Phase One Environmental Site Assessment

Phase One Environmental Site Assessment North Scugog Court and Regional Road 57 Clarington, ON Prepared for: Headgate Developments Inc. 85 Curlew Drive, Suite 107 Toronto, ON M3A 2P8 Prepared by: Pottinger Gaherty Environmental Consultants Ltd. 250 Water Street, Unit 102 Whitby, ON L1N 0G5 PGL File: 4393-01.01 December 1, 2014

Table of Contents 1.0 Executive Summary... 2 2.0 Introduction... 3 2.1 Phase One Property Information... 3 3.0 Scope of Investigation... 4 4.0 Records Review... 5 4.1 General... 5 4.1.1 Phase One Study Area Determination... 5 4.1.2 First Developed Use Determination... 5 4.1.3 Fire Insurance Plans... 6 4.1.4 Chain of Title... 6 4.1.5 Environmental Reports... 6 4.2 Environmental Source Information... 8 4.2.1 Business Directories... 8 4.2.2 EcoLog ERIS Data... 8 4.2.3 Freedom of Information Request... 9 4.2.4 Coal Gasification Plants... 9 4.2.5 Waste Disposal Site Inventory... 9 4.3 Physical Setting Sources... 9 4.3.1 Aerial Photographs... 9 4.3.2 Topography, Hydrology and Geology... 12 4.3.3 Fill Materials... 13 4.3.4 Water Bodies and Areas of Natural Significance... 13 4.3.5 Well Records... 14 4.4 Site Operating Records... 15 5.0 Interviews... 15 6.0 Site Reconnaissance... 16 6.1 General Requirements... 16 6.2 Specific Observations at Phase One Property... 17 6.2.1 Structures and Other Improvements... 17 6.2.2 Description of Below-Ground Structures... 17 6.2.3 Storage Tank Details... 17 6.2.4 Potable and Non-Potable Water Sources... 17 6.2.5 Underground Services... 17

6.2.6 Entry and Exit Points... 17 6.2.7 Heating and Cooling Systems... 17 6.2.8 Drains, Pits and Sumps... 17 6.2.9 Unidentified Substances... 17 6.2.10 Current and Former Wells... 17 6.2.11 Sewage Works... 17 6.2.12 Ground Surface Conditions... 18 6.2.13 Railway Lines or Spurs... 18 6.2.14 Areas of Staining... 18 6.2.15 Stressed Vegetation... 18 6.2.16 Fill and Debris Materials... 18 6.2.17 Potentially Contaminating Activity... 18 6.2.18 Enhanced Investigation Property... 18 6.3 Written Description of Investigation... 18 7.0 Review and Evaluation of Information... 20 7.1 Current and Past Land Uses... 20 7.2 Potentially Contaminating Activity... 22 7.3 Areas of Potential Environmental Concern... 23 7.4 Phase One Conceptual Site Model... 25 8.0 Conclusions... 26 8.1 Whether Phase Two ESA is Required... 26 8.2 Record of Site Condition Based on Phase One ESA Alone... 26 9.0 Standard Limitations... 26 10.0 Signatures... 26

LIST OF TABLES Table A: Site Identification Information... 4 Table B: Property Owner Information... 4 Table C: Summary of Environmental Reports... 7 Table D: Information from EcoLog Eris Database... 9 Table E: Aerial Photograph Summary... 10 Table F: Water Wells... 14 Table G: Site Photograph Descriptions... 16 Table H: Table of Current and Past Uses of the Phase One Property... 21 Table I: PCAs Identified from Phase One Investigation... 22 Table J: Table of Areas of Potential Environmental Concern... 24 LIST OF FIGURES Figure 1 Site Location Map Figure 2 Phase One Study Area Figure 3 Conceptual Site Model Figure 4 Areas of Potential Environmental Concern LIST OF APPENDICES Appendix 1 Legal Survey Appendix 2 Opta Report Appendix 3 Chain of Title Summary Appendix 4 Environmental Reports Appendix 5 Business Directories Review Appendix 6 EcoLog ERIS Report Appendix 7 Freedom of Information Records Appendix 8 Aerial Photographs Appendix 9 Topographic Map Appendix 10 Bowmanville Valley Conservation Area map Appendix 11 Water Wells Map Appendix 12 Site Photographs and Figure

List of Acronyms APEC - area of potential environmental concern BTEX - benzene, toluene, ethylbenzene, and xylenes COC - contaminant of concern ESA - Environmental Site Assessment MOECC - Ontario Ministry of the Environment and Climate Change O.Reg. - Ontario Regulation PAH - polycyclic aromatic hydrocarbons PCA - potentially contaminating activity PGL - Pottinger Gaherty Environmental Consultants Ltd. PHC - petroleum hydrocarbons VOC - volatile organic compounds

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 2 PGL File No: 4393-01.01 1.0 EXECUTIVE SUMMARY Pottinger Gaherty Environmental Consultants Ltd. (PGL) conducted a Phase One Environmental Site Assessment (ESA) for the property located near the southeast corner of North Scugog Court and Regional Road 57 in Clarington, Ontario (the Site; Figure 1). This Phase One ESA was conducted to assess the likelihood of environmental contamination originating on the Site as well as the potential for contamination originating from adjacent properties to migrate to the Site. The report describes the Site and area uses and history, discusses the environmental contamination risks, and presents our conclusions. The Phase One ESA complies with Ontario Regulation (O.Reg.) 153/04 Records of Site Condition Part XV.1 of the Act. The Site is an irregularly shaped, undeveloped, heavily vegetated, 3.69-hectare parcel of land on the southwest side of North Scugog Court, east of Regional Road 57, and north of Bowmanville Creek. It is located in a residential area with schools north and east of the Site. The local topography slopes moderately down to the south. Site topography is characterized by an intermittent creek which runs from the northeast edge of the Site, along North Scugog Court, and roughly south for about 150m until it flows into Bowmanville Creek. Site topography slopes down to this creek from the east and west sides of the Site. Portions of the Site are characterized by steep topography. Bowmanville Creek flows south to Lake Ontario which is about 5.5km southeast of the Site. PGL reviewed the Site for environmental issues normally assessed in a Phase One ESA. We discuss current and historical potentially contaminating activities (PCAs) at the Site and in the area of the Site. PGL assessed each PCA for its potential to cause contamination at the Site. Those with a risk of causing contamination at the Site resulted in areas of potential environmental concern (APECs) at the Site. Based on the Phase One ESA conducted, PGL identified five PCA locations within the Phase One Study Area. One PCA is located on the Site and four are offsite. The assessment of PCAs resulted in three APECs onsite. These are: APEC 1 potential for impacts to soil and groundwater resulting from imported fill containing construction debris and in some places exhibiting some staining and solvent odour. Historical information suggests the fill was placed onsite sometime in the late 1960s or early 1970s to create berms around constructed ponds. Contaminants of concern (COC) include metals, petroleum hydrocarbons (PHC), polycyclic aromatic hydrocarbons (PAH), and volatile organic compounds (VOC) parameters. APEC 2 potential for impacts to groundwater along the north Site boundary. The north-adjacent property is inferred to have had an automotive service shop since 2005 or earlier. Potential COCs include metals, benzene, toluene, ethylbenzene, and xylenes (BTEX), PHC, PAH and VOC parameters. APEC 3 potential for impacts to groundwater along the east and southeast Site boundaries. Historical orchards operated in these areas during the 1950s or earlier, until the early 1980s, possibly later. Potential COC is arsenic.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 3 PGL File No: 4393-01.01 There is the potential for soil and groundwater quality onsite to have been impacted in the identified APECs, therefore a Phase Two Soil and Groundwater investigation is recommended. 2.0 INTRODUCTION PGL prepared this Phase One ESA for the property located near the southeast corner of North Scugog Court and Regional Road 57 in Clarington Ontario (the Site; Figure 1). This Phase One ESA was undertaken to assess the likelihood of environmental contamination originating on the Site as well as the potential for contamination originating from adjacent properties. The report describes the Site and Study Area uses and history, discusses environmental contamination risks, and presents our conclusions. This Phase One ESA complies with O.Reg.153/04. This Phase One ESA report will be provided to the Region of Durham in support of residential development of this undeveloped property. The Site is an irregularly shaped, heavily vegetated, 3.69-hectare parcel of land on the southwest side of North Scugog Court, east of Regional Road 57, and north of Bowmanville Creek. It is located in a residential area with schools north and east of the Site. The location of the Phase One Property is shown on Figure 1. The local topography slopes moderately down to the south. Site topography is characterized by an intermittent creek which runs from the northeast edge of the Site, along North Scugog Court, and roughly south for about 150m until it flows into Bowmanville Creek. Site topography slopes down to this creek from the east and west sides of the Site. Portions of the Site are characterized by steep topography. Bowmanville Creek flows south to Lake Ontario which is about 5.5km southeast of the Site. Surficial geology is characterized as glacial lake deposits of sand, gravelly sand and gravel. 1. Bedrock is a shale, interbedded siltstone and minor limestone 2, and is about 50m below surface. According to The Regional Municipality of Durham, the water supply system includes water from Lake Ontario as well as 28 groundwater supply wells. The area of Bowmanville appears to be part of the Lake Ontario Based Water Supply System 3. Domestic water wells dating as recently as 1985 are within the Phase One Study Area. 2.1 Phase One Property Information Site information is summarized in the two tables below. 1 Quaternary Geology of Ontario. Southern Sheet, Map 2556, Ministry of Northern Development and Mines1991 2 Bedrock Geology of Ontario, Southern Sheet, Map 2544, Ministry of Northern Development and Mines, 1991 3 http://www.durham.ca/works.asp?nr=/departments/works/sewer/chartssewerandwater.htm&setfooter=/includes/worksfooter.i nc

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 4 PGL File No: 4393-01.01 Table A: Site Identification Information Municipal Address None Property Identifier Number 26615 Land Use Universal Transverse Mercator Coordinates Legal Description Site Area Agricultural or Other Zone 17 Easting 684009 Northing 4866426 Pt Lt 14 Con 2 Darlington, Pts 1 & 2 Plan 40R23970; Clarington 3.69 hectares The boundary of the Phase One Site is shown on Figures 2 and 3 and a legal survey dated January 2013 is provided in Appendix 1. Table B: Property Owner Information Property Property Owner Contact Information Site 1127009 Ontario Inc. in trust for Headgate Developments Inc. Andy Anderson 85 Curlew Drive, Suite 107 Toronto, Ontario M3A 2P8 416-992-8505 For this report, PGL was retained by Headgate Developments Inc., the owner of the Site. 3.0 SCOPE OF INVESTIGATION This Phase One ESA was completed as specified in Schedule D Phase One Environmental Site Assessments of O.Reg. 153/04 and follows the mandatory reporting requirements for ESA reports stipulated in Table 1 of the Schedule. The Phase One assesses, based on archival review, interviews, and a visual inspection, risks that are likely to have contaminated the Site from previous use up to the present. It does not evaluate compliance of operations or the risk that an ongoing operation might contaminate the Site; these would be evaluated in an operations or compliance audit. The topics in the Phase One ESA are those specified in O.Reg. 153/04. We review those risks that are identified by our sources or that are visible and readily inspected. No destructive investigation or testing was conducted as part of this Phase One ESA. PGL is well qualified to conduct Phase One ESAs having conducted over 5,000 since 1991, for over 2,000 clients. We have also conducted over 1,000 Phase Two ESAs and so have the benefit of that experience. PGL has over 40 specialist professionals in engineering, geosciences, and soil science involved full-time in environmental Site investigations, Site audits, and business audits.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 5 PGL File No: 4393-01.01 PGL involves senior staff on all projects to ensure a high level of service to our clients. All work is supervised by, and all reports are reviewed by, a senior project manager or a principal of the firm (and by a second such person if the main author was such a person). Supervision is conducted by a qualified person as required by O.Reg. 153/04. The Phase One Site visit was supervised by, and this report was prepared by, Kathleen Minehan, M.Sc., P.Geo., QP ESA Our Phase One ESA protocols and checklists are based on industry standards and address the requirements of the Ontario Ministry of Environment and Climate Change (MOECC) O.Reg. 153/04. PGL maintains professional errors and omissions insurance in accordance with O.Reg. 153/04. 4.0 RECORDS REVIEW This assessment was based on our review of the following records of the Site Area: 1. Historical aerial photographs; 2. Historical business directories; 3. An EcoLog ERIS search of numerous provincial, federal, and private databases; 4. MOECC records regarding the Site; and 5. Reports, various historical maps, and other information regarding the Site Area. Historical fire insurance maps were never prepared for the Site or area. A complete list of sources referenced for this Phase One Environmental Site Assessment is presented in the Bibliography. 4.1 General 4.1.1 Phase One Study Area Determination PGL used the prescribed 250m distance from all Site boundaries as the determined Study Area, as required by O.Reg. 153/04. Based on our understanding of soil and groundwater conditions in the area of the Site and surrounding land uses, there was no reason to assess properties beyond the 250m limit. The boundaries of the Phase One Study Area are shown in Figures 2 and 3. 4.1.2 First Developed Use Determination Based on information from historical business directories, aerial photographs, and a Chain of Title, the Site has never been developed. A small portion of the Site, along North Scugog Court, may have been used for agricultural purposes until the 1980s, or possibly later. An artificial pond, stocked with fish, was created onsite during the late 1960s or early 1970s by constructing a berm to contain water flowing through the Site. The ponds were dismantled, and fish moved, under the supervision of conservation officers in about 2004.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 6 PGL File No: 4393-01.01 4.1.3 Fire Insurance Plans PGL requested a search for fire insurance plan data from Opta Environmental Services in November 2014. Opta s research found no fire insurance plans for the Site or immediately surrounding area. The OPTA report is included as Appendix 2. 4.1.4 Chain of Title A chronological chain of title was completed back to September 29, 1871, the patent date of the property. The Site was owned by individuals until February 28, 1990 when it was purchased by Roker Park Developments Limited. The current owner, 1127009 Ontario Inc., purchased the Site on September 17, 2003. The Chain of Title is provided in Appendix 3. 4.1.5 Environmental Reports Environmental reports previously completed for the Site and adjacent properties are listed below. Slope Stability Assessment Report, Proposed Residential Development, North Scugog Court and Bons Avenue, Municipality of Clarington, for Headgate Developments Inc., Soil Engineers Ltd. Consulting Engineers, September 10, 2014, Reference No. 1407-S045. Geotechnical and Limited Environmental Investigation, Proposed Residential Development, Westside of Scugog Street, Between Mill Lane to Concession 3 Rd, Bowmanville, Ontario, for Headgate Developments Inc., Golder Associates Ltd, March 4, 2005, Reference 04-1181-449. Based on our review of these reports we have identified the following onsite PCA: PCA 30 Importation of Fill Material of Unknown Quality. A summary of the information contained within these reports is provided in Table C below. Copies of the reports are provided in Appendix 4.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 7 PGL File No: 4393-01.01 Table C: Summary of Environmental Reports Report 2014 Slope Stability Report 2005 Geotechnical and Limited Environmental Investigation Summary Information Two boreholes were drilled and a slope inspection conducted. The boreholes were drilled to a maximum depth of 15.7m. The property is slated for residential development with 25 houses. There appear to be multiple ditches entering the Site from the north and which form two ponds near the centre of the Site. The ponds eventually flow into Bowmanville Creek, southwest of the Site. The area of concern was a slope along the west Site boundary. At the time of the inspection the slope was well vegetated with shrubs and trees. Deleterious materials including asphalt, glass, concrete, etc. were observed along the side of the slope. Topsoil fill and earth fill were observed overlaying native silty clay till and silty sand till interlayered with sand. The depth to groundwater ranged from 4.8m in BH1, in the west central portion of the Site, to 7.6m in BH2, near the southwest portion of the Site. Findings Relevant to the Phase One ESA Report Fill of unknown quality (PCA 30) is present on the Site. At the time of the investigation the Site was described as gently rolling undeveloped lands with two drained ponds, which were central to the Site. To the west of the smaller, southerly pond was a substantial incised ravine sloping sharply to the south and Bowmanville Creek. The Site was covered with tall grass and brush with densely treed areas. Elevations (referenced to an assumed local datum) ranged from 99.3m adjacent to North Scugog Court, to 92.5 in the southwest portion of the Site. Five boreholes and 20 probeholes were advanced. Shallow groundwater was encountered at about 1.6m. A sandy silt to clayey silt fill with zones of topsoil was encountered between 0.46 and 4.42m thick. Extraneous materials including brick, wood, and cinders were observed over much of the Site (9 of 25 locations). Black organic or brown-green organic staining was identified in the fill layer in six locations. A notable solvent-like odour was detected onsite along North Scugog Court between 1.5 and 2.1m depth. Samples of fill were collected for metals analysis and compared to the MOE Soil, Groundwater and Sediment Standards for Use Under Part XV.I of the Environmental Protection Act. No contamination was identified. As part of our review, PGL compared the metals concentrations to both MOECC Table 2 (generic, potable) and MOECC Table 1 (background) Site Condition Standards and identified no exceedances of Standards. We note that only three samples were analyzed. This number of samples is considered insufficient to characterize the fill. A recommendation was made by Golder to further investigate the area of solvent odour and test for volatile organic compounds and petroleum hydrocarbon compounds. Findings Relevant to the Phase One ESA Report Fill of unknown quality (PCA 30) is present on the Site.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 8 PGL File No: 4393-01.01 4.2 Environmental Source Information Historical information regarding the Site and Study area was obtained from the following sources: Historical business directories; Ecolog ERIS search; A Freedom of Information Request to the MOECC; A search for coal gasification plants; and A search for open and closed waste disposal sites. 4.2.1 Business Directories Criss-cross and Might s Business directory records for properties located within the Phase One Study Area were reviewed for the years 1995 and 2000, the only years published for the Study Area. For the most part, properties located within the Phase One Study Area surrounding the Site were either undeveloped, residential, or institutional (schools). There are no listings for the Site. Business directory records note the following properties which were not residential, within the Phase One Study Area: The Knox Christian School is listed at 410 North Scugog Court in 1995 and 2000 and is still present. This property is immediately north of a portion of the Site; The Durham Christian School is listed at 340 West Scugog Lane in 1995 and 2000 and is still present. This property is immediately east of a portion of the Site; AAA Sunshine State Movers, Cdn is listed at 2510 Nash Road. The only developed properties in this area appear residential and are both on the opposite side of Bowmanville Creek from the Site. This property is not considered an environmental risk to the Site because it is downgradient of the Site and separated from the Site by the creek; and Ontario Hydro One Central Ontario Electric is listed at both 445 North Scugog Court and 2445 Concession Road 3. Both of these addresses refer to a property on the southeast corner of the intersection of North Scugog Court and Concession Road 3. Based on our aerial photograph review the Ontario Hydro One property has been in operation from as early as the late 1960s. This property consists of two buildings and a large storage yard which appears to be used to store vehicles and transformers. The southern end of this property is 150m north of the Site. We have identified PCA 55 Transformer Manufacturing, Processing and Use, for this Site. A summary of the business directory review is provided in Appendix 5. 4.2.2 EcoLog ERIS Data A summary of relevant EcoLog ERIS database search results for North Scugog Court, Clarington from November 12, 2014 is provided below and the full data is provided in Appendix 6. Figure 3 shows the location of the item noted in Table D below.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 9 PGL File No: 4393-01.01 The EcoLog ERIS records not detailed below were not considered relevant to PCAs. The PCA and its relation to an APEC at the Site is discussed further in Section 7.2. Table D: Information from EcoLog Eris Database Type of Record O.Reg. 347 Waste Generators Summary Address and Company Type of Business Duration /Date Comments Bowmanville District Christian School Society 410 North Scugog Court, Bowmanville, Ontario Elementary and secondary schools. 2005, 2006 and 2009 Aliphatic solvents, petroleum distillates, waste oils and lubricants We have identified PCA 52 Storage, maintenance, fuelling, and repair of equipment, vehicles, and materials used to maintain transportation systems, for the school property immediately north of the Site. We infer there is a vehicle repair shop onsite. 4.2.3 Freedom of Information Request The MOECC Freedom of Information and Protection of Privacy Office was contacted and a search of the Investigations and Enforcement Branch, Environmental Monitoring and Reporting Branch, Sector Compliance Branch and Safe Drinking Water Branch was undertaken. The MOECC responded with a letter dated November 14, 2014. The letter indicates that files from the MOECC York-Durham District Office, Investigations and Enforcement Branch, Environmental Monitoring and Reporting Branch, Sector Compliance Branch, and Safe Drinking Water Branch were searched and no records we located pertaining to the Site. The Freedom of Information records are provided in Appendix 7. 4.2.4 Coal Gasification Plants The Inventory of Coal Gasification Plant Waste Sites in Ontario was searched as part of the EcoLog Eris report. No coal gasification plant waste sites were within the Phase One Study Area. 4.2.5 Waste Disposal Site Inventory The Waste Disposal Site Inventory, dated June 1991was reviewed to identify the presence of any active or closed waste disposal sites located within the Phase One Study area. The Study Area would fall in the Central Region, Durham County, of the inventory. No landfills were identified within the 250m Phase One Study Area and none outside the Study Area are considered a risk of contamination to the Site based on their distance from the Site. 4.3 Physical Setting Sources 4.3.1 Aerial Photographs Aerial photographs of the Phase One Site and surrounding area were obtained for the years 1959, 1964, 1974, and 1981 from the National Air Photo Library, Natural Resources Canada. The 1959 aerial photograph was the earliest available air photo for the Site. No aerial photograph was available from the 1990s or more recent dates from this source. We also viewed aerial

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 10 PGL File No: 4393-01.01 photographic imagery available via Google Earth and the Municipality of Clarington for the period between 2005 and 2014. We consider aerial photographs from these dates sufficient to document changes in the Site and area given that the Site was never developed and the Study area is almost entirely residential, schools, or undeveloped. Observations from the aerial photographs are provided below. Table E: Aerial Photograph Summary Year Flight Line (Scale) 1959 A16867 #92 (1:30,000) 1964 A18587 #67 (1:20,000) 1974 A23664 #128 (1:25,000) Summary North Scugog Court and Concession Road 3 are present. The Site is undeveloped. The eastern portion of the Site along North Scugog Road appears agricultural. The remainder of the Site is heavily wooded but trails are apparent throughout the Site. There are no buildings onsite. Surrounding properties all appears residential, agricultural, or undeveloped. The property immediately east of the southeast portion of the Site appears to be an orchard. Bowmanville Creek is visible southwest of the Site. The Site and surrounding area appear largely the same as in 1959. There is a clearing along the southeast Site boundary with an access road from the southwest corner of the 374 North Scugog Court property. No equipment or suspect piles of materials are apparent in the photograph. A large L -shaped building has been constructed on the current school property at 410 North Scugog Court and a clearing southeast of this building looks like a possible building expansion. Highway 57 has now been constructed. The Site is still undeveloped. The small portion of the Site along North Scugog Court is vacant of vegetation and there are irregular linear clearings on the Site. The remainder of the Site is largely wooded with some cleared areas. There is a pond near the centre of the Site and there appears to be a bridge constructed of gravel over a culvert about halfway along the pond. The properties northwest and southeast of the Site, along North Scugog Road appear residential or agricultural, except for the large building at 410 North Scugog Court. There are five large circular structures at the south end of the building at 410 North Scugog Court. There are no indications of industrial uses on this property so no indication that these structures (possible tanks) are a risk to the Site. The property on the southeast corner of the intersection of North Scugog Court and Concession Road 3 is developed with two large buildings. This property corresponds to the current Ontario Hydro One yard. The east building is accessed off Concession Road 3 while the west building is accessed of North Scugog Court. Remaining properties surrounding the Site appear undeveloped or agricultural.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 11 PGL File No: 4393-01.01 Year Flight Line (Scale) 1981 A25648 #126 (1:25,000) 2005 Google Satellite View 2007 Google Satellite View Municipality of Clarington 4 2013 Summary The Site is still undeveloped. The small portion of the Site along North Scugog Court appears to be used for agricultural purposes. The remainder of the Site is largely unchanged from 1974. The area at the east end of the bridge over the pond looks disturbed; there are no trees and what appears to be a mound of gravel. The properties northwest and southeast of the Site, along North Scugog Road appear residential except for large buildings at the two current school properties northwest (410 North Scugog Court) and southeast (340 West Scugog Lane). There are still orchards east of the Site. The five large circular structures at the south end of the building at 410 North Scugog Court are no longer present. The property on the southeast corner of the intersection of North Scugog Court and Concession Road 3 appears the same as in 1974 except that a paved access road and parking area is visible at the north end of the west building. Materials (indistinguishable) are stored along the northeast and southeast property boundaries. Remaining properties surrounding the Site appear undeveloped or agricultural. The Site appears largely the same as in 1981; however, the pond is not visible. The school property at 410 North Scugog Court is now fully developed. The original L shaped building is visible with the large addition at the southeast end. There are also two additions off the southwest wall of the original L shaped section. Orchards are no longer visible east and southeast of the Site. The property on the southeast corner of the intersection of North Scugog Court and Concession Road 3 is very clear. The western most building remains, with a small addition off the northeast corner, but the eastern building is no longer present. There is a new shed in the southeast corner of the property. The large gravel storage yard appears to contain cars, service trucks (cherry pickers) and possibly transformers. There are two square, lighter areas that may be concrete pads. One is outside the building and one is centrally located onsite. The Site looks very similar to 2005. The property on the southeast corner of the intersection of North Scugog Court and Concession Road 3 appears similar to 2005 but there is another shed, or addition, off the east side of the main building. A new residential area is being developed north of the Site. The area is cleared and new roads are being constructed. Some single family homes are visible. The Site and area appear the same as in 2007. There is more residential development north of the Site. 4 http://24.137.193.226:1280/

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 12 PGL File No: 4393-01.01 Year Flight Line (Scale) 2014 Google Satellite View Summary The Site appears the same as in the earlier 2000s but with more vegetation growth. The residential area north of the site is now fully developed. The quality of the photograph is poor but the property on the southeast corner of the intersection of North Scugog Court and Concession Road 3 appears similar to 2007 but the shed, or addition, visible in 2007 is no longer present. Based upon the review of the aerial photographs One new PCA was identified; PCA 40 Pesticides (including Herbicides, Fungicides, and Anti-Fouling Agents) Manufacturing, Processing, Bulk Storage and Large-Scale Applications. Aerial photographs are included in Appendix 8. 4.3.2 Topography, Hydrology and Geology The regional topography in the Phase One Study Area generally slopes gently toward the south and Lake Ontario, 5.5km south of the Site. Locally, topography slopes to the west toward Bowmanville Creek, about 30m south of the Site. Regionally, groundwater flows from the northnorthwest to the south-southeast. A topographic map of the Study Area is included in Appendix 9. Geological maps (Map 2544, Quaternary Geology of Ontario) indicate native soils on the Site are characterized by glaciolacustrine (glacial lake) deposits of sand, gravelly sand and gravel. 5. Slope stability work undertaken on the property in 2014 by Soil Engineers Ltd. indicates that native soils at the Site are predominantly silty sand till. Two boreholes were drilled. Silty clay till was found above the silty sand till on part of the Site and a silty clay layer was found at depth (15.7m) on part of the Site. Bedrock is a shale, interbedded siltstone and minor limestone 6. Based on water well records bedrock is expected to be about 50m below surface. Site storm water runoff is allowed to infiltrate the ground surface. The Bowmanville Valley Conservation Area appears to be immediately south of the Site. It follows Bowmanville Creek south for about 1.1km 7 (Google map provided in Appendix 10). 5 Quaternary Geology of Ontario. Southern Sheet, Map 2556, Ministry of Northern Development and Mines1991 6 Bedrock Geology of Ontario, Southern Sheet, Map 2544, Ministry of Northern Development and Mines, 1991 7 https://www.google.ca/maps/place/bowmanville+valley+conservation+area/@43.9219797,- 78.7012282,16z/data=!4m2!3m1!1s0x89d506d706262c51:0x4cf59490e67541fa

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 13 PGL File No: 4393-01.01 The Bowmanville/Soper Creek Watershed Aquatic Resource Management Plan (2000 8 ) indicates the Site falls within the Bowmanville/Soper Creek Watershed. Near the Site, the Bowmanville Creek cuts through Iroquios Beach soils, at the limits of the former glacial lake. This area is an important groundwater recharge/discharge zone. According to The Regional Municipality of Durham, the water supply system includes water from Lake Ontario as well as 28 groundwater supply wells. The area of Bowmanville appears to be part of the Lake Ontario Based Water Supply System 9. Domestic water wells dating as recently as 1985 are within the Phase One Study Area. 4.3.3 Fill Materials The 2014 Slope Stability Assessment Report prepared by Soil Engineers Ltd. Consulting Engineers, identified up to 2.3m of topsoil fill and earth fill overlaying native till. Our review of aerial photographs from the 1970s and 1980s revealed what appeared to be a bridge constructed of gravel over a culvert, crossing a pond onsite. A disturbed surface at the east end of this structure indicates possible fill. No extraneous materials were noted in the two boreholes drilled but extraneous materials including asphalt glass and concrete were noted along the side of the steep slope at the west end of the Site. The 2005 Geotechnical and Limited Environmental Investigation identified a sandy silt to clayey silt fill with zones of topsoil between 0.46 and 4.42m thick. Extraneous materials including brick, wood, and cinders were observed within the fill over much of the Site. Black organic or browngreen organic staining was identified in the fill layer in six locations. A notable solvent-like odour was detected in fill along North Scugog Court between 1.5 and 2.1m depth. Three samples of fill were collected for metals analysis. No contamination has been identified in these samples. However, the number of samples is considered insufficient to characterize the fill. Additionally an area of solvent odour was not investigated for volatile organic compounds or petroleum hydrocarbon compounds. The source of the fill on Site is unknown and has been identified as a potentially contaminating activity (PCA 30). 4.3.4 Water Bodies and Areas of Natural Significance Bowmanville Creek is about 30m south of the Site and flows south towards Lake Ontario. Lake Ontario is 5.5km south of the Site As reported above, the Site appears to be adjacent (north) to the Bowmanville Valley Conservation Area. The Bowmanville Valley Conservation Area has been identified as an environmentally significant area within the Phase One Study Area. 8 The Bowmanvile/Soper Creek Watershed Aquatic Resource Management Plan, September, 200. Prepared by Canada Fisheries and Oceans, Central Lake Ontario Conservation, and Ontario Ministry of Natural Resources 9 http://www.durham.ca/works.asp?nr=/departments/works/sewer/chartssewerandwater.htm&setfooter=/includes/worksfo oter.inc

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 14 PGL File No: 4393-01.01 4.3.5 Well Records PGL searched the MOECC Water Well Records Database within a 250m radius of the Site. Fourteen wells were identified. The majority of these were for domestic water supply as shown in the following table. A map of well locations is provided in Appendix 11. Table F: Water Wells Well ID Well Depth (m) Date of Completion 1900037 12.2 05/14/1963 1903597 52.4 11/28/1972 1905013 60.4 07/09/1977 1906190 18.9 07/30/1980 1900025 6.4 10/25/1958 1902989 6.1 12/15/1970 1908427 12.8 Not Available 1900031 21.3 09/18/1959 1906063 51.5 08/05/1981 1907551 55.2 11/20/1985 1918511 14.0 11/02/2006 1918506 Not Available 1900042 8.5 12/29/1965 1907848 52.1 09/09/1986 Stratigraphy Clay, water depth not indicated Clay and sand, water at 27.4m (90 ) Clay, bedrock at 47.8m (157 ), water at 36.5m (120 ) Clay, sand and gravel, water at 8.2m (27) Clay and gravel, water depth not indicated Clay and gravel, water at 5.7m (19 ) Sand, clay and gravel, water depth not indicted Gravel and clay, water at 21.3m (70 ) Clay, shale bedrock at 49.6m (163 ), water at 27.4m (90 ) Clay, limestone bedrock at 50.9m (167 ), water at 48.8(160 ) Sand, water depth not indicated Details Domestic water supply Public water supply Domestic water supply Domestic water supply Domestic water supply Domestic water supply Domestic water supply Public water supply Domestic water supply Domestic water supply Observation Wells 09/26/2006 No information Abandoned Clay, water depth not indicated Sand, gravel and clay, shale bedrock at 51.8m (170 ), water at 34.1m (112 ) Public Water Supply Commercial water supply

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 15 PGL File No: 4393-01.01 The water supply system for the Region of Durham includes water from Lake Ontario as well as groundwater supply wells. Because domestic water wells dating as recently as 1985 are within the Phase One Study Area we infer that potable water is sourced from the Phase One Study Area. 4.4 Site Operating Records The Site has never been developed. There are no Site operating records relating to environmental issues. 5.0 INTERVIEWS PGL interviewed Mr. Andy Anderson, the site owner representative, regarding historical Site activities and activities in the Study Area. We also attempted to interview Ms. Antonette Tavares, Real Estate Assistant, Hydro One Networks Inc., regarding the property at 2445 Concession Road 3. The interview with Mr. Anderson was conducted by telephone on November 21, 2014. Mr. Anderson was chosen for interview as the current property owner having knowledge of the Site for the past 23 or 24 years. Mr. Anderson confirmed that the Site had never been developed. To his knowledge there have never been any Site buildings or other aboveground or underground structures. He understands that the Site was historically at the back of a large agricultural area but was never fully developed for agricultural purposes due to steep topography and heavy vegetation. The west portion of the Site has been heavily treed for as long as Mr. Anderson has known the Site. Mr. Anderson stated that when Headgate Developments Inc. purchased the property there were two artificial ponds onsite. It appears the ponds were created by importing fill to form berms to contain an intermittent creek running through the Site. To Mr. Anderson s knowledge, there has been no filling of the Site since it has been owned by Headgate Developments Inc. About 10 years ago the ponds were drained by breaching the berms, after moving fish (carp) that had been stocked in the ponds. This work was done under the supervision of a conservation officer. Mr. Anderson indicated that the small creek which used to run through the Site no longer exists. Residential redevelopment and installation of storm sewers north of the Site has eliminated most surface water flowing onto the Site. At the completion of this report, Ms. Tavares had not yet responded to our repeated requests for information. We will continue to attempt to contact Hydro One and consider any information provided when developing our Phase Two investigation program.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 16 PGL File No: 4393-01.01 6.0 SITE RECONNAISSANCE 6.1 General Requirements PGL inspected the Phase One Site and Study Area on November 17, 2014, between 3:30 and 4:30pm. The weather was snowing with a temperature -1 0 Celsius. The inspection was conducted by Stephan Marinovic, B.Sc. and supervised by Kathleen Minehan, M.Sc, P.Geo. who is a qualified person for Phase One work. The Site was vacant and overgrown with vegetation, and covered with a light layer of snow during our inspection. Our Site visit included: Inspecting the Site and improvements for indications of environmentally significant materials such as those listed in the following sections; Carrying out a reconnaissance of the neighbouring properties; and Reviewing physical factors that may affect Site contamination such as topography, groundwater, and soils. Portions of the Site were not accessible for inspection due to steep terrain, heavy vegetation growth, and snow cover. We were able to inspect the northeastern portion of the Site between the residence north of the Site, North Scugog Court, the school south of the Site, and the central low lying marshy area. We also visually inspected the Site from Highway 57, west of the Site, but there were no access points to the Site due to heavy vegetation. Photographs from the inspection are presented in Appendix 12. A description of each of the photographs is provided below in Table G and in Appendix 12. A figure showing site inspection observations is also provided in Appendix 12. Table G: Site Photograph Descriptions Photograph Description No. 1 View of the Site from the west end of Westover Drive, facing west. 2 View of newly developed properties east of the Site (Westover Drive), standing onsite facing east. 3 View of northeast portion of the Site, along North Scugog Court, facing west. 4 View of north portion of Site facing north. 5 View of the north central portion of the Site facing south. 6 View of soil pile observed in northeast portion of Site, overgrown with vegetation. 7 View of construction debris observed on east side of the Site. 8 View of the Hydro One property at 2445 Concession Road 3. Note the transformers on the left side of the photograph.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 17 PGL File No: 4393-01.01 6.2 Specific Observations at Phase One Property 6.2.1 Structures and Other Improvements The Site has never been developed so there have been no onsite structures or other improvements. At the time of the Site visit the Site was vacant. 6.2.2 Description of Below-Ground Structures No below ground structures were apparent on the Site at the time of the Site inspection. 6.2.3 Storage Tank Details No aboveground or underground storage tanks were apparent onsite at the time of the Site inspection. 6.2.4 Potable and Non-Potable Water Sources There is no evidence that the Site was ever serviced with a water supply. 6.2.5 Underground Services There is no evidence that there have ever been underground structures on the Site. 6.2.6 Entry and Exit Points There are no buildings currently located on the property; therefore, there are no entry or exit points to report. The Site was accessible via trails from North Scugog Court. 6.2.7 Heating and Cooling Systems There have been no buildings onsite and no heating or cooling systems present. 6.2.8 Drains, Pits and Sumps There were no drains, pits or sumps identified on the Site. 6.2.9 Unidentified Substances There were no unidentified substances at the Site. 6.2.10 Current and Former Wells Potable water in the area of the Site appears to be is supplied by a combination of the municipal system and private wells. No potable wells were observed at the Site. Potable wells were identified within the Phase One Study Area. Refer to Section 4.3.5. 6.2.11 Sewage Works There have been no buildings onsite so there are no sewer services to report.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 18 PGL File No: 4393-01.01 6.2.12 Ground Surface Conditions At the time of the Site inspection the ground surface was snow covered gravel and soil with some areas of dense vegetation. 6.2.13 Railway Lines or Spurs There are no rail lines or spurs in the Phase One area. 6.2.14 Areas of Staining No surficial areas of stained soil, vegetation or pavement were observed during the Phase One Site visit. 6.2.15 Stressed Vegetation No areas of stressed vegetation were identified on the Site. 6.2.16 Fill and Debris Materials Fill and debris materials were observed on the Site at the time of the Site inspection. We observed a soil pile in the northeast corner of the Site, near North Scugog Court, and construction debris along a slope in the north central portion of the site (see map Appendix 12). As reported in Section 4.1.5 prior investigations indicate that fill containing construction debris is present onsite. 6.2.17 Potentially Contaminating Activity There are 59 PCAs listed in Table 2 Potentially Contaminating Activities of Schedule D of O.Reg. 153/04. One PCA from Table 2 was confirmed on the Site at the time of the Site visit - PCA 30 Importation of Fill Material of Unknown Quality. No other PCAs were observed in the Phase One Study Area. No auto shop was visible at the schools north or southeast of the Site and no residential heating oil tanks were observed in the area. Based on the ages of the single-family homes and schools it is possible they have been heated by oil-fired furnaces. Heating-oil tanks may be associated with these buildings. 6.2.18 Enhanced Investigation Property The Site is not considered an Enhanced Investigation Property. There is no record that the Site has ever been used for an industrial purpose. 6.3 Written Description of Investigation This Phase One investigation involved a records review, review of physical setting sources, interviews with people knowledgeable about the historical uses of the Site, and a Site inspection to evaluate existing Site conditions.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 19 PGL File No: 4393-01.01 The Site has never been developed. There have been no processing or manufacturing operations onsite. No hazardous materials are known to have been used or stored onsite and no by-products or wastes being generated. There were no drums, totes or bins. There were no oil/water separators, vehicle or equipment maintenance areas or waste storage areas located onsite. The Bowmanville Valley Conservation Area was identified in the Phase One Study Area, immediately south of the site. Drinking water wells have been identified in the Phase One Study Area. The Site inspection was completed by Stephan Marinovic on November 17, 2014. At the time of the Site visit, the Site was covered with snow and largely vegetated with dense vegetation. There were some cleared areas and a low lying wetland. There were no obvious areas of stained soil or stressed vegetation. Fill and debris materials were observed onsite. We observed a soil pile in the northeast corner of the Site, near North Scugog Court, and construction debris along a slope in the north central portion of the site (see map 12). As reported in Section 4.1.5 prior investigations indicate that fill containing construction debris is present onsite. Adjacent properties were evaluated during the Site inspection. Immediately adjacent properties are residential, schools or undeveloped. Five PCAs were identified in the Study Area, one onsite and four offsite, as follows: Offsite PCA 28 Gasoline and Associated Products Storage in Fixed Tanks. Based on the ages of the single-family homes and schools it is possible they have been heated by oil-fired furnaces. Heating oil tanks may be associated with these buildings; Onsite PCA 30 Importation of Fill Material of Unknown Quality was identified onsite during the Site visit and from historical information reviewed. The fill appears to have been placed onsite to form berms to create two ponds. Construction debris is associated with the fill material; Offsite PCA 40 Pesticides (including Herbicides, Fungicides, and Anti-Fouling Agents) Manufacturing, Processing, Bulk Storage and Large-Scale Applications. This PCA is related to historical orchards east and south of the Site. In our experience orchards from this time period may have associated arsenic contamination; Offsite PCA 52 Storage, maintenance, fuelling, and repair of equipment, vehicles, and materials used to maintain transportation Systems. This PCA was identified from the ERIS search at the Knox Christian School immediately north of the Site. We infer there is a vehicle repair shop onsite that generates the listed wastes; aliphatic solvents, petroleum distillates, waste oils and lubricants; and Offsite PCA 55 Transformer Manufacturing, Processing and Use. This PCA, at a Hydro One property at 2445 Concession Road 3, was identified though review of business directories, aerial photographs and our Site inspection. We observed truck and transformer storage in the yard of this property.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 20 PGL File No: 4393-01.01 7.0 REVIEW AND EVALUATION OF INFORMATION We have identified three onsite APECs arising from three of the five identified PCAs. 7.1 Current and Past Land Uses The Site has never been developed.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 21 PGL File No: 4393-01.01 Table H: Table of Current and Past Uses of the Phase One Property Year Name of Owner Description of Property Use Property Use 1 Other Observations from Aerial Photographs, Fire Insurance Plans, etc. Pt Lt 14 Con 2 Darlington, Pts 1 & 2 Plan 40R23970; Clarington Prior to 1871 29 September 1871 19 November 1962 Crown Individuals Vegetated property with some cleared areas. Possible agricultural use on a small portion of the Site along North Scugog Court. 10 November 1962 18 June 1987 18 June 1987 28 February 1990 Dirk Brinkman and Alida Catherina Brinkman James Chow Vacant Agricultural or other use - An artificial pond was created onsite during the late 1960s or early 1970s by constructing a berm to contain water flowing through the Site. None. February 1990 17 September 2003 Roker Park Developments 17 September 2003 1127009 Ontario Inc. The ponds were dismantled, and fish moved, under the supervision of conservation officers in about 2004. Notes: 1 for each owner, specify one of the following types of property use (as defined in O. Reg. 153/04) that applies: Agriculture or other use Commercial use Community use Industrial use Institutional use Parkland use Residential use

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 22 PGL File No: 4393-01.01 7.2 Potentially Contaminating Activity PGL reviewed the Site for environmental issues normally assessed in a Phase One ESA. PCAs were identified onsite and within the Phase One Study area. These are summarized in Table I below and are shown on Figure 3. Table I includes an assessment of whether the PCA leads to an APEC onsite or not. Table I: PCAs Identified from Phase One Investigation PCA Company, Address Distance & Direction from Site Activity Source APEC (Y/N) 28 Various within Phase One Study Area Various to north and east within Phase One Study Area Heating-oil tanks may have been associated with single-family homes and schools in the Phase One Study Area Professional experience N 30 None, Onsite Onsite Importation of fill material containing construction debris, from an unknown source Historical Reports, Site Inspection Y 40 Orchards east and south of the Site Across North Scugog Court east of the Site and southeast of the Site along West Scugog Lane (340) Pesticides (including Herbicides, Fungicides, and Anti-Fouling Agents) Manufacturing, Processing, Bulk Storage and Large-Scale Applications. Aerial Photographs Y 52 Bowmanville District Christian School Society, 410 North Scugog Court, Bowmanville, Ontario Adjacent to the North Elementary and secondary schools, Aliphatic solvents, petroleum distillates, waste oils and lubricants, 2005, 2006 and 2009 ERIS; O.Reg. 347 Waste Generators Summary Y 55 Hydro One, 2445 Concession Road 3 About 200m north Works yard. We observed truck and transformer storage in the yard. This use may have been in operation from as early as the 1960s. Business Directories, Aerial Photographs, Site Inspection N The Hydro One property is 150m north of the Site. Given this distance, combined with the gentle topographic relief between this property and the Site, the stratigraphy, and the inferred nature of contaminants of potential concern in use on this property (hydrocarbons and possibly polychlorinated biphenyls) we do not consider this property to represent an Environmental Concern for the Site.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 23 PGL File No: 4393-01.01 7.3 Areas of Potential Environmental Concern PGL identified five PCA locations within the Phase One study area. One PCA was identified on Site. Based on our assessment of contaminant migration and our conceptual Site model, we have concluded that the PCA located onsite and two of the four PCAs identified offsite give rise to APECs. The PCAs and resulting APECs are summarized as follows: APEC 1 The Site received imported fill (PCA 30) sometime in the late 1960s or early 1970s. The fill was used to construct berms to create two onsite ponds. The source of this fill is unknown and contains construction debris. Additionally a solvent odour was observed in fill at about 1.5m depth in the northeast portion of the Site and a soil pile was observed during our Site inspection. There is the potential for soil and groundwater underlying the Site in the area of the berms, in the northeast portion of the Site, and soil pile to be impacted with metals, PHCs, and possibly solvents. Historical document review indicated fill thicknesses of up to 4.4m. APEC 2 We infer that an auto service shop is present at the school immediately north of the Site. This would account for the generation of waste aliphatic solvents, petroleum distillates, oils, and lubricants. The school was constructed as early as the early 1960s; however, the wastes generated were only listed between 2005 and 2009. If these wastes were improperly managed there is the potential for groundwater on the northern portion of the Phase One Site to have been impacted by metals, BTEX, PHC, PAH, and VOC parameters from automotive service operations. APEC 3 Historical orchards operated east and south of the Site. In PGL s experience orchard properties can have associated arsenic contamination related to the application of pesticides and/or herbicides. The orchards operated from as prior to 1959, the earliest aerial photograph available, until the early 1980s, possibly later. The APECs discussed above are summarized in Table J.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 24 PGL File No: 4393-01.01 Table J: Table of Areas of Potential Environmental Concern Area of Potential Environmental Concern 1 APEC 1 APEC 2 APEC 3 Location of Area of Potential Environmental Concern on Phase One Property In area of berms, in the northeast portion of the Site, and in soil piles. Along the north Site boundary Along east and southeast Site boundaries Potentially Contaminating Activity 2 PCA 30 - Importation of Fill Material of Unknown Quality PCA 52 Storage, maintenance, fuelling, and repair of equipment, vehicles, and materials used to maintain transportation Systems PCA 40 - Pesticides (including Herbicides, Fungicides, and Anti-Fouling Agents) Manufacturing, Processing, Bulk Storage and Large-Scale Applications. Aerial Photographs Y Location of PCA (onsite or offsite) Onsite Offsite north adjacent property Offsite - Orchards east and south of the Site. Across North Scugog Court east of the Site and southeast of the Site along West Scugog Lane. Contaminants of Potential Concern 3 Metals, and possibly PHC, PAH, and VOC Metals, BTEX, PHC, PAH and VOC Arsenic Media Potentially Impacted (Ground water, soil and/or sediment) Soil and Groundwater Groundwater Soil and Groundwater Notes: 1 area of potential environmental concern means the area on, in or under a phase one property where one or more contaminants are potentially present, as determined through the phase one environmental site assessment, including through, (a) identification of past or present uses on, in or under the phase one property, and (b) identification of potentially contaminating activity. 2 potentially contaminating activity means a use or activity set out in Column A of Table 2 of Schedule D that is occurring or has occurred in a phase one study area 3 when completing this column, identify all contaminants of potential concern using the Method Groups as identified in the "Protocol for in the Assessment of Properties under Part XV.1 of the Environmental Protection Act, March 9, 2004, amended as of July 1, 2011, as specified below: ABNs PCBs Metals Electrical Conductivity SAR CPs PAHs As, Sb, Se Cr (VI) 1,4-Dioxane THMs Na Hg Dioxins/Furans, PCDDs/PCDFs VOCs B-HWS Methyl Mercury OCs BTEX Cl - high ph PHCs Ca, Mg CN - low ph

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 25 PGL File No: 4393-01.01 7.4 Phase One Conceptual Site Model The Conceptual Site Model is based on the following figures and information. These have all been discussed in the previous report sections. Figure 1: Site Location; Figure 2: Phase One Study Area; Figure 3: Conceptual Site Model (illustrates PCAs and surface water locations); Figure 4: Areas of Potential Environmental Concern (illustrates expected impacted areas from offsite PCAs); Appendix 8: Aerial Photographs; Appendix 9: Topographic Map; Appendix 10: Bowmanville Valley Conservation Area; Appendix 11: Location of water wells; and Appendix 12: Site Photographs. The figures and photographs provided identify water bodies, drinking water well locations, roads, adjacent property uses, PCAs, and APECs within the Phase One Study area. Based on the Phase One conducted, PGL identified five PCA locations within the Phase One Study area. PGL assessed the PCAs for their risk of contamination to the Site. This assessment resulted in three APECs onsite. These are as follows: APEC 1 potential for impacts to soil and groundwater resulting from imported fill containing construction debris and in some places exhibiting some staining and solvent odour. Historical information suggests the fill was placed onsite sometime in the late 1960s or early 1970s to create berms around constructed ponds. Contaminants of concern include metals, PHC, PAH, and VOC parameters. APEC 2 potential for impacts to groundwater along the north Site boundary. The north-adjacent property is inferred to have had an automotive service shop since 2005 or earlier. Potential COCs include metals, BTEX, PHC, PAH and VOC. APEC 3 potential for impacts to soil and groundwater along the east and southeast Site boundaries. Historical orchards operated in these areas during the 1950s or earlier, until the early 1980s, possibly later. Potential COC is arsenic. The Site was never developed and there are no known onsite utility corridors. Underground utilities would not be expected to affect contaminant distribution and transport. PGL did not identify any gaps in information that would affect the validity of our model. Similarly there are no uncertainties that may affect our Conceptual Site Model.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 26 PGL File No: 4393-01.01 8.0 CONCLUSIONS 8.1 Whether Phase Two ESA is Required This Phase One Site ESA identified the presence of PCAs located on the Site and within the Phase One Study area. There is the potential for three of these PCAs to have impacted soil and groundwater quality at the Site therefore, a Phase Two Soil and Groundwater investigation is recommended for the Site. 8.2 Record of Site Condition Based on Phase One ESA Alone Based on the results of this Phase One ESA, a Record of Site Condition, based on a Phase One ESA alone, cannot be filed. A Phase Two ESA is required to characterize soil and groundwater conditions on site. 9.0 STANDARD LIMITATIONS PGL prepared this report for our client, Headgate Developments Inc. and its agents exclusively. PGL accepts no responsibility for any damages that may be suffered by third parties as a result of decisions or actions based on this report. The purpose of this report is to provide an assessment of the potential for environmental contamination on the subject property. Our investigation identified reasonably foreseeable risks that can be detected by normal archival research and a single untimed Site visit with no sampling or testing. Our conclusions rely on their having been complete and accurate disclosure of conditions by the client and our sources. As with all environmental investigations, potential remains for unknown, unidentified, or unforeseen contamination. Environmental investigations are limited by both practical limitations in scope and inherent limitations in technique. The findings and conclusions are Site-specific and were developed in a manner consistent with that level of care and skill normally exercised by environmental professionals currently practicing under similar conditions in the area. Changing assessment techniques, regulations, and Site conditions means that environmental investigations and their conclusions can quickly become dated, so this report is for use now. The report should not be used after that without PGL review/approval. The project has been conducted according to our instructions and work program. Additional conditions and limitations on our liability are set forth in our work program/contract. This report is neither an endorsement nor a condemnation of the subject property. No warranty, expressed or implied, is made. 10.0 SIGNATURES We trust that this report meets your needs. The Site visit was performed by Stephan Marinovic, B.Sc., under the supervision of Kathleen Minehan, M.Sc.,, P.Geo. The report was prepared by Kathleen Minehan and reviewed by Shannon Hunt. Kathleen Minehan and Shannon Hunt are both Qualified Persons for Phase One ESAs and can confirm that the work was carried out in accordance with O.Reg. 153/04. If you have any questions or require clarification, please contact Kathleen Minehan, M.Sc., P.Geo.

Phase One Environmental Site Assessment December 1, 2014 Headgate Developments Inc. Page 27 PGL File No: 4393-01.01 POTTINGER GAHERTY ENVIRONMENTAL CONSULTANTS LTD. Per: Kathleen P. Minehan, M.Sc, P.Geo. Senior Geologist Shannon Hunt, P.Eng., PMP, QP ESA Environmental Engineer KPM/SH/slr r-4393-01-01-ph1-nov14-draft.doc

Bibliography Aerial Photographs: National Air Photo Library): 1959, 1964, 1974, and 1981 Google Earth aerial images: 2005, 2007, and 2014, and street view Municipality of Clarington aerial images, 2013 Business Directories: 1995, 2000 Maps: Quaternary Geology of Ontario, Southern Sheet, Map 2556, Ministry of Northern Development and Mines1991 Bedrock Geology of Ontario, Southern Sheet, Map 2544, Ministry of Northern Development and Mines, 1991 Topographic Map of Oshawa, Durham Regional Municipality, Ontario, Edition 8, 30M/15,, Scale 1:50,000, 1994 Databases: EcoLog Eris database report, February 28, 2013 Waste Disposal Sites Inventory, Ontario Waste Management Branch, June 1991, Published by the Waste Management Branch, Ontario Ministry of the Environment, ISBN 0-7729-8409-3 Inventory of Coal Gasification Plant Waste Sites in Ontario, Prepared for Ontario Ministry of the Environment Waste Management Branch, prepared by Intera Technogologies Ltd., April 1987 Interviewed: Mr. Andy Anderson, Site Owner representative Reports: Slope Stability Assessment Report, Proposed Residential Development, North Scugog Court and Bons Avenue, Municipality of Clarington, for Headgate Developments Inc., by Soil Engineers Ltd. Consulting Engineers, September 10, 2014, Reference No. 1407-S045. Geotechnical and Limited Environmental Investigation, Proposed Residential Development, Westside of Scugog Street, Between Mill Lane to Concession 3 Rd, Bowmanville, Ontario, for Headgate Developments Inc., by Golder Associates Ltd, March 4, 2005, Reference 04-1181- 449. The Bowmanvile/Soper Creek Watershed Aquatic Resource Management Plan, September, 200. Prepared by Canada Fisheries and Oceans, Central Lake Ontario Conservation, and Ontario Ministry of Natural Resources

Internet Sites: Water Wells Ontario http://www.ontario.ca/environment-and-energy/map-well-record-data Municipality of Clarington http://www.clarington.net/ Region of Durham http://www.durham.ca/ Oshawa Maps http://maps.oshawa.ca/viewer.asp

Figures

SITE 1:4,000 Sources: Esri, HERE, DeLorme, USGS, Intermap, increment P Corp., NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), TomTom, MapmyIndia, OpenStreetMap contributors, and the GIS User Community 0 40 80 160m Site Boundary Image: GoogleEarthPro 0 1 2 4Km 1:75,000 Sources: Esri, HERE, DeLorme, USGS, Intermap, increment P Corp., NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), TomTom, MapmyIndia, OpenStreetMap contributors, and the GIS User Community SITE LOCATION Sudds Court, North Scugog Court, Bowmanville, ON HEADGATE DEVELOPMENT File No.: 4393-01.01 Date: NOV 2014 Dwg No.: 43930101-11 Drawn by: DPL FIGURE 1 Original in colour

250m Site Boundary Phase One Study Area 1:4,000 0 50 100 200m 250m Sources: Esri, HERE, DeLorme, USGS, Intermap, increment P Corp., NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), TomTom, MapmyIndia, OpenStreetMap contributors, and the GIS User Community Image: GoogleEarthPro PHASE ONE STUDY AREA Sudds Court, North Scugog Court, Bowmanville, ON HEADGATE DEVELOPMENT File No.: 4393-01.01 Date: NOV 2014 Dwg No.: 43930101-21 Drawn by: DPL FIGURE 2 Original in colour

Industrial (Hydro One) 55 250m Residential Residential Institutional (School) 52 Residential 30 40 40 40 Residential Institutional (School) Institutional (School) PCA Site Boundary Phase One Study Area PCA - 30 Water Body 30 - Importation of Fill Material of Unknown Quality 40 - Pesticides (including Herbicides, Fungicides, and Anti Fouling Agents), Manufacturing, Processing, Bulk Storage and Large Scale Applications 52 - Storage, maintenance, fuelling, and repair of equipment, vehicles, and materials used to maintain transporation systems 55 - Transformer Manufacturing, Processing and Use Residential Bowmanville Creek NOTE: Fuel oil storage tanks for residential heating (PCA 28 - gasoline and associated products storage in a fixed tank) may have been used in the area, but do not result in and APEC 1:4,000 0 50 100 200m 250m Sources: Esri, HERE, DeLorme, USGS, Intermap, increment P Corp., NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), TomTom, MapmyIndia, OpenStreetMap contributors, and the GIS User Community Image: GoogleEarthPro CONCEPTUAL SITE MODEL Sudds Court, North Scugog Court, Bowmanville, ON HEADGATE DEVELOPMENT File No.: 4393-01.01 Date: NOV 2014 Dwg No.: 43930101-31 Drawn by: DPL FIGURE 3 Original in colour

APEC 2 APEC 1 Site Boundary APEC 1 - Imported Fill APEC 3 APEC 2 - Offiste Automotive Service Shop APEC 3 - Offsite Historical Orchard 1:1,300 0 15 30 60m Sources: Esri, HERE, DeLorme, USGS, Intermap, increment P Corp., NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), TomTom, MapmyIndia, OpenStreetMap contributors, and the GIS User Community Image: GoogleEarthPro AREAS OF POTENTIAL ENVIRONMENTAL CONCERN Sudds Court, North Scugog Court, Bowmanville, ON HEADGATE DEVELOPMENT File No.: 4393-01.01 Date: NOV 2014 Dwg No.: 43930101-41 Drawn by: DPL FIGURE 4 Original in colour

Appendix 1 Legal Survey

Appendix 2 Opta Report

North Scugog Court Haydon ON Canada Sunita Kapoor 439301.01 18042 Shannon Rogers Pottinger Gaherty Env. Cons. Ltd. 11/11/2014 9:18:34 AM

Page: 2 Project Name: 439301.01 Project #: 439301.01 ENVIROSCAN Report Search Area: North Scugog Court Haydon ON Canada Requested by: Shannon Rogers Date Completed: November 11, 2014 09:18:34 OPTA INFORMATION INTELLIGENCE