The URL can be used to link to this page

Home My WebLink AboutPD-212-89DN: HARTFO TOWN OF NEWCASTLE REPORT File Res. # By -Law # MEETING: General Purpose and Administration Committee DATE: TUESDAY, September 5, 1989 REPORT #: PD- 212 -89 FILE #: OPA 89-20/D CT: OFFICIAL PLAN AMENDMENT APPLICATION - LORNE HARTFORD PART LOT 13, CONCESSION 3, FORMER TWP. OF DARLINGTON FILE: OPA 89 -20 /D RECOMM1ENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report FD- 212 -89be received; 2. THAT the Official Plan Amendment application submitted by Lorne Hartford, to permit the development of a fourteen (14) lot estate residential subdivision be DENIED; and 3. THAT the Region of Durham and applicant be so advised and forwarded a copy of Report PD- -89. 1. BACKGROUND: 1.1 On April 4, 1989, the Town of Newcastle was advised by the Regional Planning Department of an application submitted by Lorne Hartford to amend the Durham Region Official Plan. The subject application seeks to develop a fourteen (14) lot estate residential subdivision on an 8.09 ha parcel of land located on the west side of Middle Road north of the Bowmanville Major Urban Area. rn 7 ')I/ REPORT NO.: PD-212-89 PAGE 2 ------------------------------------------------------------------------------- 1.2 The subject site slopes gently toward the southeast and is vegetated by three (3) distinct woodland types: immature mixed woodland, cedar woodland, and aspen-poplar woodland. 1.3 The surrounding land uses are as follows: i) North & West: abandoned gravel pit proposed for a forty-one (41) lot estate residential development (OPA 86-52/D); ii) South: residential, woodlot, scrap yard; and iii) East: Bowmanville Golf Course and Country Club. 2. OFFICIAL PLAN DESIGNATION: 2.1 The subject lands are currently designated "Major Open Space" within the Durham Region Official Plan. The predominant use of lands designated as "Major open Space" shall be for agriculture, farm-related uses, conservation, reforestation, cemeteries, allotment gardens, nursery gardening, golf course, campgrounds, riding and boarding stables, dog kennels, mink farms, and fairgrounds. 3. PUBLIC SUBMISSIONS: 3.1 No public submissions have been received to date. 4. CIRCULATION: 4.1 In response to the circulation of the application, the following agencies/departments offered no objection to the proposal. - Public School Board - Separate School Board - Ministry of Agriculture and Food - Ministry of Natural Resources [-"()Q J / t! ...3 rlrprf# • •1 :• The following agencies /departments offered no objection to the principle of this proposal, but did outline conditions for draft approval: - Newcastle Public Works Department - Newcastle Community Services Department - Newcastle Fire Department - Regional Works Department PAGE 3 4.2 The Regional Department of Health Services have stated that the site has a high water table which would require all the beds to be substantially raised. The Health Services Department have requested Mr. Hartford to dig some test pits on specific lots and to accompany them on a lot by lot inspection of the proposed subdivision, however, Mr. Hartford has not complied with this request to date. 4.3 Comments from the Ministry of the Environment have not been received to date. 5. COMMENTS: 5.1 A preliminary geotechnical and hydrogeological evaluation prepared by Golder and Associates Ltd. was submitted by the applicant. It is "the opinion of the consultant that the sand and gravel in the deep overburden (below 15m) on the bedrock if necessary, both form aquifers suitable for development of water wells to meet domestic water quality and quantity requirements. Furthermore, the consultant states that "the subject property is theoretically capable of about 21 septic tile field waste disposal systems and enable dilution of nitrate to 10mg /1 as nitrogen on average over the site ". The applicant has proposed 14 lots. The consultant bases his conclusions on test pit results and Ministry of the Environment well water records. Additional field work and test drilling would be required before any results could be considered conclusive. i ...4 REPORT 0U.: PD-2l2-89 PAGE 4 ------------ ----------------- --------------------------------------------------- 5~2 & report entitled "Environmental Considerations" by G.M. Seruaa and Associates was submitted with this application by the applicant. The report describes the site and identifies areas of environmental concern and methods of mitigation, but falls short however, of justifying the suitability of the proposed site for estate residential development an per the criteria of I0.3.2.I a) through 10.3.2.1 ') of the Durham Region official Plan. In this regard, the accompanying report does not address Section I0.3°2.2 h) of the Durham Region official Plan which requires a "preliminary analysis of the landscape features of the site and adjacent properties which indicates the suitability of the site for estate-residential uamo.n 5.3 From Staff's review of the proposal, it does not appear however, to comply with the criteria contained in the Durham Region official Plan as follows: i) Section 10.3.2.1 a) states: "The proposal maintains the character of the natural environment and �located in a scenic, well-vegetated area of rolling The subject site la not in an area of rolling topography. il) Section I0.3.3.1 g) states: "In the opinion of the authority having 'ociodioLioo' the proposal does not require the undue expansion or extension of services provided by Regional CouuolI or the Council of the respective area municipality." The proximity of this proposal to the boundary of the Major Urban Area of BovmxanviIle may ultimately load to premature requests for the extension of services to this proposal. 5.4 This application will increase the concentration of estate residential development north and west of BovmnnoviIIe from 140 existing and approved estate residential units to 154 estate residential units. As mentioned within the l Residential Development t this i � proposed subdivision lies within an area which a of concern to the Region and the Town. Further estate residential development in the �VO [\� `/// u| REPORT NO.: PD- 212 -89 PAGE 5 general area west and north of Bowmanville can no longer be viewed as blAng limited in scale. Concentrated estate residential development such as these will: distort municipal service priorities (i.e. parkland and schools); likely invoke premature requests for extension of municipal services (i.e. water and/or sanitary sewer); compound environmental impacts which are difficult to mitigate; and impede the orderly urban growth of Bowmanville. 5.4 on January 13, 1988, Regional Council endorsed Regional Planning Committee's recommendation that no further applications for Estate Residential development be entertained in the area surrounding the existing concentration of estate residential development northwest of the Bowmanville Major Urban Area. This application falls within this area and was received after this resolution. 5.5 On July 10, 1989, Council resolved to forward to the Region of Durham Report PD-173-89 as the Town's comments on the proposed Rural Area Policies. Significant changes have been proposed with respect to Estate Residential policies which include: i) Estate residential development shall be distinct and well- separated from Urban Areas, Hamlets and other estate residential development; and ii) An estate residential development shall have a maximum area of 20 hectares and smaller subdivisions shall be encouraged. The Town of Newcastle has formally indicated its support of the proposed revisions to the Estate Residential Policies. Although the proposed development consists of 14 lots situated on 8 hectares of land it is not distinct and well separated from the urban area or other estate development. The total number of estate residential lots, both proposed and approved, located on the fringe of the Major Urban Area of Bowmanville, as shown on the attached Key Map, totals 195 lots and incorporates 130 hectares (321 acres) of rural land. The cumulative effect of the subdivisions located north and west of Bowmanville does not conform with the proposed Rural Area Policies. 599 02 ...6 REPORT NO.: PD-212-89 PAGE 6 im *•3,41 1 Al 0) Z FPWA1JZ I om ON The concentration of estate residential development just north of the Bowmanville Urban Area limit presently consists of 140 registered and approved estate lots. Staff remain concerned with the long term impact of this type of growth since it will distort municipal servicing priorities, compound environmental impacts which are difficult to mitigate and impede the orderly urban growth of Bowmanville beyond the current planning period. The proposal does not meet the criteria established under the current policies of the Durham Regional official Plan to determine the suitability of the lands for estate residential development. Moreover it does not meet the thrust of the proposed changes to the rural area policies presently under consideration. Lastly, it is noted that there are serious problems with the high water table in the area which concerns the Durham Regional Health Unit. In light of the above, it is respectfully recommended that the official Plan Amendment application submitted by Lorne Hartford for a fourteen (14) lot estate residential subdivision be DENIED. Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C.I.P. Director of Planning & Development JDB*DC*FW*jip *Attach. August 21, 1989 - - - - - - - - - - - - - - - - - Lawrence E .)/ otseff �K Chief Admittrative officer INTERESTED PARTIES TO BE NOTIFIED OF COMMITTEE AND COUNCIL'S DECISION: Lorne Hartford 1065 Stone Cottage Crescent OSHAWA, Ontario LlK lZ5 LOT 15 LOT 14 LOT 13 LOT 12 LOT 1 !1 MA PROPOSED ESTATE RESIDENTIAL 599 04 M Z 0 0 Z O