HomeMy WebLinkAbout75-167Report No. 167
1. Purpose of Application -
On January 24, 1975, an application was made to the Region
for an amendment to the Bowmanville Official Plan to permit the
construction of townhouses on a 4•.51 acfe parcel situated on the
north-west corner of Waverly Road and the Base Line. This app-
lication was subsequently referred to the Town for processing.
2. Official Plan Provision=s -
This site is designated °Industrial Frontage Where Qualita-
tive Controls Apply" in the Bowmanville Official Plan and
"Environmental Study Area" in the Interim District Plan. Neither
of these designations provide for residential uses.
3. Circulation of Application -
The application was circulated to the following agencies for
their comments.
(1) Northumberland and Newcastle Board of
Education
(2) Peterborough -Victoria -Northumberland and
Newcastle Separate School Board
(3) Durham Works Department
(4) Bell Canada
(5) Bowmanville Public Utilities Commission
(6) Newcastle Works Department
(7) Newcastle Building Department
(8) Newcastle Fire Department
The Newcastle Fire Department did not reply and was assumed
to have no comments.
4. Resume of Comments -
1. The Northumberland and Newcastle Board of Education -
advised that they have no objections to this proposal. We
note however that the Board recently objected to a much
smaller townhouse proposal which would have used the same
school.
2. The Peterboroueh-Victoria-Northumberland and Newcastle
Separate School Board - advised that they have no objec-
tions to this proposal.
3, The Durham Works Department - advised that there is insuff-
icient capacity within the existing sewage treatment and
water purification plants to accommodate this proposal.
If improvements to both systems are made, additional capa-
city could be available in 1977. They suggested that this
proposal was premature.
4, Bell Canada - advised that they have no objections to this
amendment.
5c The Bowmanvlle Public Utilities Commission - advised that
they had no objections to this request provided that sat-
isfactory easements and rights-of-way are obtained prior
to registration of any plan.
6. The Newcastle Works Department - recommended that the dev-
eloper enter into an agreement with the Town before any
construction begins.
7. The Newcastle Buildineg Department - had no comment.
5. Comments -
This site is located on the Base Line Road just north and west
of the Waverly Road Interchange of the 401 and north-east of
St. Mary's Cement.
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5. Comments'- (continued).....
The land to the west is occupied by Preston Transport Limited,
not "Vacant Lard" as stated on the site plan submitted by the
applicant.
This site was included in the "Industrial" designation in the
Bowmanville Official Plan because it Las excellent potential
for prestige industrial uses. It is oriented south towards high-
way 401 area rather than north to the residential sections of
Bowmanvi.11o to which it can have no access because of existing
development. The noise from the Highway and the heavy traffic
flows along Regional Road 57 could be a source of disturbance
to any resident on the site and would seriously interfere with
outdoor activity on the site.
Even- if .... thi.s., site was suited by_ -location -to- residential dev-
el.opment--ro.th_er-imp ortant- problems would ... exist.
Thera.i.s-pres.ently--a...total absence of parkland in the area
west of Durham Road 57. This deficiency is a...problem for the
single family and-semi-,d_e.tached homes in the area.. It io.uld
be even moreserious for the two hundred -and fifty residents.
which --would be housed on a fit, 5 acre site.
We have - also- -been informed that at sFnt the -.grade 5 and._,%
school -children in the area cannot be accommodated in the por-
table -.inti -.tie arca..annd must walk over 1 mile to attend Central
School, ..It would -be unwise toincrease this walking distance,...
The school, shopping plaza, -.and park for the adjacent,resi-
dential_.neigi-bourhood.ar•e all.._loca.ted on the east side of :Durham
Road 57 which is an arterial road having a. -speed limitof40
m.p.h. w1aich-.is much exceeded. while .the residential area to
the north was connected to these facilities by a pedestrian
underpass,- there is no poss°.bia_i.ty of providing such -access -to
the present site. Therefore, all pedestrians9..Ancluding school
children,. proceeding '.;j from these facilities would. have -.to
5. Comments - (continued)......
walk along and across Durham Road 57. This would be an extremely
hazardous situation and is an insoluble problem,since this area
was designed for Industrial use and no provision was made for
access between this parcel of land and Residential areas to the
north. These areas are already built up and it would be impos-
sible to provide even a walkway at this stage.
For all of these reasons, it is evident that the site is
emminently suitable for industrial purposes and just as unsuit-
able for residential uses..
The Town of Newcastle is presently deficient in serviced
industrial land, and the present applicant was the owner at the
time at which the site was designated industrial. Therefore,
he presumably agreed to the industrial designation of this
portion of his lands.
The abutting of industrial development against residential
properties could have some adverse effects, but these could be
minimized through appropriate restrictions on the type of in-
dustry permitted. In any case adjacent house purchasers were
aware or could have been aware of the industrial zoning when
they purchased their homes.
In conclusion, we consider that the balance of planning
considerations favour the retention of the existing industrial
designation and that the Region should be advised that the Town
opposesthe application.
Respectfully submitted,
� u
George F. Howden,
Planning Director.
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