The long-debated roundabout at the intersection of Ludlow Road and Rocky Creek Road will no longer be a condition of development for a proposed commercial plaza at 1130 Rocky Creek Rd., following a decision by Ladysmith council on May 6.
Council voted to amend Covenant CB215820, in principle, removing the developer's obligation to construct a roundabout. Instead, a set of interim traffic measures will be required through a new covenant. These include restricting access to a right-turn-only egress onto Ludlow Road, installation of a temporary median, and signage prohibiting left turns and U-turns in the vicinity.
Other conditions include installation of a temporary gravel pathway along the property’s frontage and a cash-in-lieu payment for frontage improvements along Ludlow and Rocky Creek Roads at the time of building permit issuance.
The original motion included a requirement for the developer to contribute $200,000 toward the eventual construction of the roundabout. That clause was separated from the main motion and considered in a separate vote, which council ultimately defeated.
“To me, the principle of fairness is that everybody that is going to benefit should be paying an equal part instead of making one developer pay the whole shot,” said Coun. Duck Paterson, who introduced the motion.
The development, first proposed several years ago, includes plans for a commercial plaza featuring a drive-through coffee shop and a dollar store. The original covenant, adopted in 2019, mandated that a roundabout be constructed to address anticipated traffic impacts. However, rising costs and logistical complications have prompted reconsideration of that requirement. While a roundabout is likely to be required in the future for traffic safety, it is not currently deemed necessary.
Paterson emphasized the need to balance traffic concerns with economic opportunity.
“Turning down economic opportunity for the community is not, in my opinion, one of the best things we can do,” he said.
The project has drawn community attention in recent months, particularly from neighbouring businesses. In March, Sean and Jason Dunlop, owners of the nearby Home Hardware, raised concerns about the proposed median’s impact on customer access. They launched a petition urging the town to delay the median’s installation until a roundabout is built, warning it could prompt drivers to make unsafe U-turns near the store.
At the March 19 council meeting, then-acting mayor Tricia McKay responded to the petition.
“The median is an essential traffic safety feature that will be necessary when the access for the proposed development at 1130 Rocky Creek Rd. is constructed,” she said, adding that the measure is intended to prevent collisions at the Ludlow-Rocky Creek intersection.
This latest decision marks a significant step forward in a development process that has seen multiple revisions and extended council debate. While some councillors and residents remain concerned about long-term traffic implications, others view the amendment as a pragmatic approach to moving the project forward while maintaining basic safety requirements.
The covenant amendment will require a new public hearing and approval from the Ministry of Transportation and Infrastructure before it can proceed.
