townhouses (19%) - Most new condo developments are concentrated in Downtown Whitby and Port Whitby, not Brooklin

This mismatch creates significant concerns: - Slow absorption could lead to partially occupied buildings for extended periods - This could negatively impact both the developer's financial viability and our community - Market data shows smaller-scale developments have been more successful in Brooklin

 

5.  Environmental and Sustainability Concerns
Upperview Winchester Inc.'s proposal contradicts Whitby's own sustainability frameworks: - The nearly tripled density (from 85 to 250 units per hectare) would reduce green space and increase impermeable surfaces - This contributes to urban heat island effect and stormwater management challenges - It conflicts with principles in Whitby's Green Standard and Sustainable Development Guidelines

 

6.  Precedent-Setting Concerns

If approved, these amendments would set a dangerous precedent for other vulnerable areas in Brooklin and Durham Region: - It would signal that our carefully crafted zoning and planning vision can be easily amended - It could encourage more speculative land purchases and inappropriate development proposals - It could lead to the gradual erosion of the village character that makes Brooklin special

 

Better Alternatives Exist

We're not opposed to all development. We recognize Brooklin will grow, but it must be done thoughtfully. Better alternatives for this site could include:

1.  Development Within Current Zoning: A development that respects the current 85 units per hectare density and 4-storey height limit would be more appropriate.

2.  Mixed-Use Development with Reduced Density: A mixed-use development with commercial space at grade but with significantly fewer than 98 residential units would better align with our community plan.

3.  Phased Development: A smaller initial phase would reduce impacts and allow for adjustments based on market response.

 

Conclusion

In closing, on behalf of our community, I urge Council to reject Upperview Winchester Inc.'s application for Official Plan and Zoning By-law Amendments at 21, 25 & 27 Winchester Road East. The proposed amendments to increase density from 85 to 250 units per hectare and height from 4 to 6 storeys:

• Contradict our community's planning vision

• Would worsen already severe traffic and infrastructure challenges

• Don't match our local housing market

• Raise significant environmental concerns

• Would set a dangerous precedent for future development

 

As residents, we're asking you to uphold the vision of Brooklin as a community that "maintains the small-town feel while evolving into a complete community." This development, as proposed, fails to respect that vision.