Repurposing Pickering Exploring the possibilities for new uses and reuses on the Pickering Nuclear site December 11, 2015 This report is made available for information purposes only. The content of this report is based on available facts, the analysis undertaken and assumptions made (the "Content"), as of the date of this report (11/12/2015). The Content may change, subsequent to the date of this report, and these changes may have an impact on the assessment results. Please note that OPG may or may not choose to either update this report or post an updated report. OPG cannot guarantee the completeness, accuracy, or reliability of this report or its usefulness for any purpose. OPG will not be liable for any loss, damage cost or expense arising or incurred as a result of any person's use or reliance on this report. 2 Executive Summary As part of planning for the end of commercial operations of the Pickering Nuclear Generating Station, Ontario Power Generation (OPG) is undertaking a study to explore future uses of the Pickering site. The reason for this is to ensure that the site will continue to be put to productive uses that benefit Ontarians during and after the decommissioning of the Pickering station. Given the transmission (hydro) corridor and other valuable infrastructure that already are in place, through Repurposing Pickering, OPG aims to identify and implement land uses that take advantage of existing assets – without interfering with decommissioning and without preventing the site’s long-term potential from being realized. As a starting point for Repurposing Pickering, the purpose of this first comprehensive study is to explore future possibilities broadly – and then narrow down and recommend a manageable number of land use options for further study. Once commercial operations have ceased, nuclear-related operations will continue for another four decades with respect to used fuel storage, decommissioning and waste management. Implementation of repurposed uses will, as such, need to take into account the constraints associated with those activities. Through a review of current conditions on the site and in its surroundings, other key considerations that may have an impact on the selection of land use options include: Proximity to important bodies of water (including provincially significant wetlands) and wildlife habitat. Breadth and depth of surrounding infrastructure, which supports options that require a large workforce and/or major support services. Potential for transporting large and heavy loads by rail and/or ship. Connectivity to the hydro corridor, which enables new power-related options. Municipal and regional policies that encourage new economic opportunities and express a goal to advance Durham as the “energy capital of Ontario.” The growth outlook for the City of Pickering (forecast to double its population by 2031). The real estate trends and market prospects for the major real estate classes. As input to the assessment of options for Repurposing Pickering, a list of more than 600 ideas was generated – primarily by soliciting input through public and stakeholder engagement activities. After consolidation and assessment of these ideas, the options that were deemed to be suitable for implementation during the decommissioning period relate to four land use categories: power, industrial, institutional and recreational. This correlates strongly with the input received directly from the public, whose ideas primarily related to power (33%) and recreational (31%) land uses, followed by institutional (19%) and industrial (14%). The remaining categories – office, residential and retail – received negligible support; with regards to residential, about the same number of people explicitly said that they are against as those who said that they are for. 3 After assessment of land uses within the power category, the following are recommended for further study: Combined heat and power Natural gas power generation Solar power generation Non-generation options that contribute to improving the use and stability of the power grid (such as, energy storage and transformer station) Power-related innovation, such as, smart grid testing and development of emerging technologies (including small-scale nuclear demonstration) Among the other industrial land uses, the following are recommended for further study: Data centre Film studios Manufacturing, including food production Medical isotope production, nuclear materials testing and other non-power related nuclear applications Cooling, leasing out space to other companies (indoor and/or outdoor) and other business support services Of the institutional land uses, the following are recommended for further study: Post-secondary education Professional training Research and development Continued or enhanced public information services (including considering a nuclear- themed museum and/or public tours) Community centre and other community-related services Of the recreational land uses, the following are recommended for further study: Enhancing recreational uses on and near the waterfront Complementing existing sports fields, including small indoor sports facilities Based on this study, the aim is to explore the above land uses in further detail. This includes assessing commercial viability and ease of implementation, as well as continuing to work with the City of Pickering and Region of Durham to ensure alignment with their visions for the site. OPG will also remain mindful of provincial energy policy and how it might influence future developments on the site. 4 Acknowledgements In acknowledgement of the hundreds of people who have contributed to this report, OPG and the consultant team contracted for this study wish to extend a special thank you to: Everyone who visited and engaged in conversations or filled out comment cards during the pop up booth sessions or the community open house in the spring of 2015. Members of the Pickering Community Advisory Council for their high level of engagement and interest in the study – both with regards to brainstorming ideas for land uses, as well as the many suggestions related to the study’s public engagement program. Members of the Technical Advisory Committee for their interest in Repurposing Pickering and their valuable knowledge and perspectives shared. The OPG employees who attended the Lunch and Learn sessions in Pickering and Darlington in April and May 2015. All those who sent ideas and other input via email or social media between mid-March and mid-October 2015. Those who took the time to develop and submit more detailed proposals. This first comprehensive study on Repurposing Pickering has, on behalf of OPG, been conducted by an interdisciplinary consultant team consisting of members from the Candesco Division of Kinectrics Inc., Deloitte LLP, and Hardy Stevenson and Associates Limited. 5 This page intentionally left blank. 6 Table of Contents Executive Summary ................................................................................................................. 3 Acknowledgements ................................................................................................................. 5 1 Introduction ....................................................................................................................... 9 1.1 Background .............................................................................................................. 9 1.2 Purpose and Scope .................................................................................................10 2 Current Conditions and Assumptions ............................................................................11 2.1 Pickering Nuclear Site .............................................................................................11 2.2 Site Surroundings ....................................................................................................13 2.3 Nuclear Facilities, Decommissioning and Waste Management ................................14 3 Selection of Options ........................................................................................................17 3.1 Approach and Repurposing Objectives ....................................................................17 3.2 Planning Zones ........................................................................................................19 3.3 Fixed Uses and Repurposing Potential Over Time ...................................................21 3.4 Identification of Opportunities...................................................................................26 3.5 Screening ................................................................................................................27 3.6 Assessment of Land Uses During the Decommissioning Period ..............................28 3.6.1 Land Use Categories ....................................................................................30 3.6.2 Power Options ..............................................................................................31 3.6.3 Industrial Options .........................................................................................36 3.6.4 Institutional Options ......................................................................................40 3.6.5 Recreational Options ....................................................................................42 4 Conclusions .....................................................................................................................45