Concerns have been raised about future development in the City of Sarnia and the Village of Point Edward after Cargill Limited submitted a two-tier application for a Minister's Zoning Order (MZO).
Sarnia Mayor Mike Bradley said he received a letter from Cargill, less than a week before Christmas, advising the city of its application to the Minister of Municipal Affairs and Housing.
"Recent proposed development activity near the terminal raises concerns about the encroachment of new sensitive land uses to Cargill’s industrial operation. This creates significant land use compatibility challenges," read the letter. "Accordingly, separation from sensitive land uses is required to mitigate potential adverse effects such as noise, dust, odour, and vibration."
The Cargill Sarnia Grain Terminal is located at 101 Exmouth St.
Critical to the agricultural industry, the terminal handles fertilizer and exports grain from southwestern Ontario to customers across the globe. The company noted it directly handles around 35 per cent of Ontario’s export grain.
The MZO proposes a two-tier buffer approach: a prohibition on sensitive land uses within 300 metres of Cargill's property limit, and a holding provision (301m to 650m from the property limit) requiring technical studies and mitigation measures for any new sensitive land uses.
Bradley noted how controversial MZOs are, as the provincial tool can override municipal decisions and bypass the need for public consultation.
"I'm just disappointed they jumped to this step, and I know the mayor of Point Edward is too," Bradley said. "It's heavy-handed. I just don't understand the approach."
If the MZO is approved, Bradley said he's concerned as to what it would mean for the mixed-use waterfront.
He suspects the abrupt move from Cargill was spurred by plans progressing in the Harbour Street area.
Tricar Properties purchased the former Stokes By The Bay property with plans for residential development. Bradley also noted plans from the Sarnia and District Humane Society to possibly build in the area.
"I don't know why they (Cargill) jumped to that step. Why not see the Tricar proposal, why not see the humane society's proposal, and then work with the community," Bradley said. "That would force us to do all those things... traffic studies, planning hearings."
"If they get this order, then we lose total control," Bradley added.
Bradley said he understands the importance of agriculture but he's not in favour of taking away the rights of property owners.
"They'll make the case, this is a big deal for agriculture, and yeah, I understand that," he said. "I've supported them in the past. But, boy, they lost an ally with this approach."
Village of Point Edward Mayor Bev Hand said she also felt blindsided by Cargill and sent an immediate letter to Housing Minister Rob Flack and Sarnia-Lambton MPP Bob Bailey.
"Yes, we are concerned," Hand told Sarnia News Today. "I don't feel it's fair. Any of our citizens [wouldn't] feel it would be fair for the government to come in and override local authority when we've had a planning process."
Hand said she's unsure if the proposed MZO limit (related to 600m) would impact the former Holmes Foundry site. However, she's concerned it may hinder potential development near the casino.
"It's too early to tell, I haven't talked to the owners of that property," Hand said.
MPP Bailey told Sarnia News Today that the MZO application from Cargill has not yet been officially received by the Ministry of Municipal Affairs and Housing.
"So we don't know the specific details of what Cargill is requesting," said Bailey in an emailed statement. "However, every MZO application review by the ministry includes a public consultation process. I strongly encourage all interested parties to participate in that process once it begins."
A report from Ontario's Auditor General in 2024 found that the Ford government had used MZOs more frequently without a consistent protocol.
"Cargill actively engages with government officials on initiatives critical to ensuring the long-term viability of our grain terminal operations. This includes advocating for effective land use policies and tools to protect vital economic corridors and uphold agricultural supply chains," Cargill said in an emailed statement to Sarnia News Today. "We have proudly partnered with the Sarnia community since 1988, supporting local economic prosperity, community safety, and farmer livelihoods."
The company said it employs approximately 50 team members.
