Town plans › Industrial Land Strategy · Growth and new development · Town money, debt and taxes

Industrial Land Strategy

Full title: Municipality of Strathroy Caradoc - Industrial Land Strategy Report

Promises about this plan

• Colin Grantham (Mayor): He called industrial growth his top priority and promised to work on the 2025 Industrial Lands Strategy, focusing first on Molnar Industrial Park and later on the Glendon Drive / Highway 402 corridor, plus a regional industrial plan with neighbouring municipalities.

What the plan says to do (19)

Progress only changes when a public record shows something was done. Page numbers point to the plan itself.

• Fill the remaining Molnar Industrial Park lands before developing any new industrial land (25.5 acres left of 340 municipally owned acres: 17 acres shovel ready, 8.5 acres needing road and infrastructure extensions). page 3
  When: near term; infill expected in 1-2 years | Where: Molnar Industrial Park, Strathroy | Priority: Option 1 - preferred near-term option (primary focus)

  Not yet checked
• Do a land valuation of the existing vacant Molnar infill lands. page 39
  When: Phase 1: In-fill Planning (12 months on roadmap) | Cost: part of Phase 1 total of $4,060,000 | Where: Molnar Industrial Park | Priority: Phase 1 step 1

  Not yet checked
• Review information or do studies to confirm servicing capacity, especially wastewater treatment capacity at the existing plant. page 39
  When: Phase 1 | Cost: part of Phase 1 total of $4,060,000 | Where: Molnar Industrial Park / existing wastewater plant | Priority: Phase 1 step 2

  Not yet checked
• Procure and build additional servicing for the Molnar lands (for example road extension, power, water, sewer/storm extension). page 39
  When: Phase 1 | Cost: Phase 1: In-fill Planning total $4,060,000 | Where: Molnar Industrial Park | Priority: Phase 1 step 3

  Not yet checked
• Find strategic partners or developers who can help build site services and speed up filling Molnar, and keep marketing the lands with the County, nearby municipalities and Invest Ontario. page 39
  When: Phase 1, in parallel | Cost: part of Phase 1 total of $4,060,000 | Where: Molnar Industrial Park | Priority: Phase 1 steps 4-5

  Not yet checked
• Get project manager support to help procure and manage consultants for the Molnar infill. page 39
  When: Phase 1 | Priority: recommended

  Not yet checked
• Keep using development incentives (approval support and the Community Improvement Plan), watch for funding programs such as the Middlesex County Loan Program, and apply where they fit. page 39
  When: Phase 0 and ongoing

  Not yet checked
• Consider future industrial land needs while doing the Settlement Boundary Review, so industrial development is not significantly delayed. page 3
  When: during the current settlement boundary review

  Not yet checked
• Once Molnar is filled, go back to Council at a 'stage gate': reassess whether the Glendon Drive corridor is still the best next area, look at newly available lands from the settlement boundary review, and have Council confirm the preferred area. page 39
  When: Stage Gate (12-24 months on roadmap), after Phase 1 | Cost: $205,000 (Stage Gate - Settlement Boundary Review) | Where: Glendon Drive corridor or other lands

  Not yet checked
• If Council approves new industrial land, prepare a Secondary Plan for the area (land surveys, geotechnical, functional servicing, archaeological and traffic studies), then a Master Servicing Plan, a Class-D cost estimate, funding applications, a procurement analysis and talks with landowners about partnership. page 40
  When: Phase 2: Medium Term Planning & Feasibility (24 months on roadmap) | Cost: $1,150,000 | Where: Glendon Drive corridor (Option 3) | Priority: Option 3 - secondary planning

  Not yet checked
• Prepare a draft and final Plan of Subdivision for the 420-acre Glendon Drive site. page 41
  When: Phase 3A (12-36 months on roadmap) | Cost: $1,050,000 | Where: Glendon Drive corridor

  Not yet checked
• Expand the Mount Brydges Wastewater Treatment Plant from 825 to 2,348 cubic meters capacity to serve Mount Brydges growth and the Glendon Drive corridor, and plan industrial needs into that expansion. page 41
  When: Phase 3B (24-48 months on roadmap); construction expected 24-36 months | Cost: about $32.3 million for the plant expansion; Phase 3B total $36,370,000 (plant plus Glendon Dr servicing extensions) | Where: Mount Brydges WWTP

  Not yet checked
• Design and build servicing extensions (road, power/telecom conduit, water/wastewater, storm) from the intersection of Adelaide and Glendon to 8792 Glendon Dr. page 41
  When: Phase 3C (12-18 months on roadmap) | Cost: included in Phase 3B total of $36,370,000 | Where: Adelaide Rd and Glendon Dr to 8792 Glendon Dr, Mount Brydges

  Not yet checked
• After construction, market the new industrial lands (with the County and Invest Ontario) and start planning the next phase once existing industrial lands reach 80% capacity. page 42
  When: Phase 4: Post-Construction (continual) | Cost: $130,000

  Not yet checked
• Do not advance the Southwest Strathroy area (56 acres) or the Hickory Drive corridor (390 acres) at this time; revisit only if market or servicing conditions change. page 37
  When: deferred | Where: Southwest Strathroy; Hickory Drive corridor (Hwy 402 to Egremont Dr.) | Priority: Options 2 and 4 - deferred

  Not yet checked
• For long-term corridors, start talks with neighbouring municipalities about joint servicing, secondary plans and infrastructure partnerships, while keeping the near-term focus inside Strathroy-Caradoc. page 28
  When: long term | Where: near Adelaide Metcalfe and Middlesex Centre boundaries; Glendon Drive corridor | Priority: stakeholder recommendation

  Not yet checked
• Set up a 'Rapid Employment Projects' approvals lane with service level agreements, pre-consultation and checklists, and launch a Builders' Forum. page 27
  Priority: stakeholder recommendation

  Not yet checked
• Compare development charges and utility rates with other Southwestern Ontario municipalities and, where gaps exist, consider time-limited fixes such as area-specific DCs, deferred payments or CIP enhancements. page 27
  Priority: stakeholder recommendation

  Not yet checked
• Release land only when servicing capacity is confirmed, phasing infrastructure on the wastewater Environmental Assessment results (preliminary targets 2,200 to 4,000 m3/day). page 27
  Priority: stakeholder recommendation

  Not yet checked

How to tell if it is being followed

• Look for a Molnar land valuation, a servicing capacity study, and a capital budget line or tender for Molnar road/water/sewer extensions (Phase 1, $4,060,000 in the report).
• Watch for public results of the closed-session Molnar land items: sale by-laws, agreements or announcements.
• Check whether staff bring the 'stage gate' report back to Council after Molnar is filled, and whether the Settlement Area Boundary Expansion and the requested Highway 402 employment-land report include the Glendon Drive corridor.
• Watch budgets and the water/wastewater plans for the Mount Brydges Wastewater Treatment Plant expansion (about $32.3 million in the report) and servicing along Glendon Drive to 8792 Glendon Dr.
• Check whether Council ever passes a motion to receive, adopt or endorse the strategy, and whether staff report progress against its roadmap.
• Look for Middlesex County Loan Program or Employment Land Readiness Program applications and any joint servicing talks with Adelaide Metcalfe or Middlesex Centre.

What has happened since

• October 5, 2026
  The agenda included a public meeting on an Official Plan and zoning amendment (OPA 3-2025 / ZBA 19-2025, listed as 301 Second Street) with an Employment Area Removal Study supplemental memo attached; the outcome was not checked. [S10]
• September 21, 2026
  Council approved an Official Plan Amendment for 8776 and 8792 Glendon Drive, Mount Brydges (By-law 91-26), carried 9 to 0. 8792 Glendon Dr is the end point the strategy names for servicing extensions along Glendon Drive. [S14]
• August 18, 2026
  Council met in closed session on Molnar Industrial Park (legal advice on litigation or potential litigation, and two land acquisition/disposition items); direction was given to staff and approved in open session. [S9]
• June 24, 2026
  At the Settlement Area Boundary Expansion public meeting, a motion to have staff look at adding 200 acres of employment lands around the Highway 402 Glendon Drive exit in Mount Brydges was lost. A motion directing staff to report on the most expedient process to add employment acres along Highway 402 at all exits in the municipality carried. No recorded votes. [S8]
• February 17, 2026
  Council met in closed session about a proposed or pending acquisition or disposition of land at Molnar Industrial Park; direction was given to staff and approved in open session. [S7]
• January 19, 2026
  In the County Council report, Council heard that Middlesex County approved an Employment Land Readiness Program making $13.9 million (as heard in meeting captions) of loan-program reserve money available for early planning and technical work on employment lands. [S6]
• December 15, 2025
  Colliers presented the Industrial Land Strategy Report (dated Dec 1, 2025) to Council. No motion on the strategy is recorded in the minutes. [S1]
• June 13, 2025
  The town issued RFP 2025187 'Industrial Land Strategy' (closed July 3, 2025; awarded July 29, 2025; the bid page names Colliers). It asked for a 10-15 year phased strategy with a Council presentation by Sept 30, 2025. [S4]
• June 2, 2025
  Council received report ED-2025-06 for information and approved reallocating funds to an industrial lands feasibility opinion. The report says all four bids for an Economic Development Strategic Plan (budget $50,000 in the 2025 operating budget) should be declined on price, deliverables and methodology, and that an industrial lands needs letter of opinion should be done instead. Carried, no recorded vote. [S12]

Words used in this plan

Employment lands

Land set aside for jobs - factories, warehouses, offices - instead of homes.

Serviced land

Land with roads, water, sewer and power already brought to it, so building can start.

Shovel ready

Land that is zoned and serviced so a company could start building soon.

Settlement boundary review (SABE)

The process of deciding whether to move the line around a town so more land can be developed.

Jobs per hectare

A planning rule of thumb for how many jobs an area of land holds; used to estimate how much land is needed.

Closed session

A private part of a Council meeting allowed by law for things like land deals and legal advice.

Stage gate

A planned stop where Council reviews progress and decides whether to go on to the next phase.

Secondary plan

A detailed land-use plan for one area, more specific than the Official Plan.

Sources

• [S13] Colliers Project Leaders for the Municipality of Strathroy-Caradoc (eScribe attachment to Dec 15, 2025 agenda item 7.2), Municipality of Strathroy Caradoc - Industrial Land Strategy Report (Doc ID P1702-1227449838-12, version 2.0), December 1, 2025. plan document; 43 PDF pages; PDF page = printed page + 2.
• [S12] Municipality of Strathroy-Caradoc, Economic Development and Community Engagement, Staff Report ED-2025-06: Economic Development Strategic Plan RFP Results, June 2, 2025. staff report; 2 pages; submitted by Heather Lalonde, approved by CAO Rob Browning.
• [S1] Municipality of Strathroy-Caradoc (eScribe), Regular Council Meeting minutes and agenda, item 7.2 Industrial Land Development Strategy (attachment: Industrial Land Strategy Report.pdf, DocumentId 30437), December 15, 2025. minutes; Minutes record only that Johnathan Lampman of Colliers spoke; no motion.
• [S2] Municipality of Strathroy-Caradoc (eScribe), Regular Council Meeting minutes, item 11.5.2 Economic Development Strategic Plan RFP Results - ED-2025-06, June 2, 2025. minutes; Moved McGuire, seconded Brennan; carried.
• [S3] eScribe/ISI captions, Council meeting machine captions, June 2, 2025 (ED-2025-06 discussion, about 02:06:51-02:11:35), June 2, 2025. minutes; Machine captions, not official; used for the $50,000 figure and the decline-all-bids explanation.
• [S4] Municipality of Strathroy-Caradoc (Bids and Tenders), Industrial Land Strategy - RFP (2025187), June 13, 2025. web page; Scope, dates and award date; no contract value shown.
• [S5] Municipality of Strathroy-Caradoc, Council Highlights - December 15, 2025, December 15, 2025. web page; Says the strategy identifies four potential areas for industrial development; reports no Council decision.
• [S6] eScribe/ISI captions, Council meeting machine captions, Dec 15, 2025 (Colliers presentation, about 00:30:20-01:00:36) and Jan 19, 2026 (County Council report, about 01:49:57), December 15, 2025. minutes; Machine captions, not official; used for presentation context and the Jan 19, 2026 county program. Jan 19, 2026 meeting: https://pub-strathroy-caradoc.escribemeetings.com/Meeting.aspx?Id=9f5a1efa-bd36-463e-9dcb-742c42199f6f&Agenda=Agenda&lang=English
• [S7] Municipality of Strathroy-Caradoc (eScribe), Regular Council Meeting minutes, closed session report (Molnar Industrial Park), February 17, 2026. minutes; Section 239(2)(c) land item; direction given.
• [S8] Municipality of Strathroy-Caradoc (eScribe), Special Meeting of Council minutes - Statutory Public Meeting, Settlement Area Boundary Expansion (BBP-2026-59), June 24, 2026. minutes; 200-acre Glendon Drive exit motion (Derbyshire/Willsie) lost; Highway 402 all-exits report motion (Willsie/McGuire) carried.
• [S9] Municipality of Strathroy-Caradoc (eScribe), Special Meeting of Council minutes, closed session report (Molnar Industrial Park), August 18, 2026. minutes; Litigation/legal advice item plus two land items on Molnar; direction given.
• [S10] Municipality of Strathroy-Caradoc (eScribe), Regular Council Meeting agenda, item 5.3 Public Meeting No. 3 (BBP-2026-99), October 5, 2026. web page; Agenda only; minutes not checked.
• [S11] Colin Grantham campaign, Grantham platform (votegrantham.ca/platform), saved snapshot, October 27, 2026. web page; Promise: work toward fulfilling the recommendations in the Industrial Lands Strategy as presented to Council in 2025; Molnar short to mid term, Glendon Drive / 402 corridor long term; regional industrial growth plan.
• [S14] Municipality of Strathroy-Caradoc (eScribe), Regular Council Meeting minutes, item 9.2.3 OPA 1-2026 7776 Glendon Drive Evaluation Report (BBP-2026-95) and By-law No. 91-26, September 21, 2026. minutes; Moved Kennes, seconded Pelkman; carried 9 to 0.

What we could not find

• Figure 11 roadmap is an image; durations were read from the rendered page (12, 12-24, 24, 12-36, 24-48, 12-18 months, continual) and should be double-checked by eye.
• Contract value for the Colliers award (RFP 2025187) is not shown publicly, and the report does not state it.
• The strategy is not posted on the town's Studies, Plans and Publications page or on investstrathroy-caradoc.ca as of 2026-10-27.
• No staff report found that brings the strategy back to Council for a decision; no progress report found.
• The staff report requested on June 24, 2026 about adding employment acres at Highway 402 exits was not found in agendas up to Oct 5, 2026.
• Minutes of Oct 5 and Oct 19, 2026 not checked for related decisions; 2026 and 2027 budget documents not checked for Molnar servicing lines.