Issues: Forestry,  Quarry,  Council,  Demolition,  Water, Home

Rural Blockbusting Motivation for Highland Companies‟ Open House?

Marni Walsh, Shelburne Free Press, August 13, 2009

The Highland Companies‟ Open House announcement July 25th to mine 2400 acres in Melancthon, to a depth of 200 feet, came as a shock to many in attendance. Even those who have followed the maneuvers of the company over the past two years were surprised that the corporation would reveal plans to build one of the largest aggregate operations in Ontario this early in the game.

Highland Companies representative, Michael Daniher responded “We had indicated on previous occasions that additional project information would be available at the Open House, and that‟s what occurred, including the provision of information on the proposed licence area”.

There is speculation among local residents that “Rural Blockbusting” could be a motivating factor for the announcement. Garry Hunter, engineering consultant for the North Dufferin Agriculture and Community Taskforce (NDACT) says the announcement of 2400 acres, 200 feet deep has a “secondary purpose”, in his opinion: “to further pressure the contiguous neighbours to sell”. He says, “those next to the proposed 'above grade' aggregate processing facilities, haul routes and the rail line are most in harms way of operational nuisances. The processing facilities have been currently located in the narrowest part of the proposed quarry lands and closest to potentially sensitive vegetable crop lands not owned by the proponent. The proposed rail route at the 5th Line crosses over private farms, residences and/or wetlands.”

Highland Companies continues to buy up Melancthon farm land and have now acquired 7500 acres. Approximately seven farmers, as well as residential home owners, on the periphery of the proposed mine site, have been repeatedly approached to sell to Highland Companies - some as many as seven times. Many have seen their families farm the same land for generations and have every intention of continuing to farm. One of them, potato producer, Dale Rutledge says, “the purchase of these farms would add approximately 4000 acres or more to Highland holdings”.

To date, five homes and a barn have been demolished on Highland property, with a burn permit already issued for another property. There are approximately 15 more homes on Highland acreage. Residents fear that, without intervention by Council, most will eventually be demolished.

At the NDACT public meeting on June 20th, Mr. Daniher was questioned about the homes that had already been demolished. He told residents that they were either “condemned or uninsurable”. But Melancthon resident, Kate Armstrong, who will present a delegation to Council on the issue of Rural Blockbusting on August 13th, says “This is not true”. The homes were previously occupied and insured, and an email from the Chief Building Official for the County of Dufferin proved that none of the properties had been condemned. “These were homes in which residents of this community lived and raised families, and participated in the community, some for generations”, said Ms. Armstrong. “Highland Companies took it upon themselves to eradicate these homes.”

“Rural blockbusting”, or community depopulation, is known to involve the systematic elimination of residents and neighbours who are directly in the path of operations, who would ultimately experience negative effects from the day to day procedures of the industry, or at the very least have complaints that might create a negative public perception for a corporation or industry. Residents are usually offered a good price for their property early on, and may feel that it is better to “get out while the going is good”. Some go willingly; others feel they have no choice; still others, like many in Melancthon, hold onto the hope that the food and water that comes from their land is worth more to the Province than the limestone beneath it.

Studies by financial institutions have been done on “rural depopulation” (whether due to an influx of industry or the consolidation of farms) that show negative effects on the local economy. Sparsely populated rural areas lack the vital tax base to maintain quality infrastructure such as roads and bridges, and services like arenas, fire and police. This is also reflected in the County tax base for such crucial services as schools and hospitals. Consequently, townships can become less attractive locations to businesses and residents. Studies showed that the „trickle down effect‟ could be seen in the schools, businesses, and of course the banks, in the surrounding towns that receive a great deal of commerce from their rural populations.

Growing concern over community depopulation in Melancthon has led residents to create a resolution to be presented to Melancthon Council on August 13th. Ms. Armstrong will be asking Council to protect heritage homes and cease providing municipal approval on building demolitions, unless a building permit has been issued to erect a new building on the same site.

“Without homes you have no people, you have no community” says Kate Armstrong. After Highland Companies demolishes these homes, they will clearly apply for a reassessment on their properties, leading to a reduction in taxes payable on every single one of these properties. The reduction in the reality tax base will result in one of two things: a reduction in services or increase in property taxes on the remaining tax base in order to maintain the status quo.”

Can the loss of a handful of farmers, residents, and 20 or so homes really mean anything significant to Melancthon Township? Karren Wallace draws this comparison: “Stats Canada shows there are 1,103 private dwellings in Melancthon. To remove 20 houses from Melancthon‟s total equals 2% of the total homes. Comparatively, to remove 2% of the total homes in Toronto would equal 20,811 homes. What would Toronto do if someone came in and demolished almost 21,000 homes in the city

AUGUST 13, 2009

DELEGATION TO MELANCTHON COUNCIL

My name is Kelsey Phillips and I am here speaking in support and on behalf of the North Dufferin Agricultural and Community Taskforce (NDACT)

Once again our community faces a threat from the Highland Companies, this time with what is commonly referred to as Community Depopulation or Rural Blockbusting. What is this? It is the practice of demolishing home after home in our municipality, some of which have stood for more than 150 years, long before my Great Grandfathers time.

To date the following homes have been demolished by Highland Companies:

 The former Whitten, Benotto, and Ferguson homes and a fire permit has been issued for the Ferguson house.

Additionally there is a property at Shrigley located at Pt Lot 26, Concession 10 NE for which Highlands has received a burn permit so it can reasonably be expected that the structures on this homestead will also be demolished.

The Highland Companies also owns homes on the following properties, most of which are vacant at this time or will soon be vacant the former homes of:

 The Irwins, Fergusons, Webbs, Eichhorns, Ed & Lois Downey, Doug & Sandra Downey, Terry & Barb Prentice, Lavertys, Elgies, Paul Irwin, Blake Irwin, Bates, Loobys, Wilsons, Wilcox, Parsons, Lyons and Claytons (19 in total)

Based on the past practice of the Highland Companies it can safely be assumed that the structures, homes and outbuildings will be demolished, unless written assurances are provided by the Highland Companies and registered on the titles to these properties to ensure subsequent corporate owners are bound by this.

At the June 20 public meeting in Honeywood held by NDACT, a Highland spokesperson stated these homes were condemned and uninsurable. However this statement is not true. The Chief Building Official (CBO) for the County of Dufferin is the only authorized legislative authority to issue an Unsafe Order under the Building Code. The CBO advised in an email dated June 22, 2009

“None of these properties you are asking about have been as you say "condemned" by the County of Dufferin Building Department”

In other words, Highland Companies took it upon themselves to leave these homes unoccupied, unheated and in a state of disrepair after which they made the decision to eradicate these homes.

These were homes in which residents of this community lived and raised families and participated in their community, some of them for generations.

You might ask why is it anyone’s business what someone else does on their private property? The reasons are many.

Community and social fabric:

Without homes you have no people and you have no community. Where is your volunteer base to assist with community events such as the Beef Barbque, Strawberry Supper, charitable events, fundraisers, etc. Young adults who leave to the community for higher education with the hope of returning to financially and socially contribute to their communities and raise future generations will find very few housing opportunities. Our youth is our most valuable asset and without homes and without hope they are lost to us and will move on to benefit other communities, to Melancthon’s detriment and loss.

Recreation, Health & Safety:

Assuming on average four people reside in a home, a mother, father and two kids this means with there are potentially 80 fewer individuals who might participate on a hockey team, synchronized skating, figure skating, rent ice time, come to public skating or volunteer at the arena. That is a shocking number for an arena the size of Honeywood. Additionally from where will the volunteer firefighters be recruited? With two adults on average living in each house, there is the potential that 40 adult volunteers is lost with the demolition of these homes.

Financial:

After Highlands demolishes these homes, barns and structures, they will clearly apply for a reassessment on the properties, leading to a reduction in taxes payable on every single one of these properties. The reduction in the reality tax base will result in one of two things: a reduction in services or increase in property taxes on the remaining tax base in order to maintain the status quo. Is this fair?

Also many provincial grants and subsidy programs are dependent on per capita funding. With a reduction in population, resulting from Highlands destruction of these homes, it could impact Melancthon’s ability to apply or be eligible for some programs.

Does this sound like a company that has the best interests of the community at heart?

I ask you then, as a Council, to move immediately on a unified front to save the remaining homes from demolition. There are several ways this can be achieved.

You can pass the attached resolution tonight together with a bylaw that has been prepared for this purpose to designate the whole of the Township as a Demolition Control Area pursuant to Section 33 of the Planning Act.

You can cease to issue all fire permits on structures that are to be demolished in the Township of Melancthon, and all future fire and/or burn permits, that are applied for on dwellings intended to be demolished, be processed, reviewed and dealt with in all respects as though they were a demolition permit;

You can seek a heritage designation on the homes in Melancthon that a Heritage Designation Committee deems appropriate;

You can make a formal request to the County of Dufferin to implement any and all by-laws, orders, procedures or regulations which are required in order to further the intent of this Resolution.

You can stop this destruction of our community from occurring. As a young adult who would like to reside in and contribute to my community, as generations of my family have done, we need your help.

Thank you for giving me the time to speak