Black Bear Ridge Village is a proposed $1.54 billion, 370-hectare master-planned golf resort community development, which would include a mixed-use resort, up to 3,049 residential units of mixed housing types from single family to townhouses to low-rise apartment buildings, a variety of supporting commercial and recreational uses, as well as open space and parkland areas featuring multi-use trails. These developments would be located around the golf course at 501 Harmony Rd in Thurlow Ward which was opened in 2005 by late developer Brian Magee who died in July 2020.
Uses permitted on site include expanded resort facilities (clubhouse, spa, hotel and additional resort accommodations) as well as up to 3,049 residential housing units, with a goal to have affordable and seniors housing, both for rent and purchase, as part of the mix.
The proposed Draft Plan includes 39 blocks for detached residential; 8 blocks for multiple-attached residential; 1 block for other residential; and 5 blocks for mixed-use.
While this application is currently under review by the City and partner agencies, it is not part of the public meeting process pursuant to the provisions of the Planning Act due to the MZO issued by the Government of Ontario.
Development is proposed to be implemented in phases over a 20- to 30-year period and is dependent on fluctuations in market conditions subject to a series of conditions that need to be met through technical studies and detailed design before final approval. The full development of the site represents 30 or more years of growth.
It is Specific Policy Area #7 – Black Bear Ridge Village Planning Sub-Area in Belleville’s Official Plan.
Ownership
Black Bear Ridge was acquired in August 2021 by Black Bear Ridge Limited Partnership by its general partner Black Bear Ridge GP Inc. and 449 Harmony Road Inc. – a partnership between Cale Fair, a tech exec, and Alex Sharpe, a serial entrepreneur who co-founded IQ Offices and Lanescape, assisted by investors.
embracing the original vision of maturing the property from a regional golf facility into a full, four season resort with commercial, entertainment, and recreational amenities complemented by surrounding residential and mixed-use development.
Proposal
Upper limits of the development proposal:
- Residential uses: limited to a combined total of 3049 dwelling units
- Buildings or structures associated with the clubhouse: limited to a combined total of 6,000 square metres of gross floor area.
- Buildings or structures associated with golf course, pro shop, golf maintenance facilities, a golf teaching academy with visitor’s accommodations and practice ranges: limited to a combined total of 5,000 square metres of gross floor area.
- Buildings or structures associated with cabin establishment, resort, tourist establishment, hotel, and motel: limited to a combined total of 10,200 square metres of gross floor area.
- Buildings or structures associated with spa and wellness centre: limited to a combined total of 2,500 square metres of gross floor area.
- Buildings or structures associated with fairgrounds: limited to a combined total of 200 square metres of gross floor area.
- Other non-residential uses: limited to a combined total of 15,000 square metres of gross floor area across all uses.
The floodplain is regulated by the Quinte Conservation Authority (QCA). It is acknowledged that no development can proceed in the regulated area without express permission from Quinte Conservation (QCA).
Costs and benefits
Belleville entered into a Cost Recovery Agreement with Black Bear Ridge GP Inc. in 2023. According to this agreement, the Owner is fully responsible for covering all the City’s costs related to processing and reviewing the Black Bear Ridge Village development proposal, including expenses for necessary studies, peer reviews and consultant fees. This includes the two City-initiated studies: the JLR Master Servicing Study, and the Watson Fiscal Impact Assessment.
The development is required to be serviced by full municipal water and sanitary services. The developer will pay to bring the services up to the site. The City will pay for some of the services that benefit areas outside of the development, as well as future developments along the proposed routes (which will be recouped by the City during other development application processes). The exact route and location of where this infrastructure would be is currently under review.
The City has also engaged Watson & Associates Economists Ltd. to undertake a fiscal impact analysis to evaluate the development’s effect on municipal resources and to develop a financial strategy with options for funding growth-related infrastructure, including identifying cost responsibilities for both the Proponent and the City. This study is currently in process.
The project would raise $45.6 million in development charges revenue for Belleville.
It does not appear as though Belleville Council consulted with the community as expected by the Minister of Municipal Affairs and Housing before supporting the developer’s MZO request. The developers stated during that meeting that they would conduct developer-led public consultation after the MZO was granted, which they did in April 2023 and May 2024, and the City launched a “Get Involved” page in 2025. However, these occurred months and years after the zoning order was already law.
