An “if we build it they will come” approach to Derry Green will not work.
Before developing a plan, a full analysis of the present situation is required. Such an analysis needs to include market studies, economic studies, and a competitive analysis. Yes, other municipalities are competing with Milton to attract business.! We need to develop a SWOT Analysis to identify the strengths we have that will exploit the opportunities in the external environment while mitigating our weaknesses. This strategic plan also has to include a financial plan because if the finances don’t work for either the Town or the businesses we seek to attract then all is lost.
My very preliminary analysis of the current situation indicates that Milton is not capitalizing on its easy access to both 401 and 407 in attracting businesses. Yes our recent new industrial developments have roughly the same utilization as our neighbouring and competitor municipalities but the unutilized part(s) of those developments have been on the market significantly longer than those of our competitors. The same preliminary analysis also indicates that the up front costs to develop in Milton are higher than most of our competitors. To be fair the lion’s share of the up front costs (Development Charges) result from the region but we cannot sit back and blame the Region, we need to work on both parts. The same analysis suggests that Milton’s annual business taxes are competitive so it is unlikely we need to mortgage our future by offering tax incentives.
As part of the planning process we need to develop a vision for Derry Green. Currently the Official Plan identifies the area and the broad type of business that will be accommodated in the various sectors of Derry Green. Industrial/logistics businesses to the north of Derry, prestige high quality along Derry and commercial to the south of Derry. But it is not sufficiently analytical. We need to see detailed design requirements for all of this – my idea of what constitutes prestige is likely different from the readers to some degree. Let’s be clear I am not advocating standardization and uniformity but I do want to know that one of the major arterial entrances to our Town enhances the lives of those who live, work and play there. During my 13-year commute between Milton and Mississauga I always felt a sense of relaxation as I turned from Trafalgar into Derry, I want to preserve that sense for our residents and visitors alike. We are the “Gateway to Escarpment Country” and we need to remember that as we grow
We already have a concept of the grid plan approach to the area south of Derry and the green area is identified, as are the woodlots and watercourses that are to be protected. I need to disclose that I am now in an area where I have a conflict of interest, this is where I live and it is important to my integrity that I make this clear! We need to spell out how we plan to use that green space – thoughts range from parkland with trails blending in with the protected woodlots to arena facilities to training grounds for Toronto FC. Design standards again are necessary to ensure that we get the best balance between development and the environment and to preserve as much as possible of the rural “feel”. Let us truly have a Business PARK!
We also need a vision of what type of businesses we want to attract to the area we need to be looking to develop a long term relationship between the Town and its businesses. Our elected officials and our Town staff need to demonstrate to these vital components of our community that we see them as partners and not just as “tax base”. They need to know that Milton will go to bat for them Regionally, Provincially and Federally.
I have read words describing Milton as “developer friendly” and I have seen these being used in both complimentary and derogatory fashion. For Derry Green to be a success we need to approach it like a business. Do not misunderstand me when I talk about this strategic plan I do not refer to the planning that is imposed upon the Town by the Planning Act that is a part of the process but we cannot afford it to be the only process. The Strategic Plan I am talking about is one where the citizens of Milton can and must participate and not because it is a Planning Act requirement but because their input is wanted.
In summary in order to ensure that Derry Green is a success for the Town, its Residents and its businesses I would work to ensure that a process is followed of: -
EVALUATE
PLAN
EXECUTE
MONITOR
This is no different than the way our successful businesses approach major capital expenditure, new product development, new market development and the like. It’s not rocket science, it’s not bureaucratic red tape – it is vital to success. Rest assured this is not only vital to the success of Derry Green but it is also a cornerstone to a sound tax policy. Milton has already seen current taxpayers being faced with bearing part of the cost of growth – the success of Derry Green will largely reverse that situation for the benefit of all the taxpayers of the Town.
