Guelphissauga #6: Arkell Road Proposal

The Fellowship of Guelphissauga has resumed after dealing with a lengthy viral infection. This time around a new type of Property Developer Orc has arrived at the gates of the Shire called the Black Shoemakers. They appear to be a nicer breed compared to the Blue Blooded Orcs from earlier battles, but their full intentions are still unknown. The Black Shoemaker Orcs are proposing to build a residential subdivision containing 31 single detached dwellings and 60 cluster townhouse units at 220 Arkell Road near the southeast corner of Guelphissauga.

The Shoemaker Orcs were welcomed to enter the Shire's gates by respecting the Rule of the Ward. They agreed to the rule by limiting their building heights to a maximum of six storeys and having a maximum net density of 60 units per hectare. When they sat down with the Fellowship at the Council table, the details of their plan were scrutinized in terms of preserving natural wetlands, local traffic congestion, and financial affordability.

The first skirmish occurred between the Shoemaker Orcs and the Fellowship Delegates around preserving the natural wetlands connected to the conservation area near Arkell Road. The Shoemaker Orcs were well prepared for this battle by equipping themselves with green chain-mail armour consisting of 55% natural untouched land with buffer zones around their sensitive lands. Delegates Claudia Espindola and Mary Staples attempted to poke holes in the green-plated armour. Delegate Claudia objected to the amount of south-end development and the disruption to surrounding wildlife with the support of over 200 petition signatures. Delegate Mary raised concerns over the ecological impact and protection from cutting through the area when the new high school is built at Victoria and Arkell.

The second skirmish began when the Shoemaker Orcs used a smokescreen to gloss over the development's affordability and traffic impacts. Having the development near a new high school connects it to a new flow of pedestrian, bus, bike, and car traffic at the intersection of Victoria and Arkell. Councillor Leanne Caron Piper saw through the smokescreen with her upgraded eagle-eye skills fuelled by the positive karma of Drive-by Birthday Parties. She suggested the need for a secondary road access from Arkell Road, especially for emergencies. But the Shoemakers Orcs were successful at keeping their smokescreen on the financial affordability of the houses. They used unclear language in the proposal saying the housing is for “different incomes and stages in life” and told the Fellowship that the price of the units is unknown at this point.

What do you think?
Is Guelphissauga growing too fast?
Is there enough protection for natural wildlife?
Will these homes be affordable?
Will Victoria & Arkell surpass Stone & Gordon as the busiest intersection?