HomeMy WebLinkAboutPD-333-90 TOWN OF NEWCASTLE
REPORT
File #
N: HAMLETS .GPA Res. #
By-Law #
hEETING: General Purpose and Administration Committee
DATE: Monday, November 5, 19 9 0
REPORT #: PD-333-90 FILE #: 85-33/N
ACT: PROPOSED MODIFICATIONS TO SECTION 9 - HAMLETS
AMENDMENT 22 TO THE OFFICIAL PLAN FOR THE FORMER TOWNSHIP OF
DARLINGTON (NOW REFERRED TO AS THE OFFICIAL PLAN FOR THE TOWN OF
NEWCASTLE)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-333-90 be received;
2 . THAT Report PD-333-90 be forwarded to the Ministry of Municipal
Affairs and the Region of Durham Planning Department as the Town
of Newcastle's response to the proposed modifications to Section
9 (Hamlets) of the Town of Newcastle Official Plan; and
3. THAT the Region of Durham Planning Department and the Ministry of
Municipal Affairs be advised of Council's decision.
1. BACKGROUND
1. 1 The provisions of the Town of Newcastle Official
Plan related to Hamlets were deferred for further
consideration by the Ministry of Municipal Affairs at the time
of approval of Amendment No. 22 to the Official Plan of the
former Township of Darlington. The Ministry has circulated the
proposed Hamlet policies as outlined in Section 9 of the Plan
to various agencies for their review and comment.
1.2 By letter dated August 17, 1990 to the Region of Durham
Planning Department (Attachment No. 1) , the Ministry indicated
that !Es circulation and review of t o proposea Ham et
r r
policies is now complete. The Ministry has proposed a number
REPORT NO. : PD-333-90 PAGE 2
of modifications to the policies in Section 9 and further, to
defer the approval of a number of the Hamlet Schedules . Upon
receipt of the Town's and the Region's responses on the
proposed modifications, the Ministry will consider a partial
approval of Section 9 .
1.3 The discussion of the proposed modifications corresponds with
the headings provided in the Ministry's letter, with the
Town's comments highlighted in bold type.
2 . COMMENTS
2 . 1 General
2 . 1. 1 Ministry Comment 1(a) states that a policy should be included
indicating the role that Hamlets are to play in the Town's
community hierarchy.
It is recommended that a new subsection be incorporated into
Section 9.1, as follows, and the existing sections renumbered
accordingly:
"9.1 i) Hamlets are the focus of settlement activity in the
rural areas of the Town. Development in hamlets
shall reinforce their traditional role as service
centres for the residents of the hamlet and the
surrounding rural area. "
It is further recommended that, for the purposes of
consistency, Section 9.1 be titled "General Policies"
2 . 1.2 Ministry Comment 1(b) suggests the inclusion of policies to
establish parameters for establishing growth limits, and to
provide the basis for redesignation to a "Hamlet for Growth" .
The Town's comments on these matters are provided later in
this report as part of the discussion on Ministry Comments
F
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REPORT NO. : PD-333-90 PAGE 3
2 .2 Subsection 9.1 (ii)
Ministry Comment suggests that a policy be included which
would state that all Secondary Plans are to be supported by
a Secondary Plan Study and which would detail the matters
these studies shall address .
The Town has no objection to this modification and therefore
recommends that Section 9.1 ii) be amended by adding the
following as a second paragraph:
"A Hamlet Secondary Plan shall be supported by a secondary
plan study which shall address, as a minimum, the following
matters: existing land use and population; significant
human settlement features, including historically significant
structures; significant natural features; the agricultural
capability of soils; soil types and ground water conditions
for private servicing. "
2 . 3 Subsection 9.3 - Other Hamlets
2 . 3. 1 Ministry Comment 3(a) proposes to limit new growth permitted
through infilling and/or minor extensions to a maximum of 10%
of the existing units in the hamlet. The Ministry also
suggests that a policy be included making hamlets without
Secondary Plans subject to the provisions of Section 9 .
The Town cannot support the inclusion of a policy which would
place an arbitrary limit on infilling and minor extensions to
growth. Any limits to growth specified by the Plan should
recognize the individual abilities of the various hamlets to
accommodate growth.
It is therefore recommended that Section 9.3 be amended to
read as follows (proposed changes underlined) :
"9.3 i) Residential growth within all other hamlets shall
generally be limited to infilling and/or minor
p- Y existing eve opmen .
REPORT NO. : PD-333-90 PAGE 4
Generally, these hamlets shall be permitted to
develop to the maximum number of units indicated
below-
Enfield 25 Maple Grove 45
Hampton 275 Mitchell's Corners 180
Haydon 50 Orono 500
Kendal 80 Solina 110
Kirby 25 Tyrone 115
Leskard 70
9.3. ii) Residential growth in hamlets for which a Secondary
Plan has not been approved shall be limited to
infilling only and shall be subject to the
requirements of all other provisions of this
section, in particular Subsection 9.10 i) . "
9.3 iii) 'Infilling shall be defined as the creation of a
maximum of three new lots between two existing lots
which are no more than 150 metres apart on the same
side of the road.
2 . 3 .2 Ministry Comment 3(b) recommends the inclusion of a new policy
detailing how commercial and industrial proposals in
hamlets without a Secondary Plan are to be dealt with.
It is recommended that the following new policy be
incorporated into Subsection 9.3, as amended:
119.3 iv) Commercial and industrial uses shall not be
permitted in hamlets for which a Secondary Plan has
not been approved. "
2 .4 Subsection 9.4 - Residential Development
2 .4 . 1 Ministry Modification 4 (a) suggests that the reference to
O-LILU-Le f zattily Lt= as being the predominant an use
permitted within hamlets be modified to 'detached dwelling
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REPORT NO. : PD-333-90 PAGE 5
units ' or ' single dwelling units ' . A recent amendment to the
Planning Act prohibits by-laws to distinguish on the basis of
relationship.
The Town has no objection to this modification.
2 .4 .2 Ministry Modification 4(b) states that the existing policies
should be modified to clarify the basis by which a hamlet can
be designated as a "Hamlet for Growth" and for determining the
growth limit.
It is recommended that Section 9.4 iii) a) be amended to read
as follows (proposed changes underlined) :
" 9.4 iii) a) all lands designated short term residential
expansion are occupied by registered plans of
subdivision, and building permits have been
issued for 75 percent of the lots in these
subdivisions" .
With respect to providing the basis for redesignating a hamlet
as a Hamlet for Growth, the Town recommends that Section 9.4
(iv) be modified to require the submission of additional
documentation. However, the proposed wording is provided in
the context of the discussion on Ministry Modification 4(c)
below.
2 .4 . 3 Ministry Comment 4(c) recommends that the Engineering Study
for lands designated Long Term Residential Expansion be
prepared to the satisfaction of the Ministry of Environment,
the Ministry of Natural Resources and the Conservation
Authority and be required to address impacts on Areas Subject
to Development Restrictions .
The Town has no objection to the modification of Section 9.4
ice)—as—Prepese
section be further modified, as follows, to incorporate the
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REPORT NO. : PD-333-90 PAGE 6
additional information requirements as discussed in Paragraph
2.4.2 above (proposed changes underlined) :
119 .4 iv) In considering amendments to permit development of
'Long Term Residential Expansion Areas' , Council
shall require proponents to submit the followings
documentation-
a) a detailed Engineering Report which establishes
the method of water supply, sewage disposal and
surface drainage and which identifies any
potential impacts and proposed mitigative
measures associated with such servicing
schemes. Such Engineering Reports shall be
prepared to the satisfaction of the Ministry
of the Environment, the Ministry of Natural
Resources, the Region of Durham Department of
Health Services, and the respective
Conservation Authority and shall cover areas
of existing and proposed development together
with lands identified as 'Area Subject to
Development Restrictions' .
b) a Justification Report pursuant to Section 3.14
of the Foodland Guidelines, prepared to the
satisfaction of the Town and the Ministry of
Agriculture and Food;
c) an analysis of the impact of the proposed
development on the provision of community
services within the Hamlet, prepared to the
satisfaction of the Town and other relevant
agencies;
d) an analysis of the impact of the proposed
-'evei-eflm
m_ features and/or areas, prepared to the
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REPORT NO. : PD-333-90 PAGE 7
satisfaction of the Ministry of Natural
Resources and the Conservation Authority.
e) any other requirements as deemed appropriate
by Council. "
2 .4 .4 Ministry Comment 4 (d) proposes to clarify the uses permitted
within Areas Subject to Development Restrictions .
The Town has no objection to the modification of the policy
as proposed.
2 .5 Subsection 9.5 - Community Facilities
2 .5 . 1 Ministry Comment 5(al proposes a modification that community
uses be permitted in all areas of a hamlet and be subject to
all relevant policies of Section 9, such as servicing and
engineering studies .
The Town has no objection to permitting community facilities
in any area of a hamlet provided that such uses are compatible
with the surrounding land uses. It is therefore recommended
that Section 9.5 (i) be amended to read as follows (proposed
changes underlined) :
119 .5 (i) Community uses such as minor community centres,
places of worship, fraternal organizations, schools,
post offices and parks may be permitted within any
area of the Hamlet provided Council is satisfied
that the proposed use(s) will have no adverse
affects upon the existing use of surrounding lands
or the implementation of this plan, and subject to
an appropriate designation within the implementing
zoning by-law.
9.5 ii) Community uses shall be subject to all pertinent
Provi7slons- of -this section. in barticular the
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REPORT NO. : PD-333-90 PAGE 8
requirements for an Engineering Study as outlined
by Section 9. 11 ii) . "
2 . 6 Section 9 .7 - Industrial
2 . 6 . 1 Ministry Comment 6 (a) proposes a modification to include a
definition of dry industrial uses .
The Town has no objection to the wording of the modification
as proposed by the Ministry.
2 . 7 Section 9.9 - Development Restrictions
2 . 7 . 1 Ministry Comment 7 (a) proposes to require the Town to consult
with the Ministry of Natural Resources and the Conservation
Authority prior to approving any zoning by-law or development
application within Areas Subject to Development Restrictions .
It is the Town's standard practice to consult with these
agencies an all applications. Accordingly, the Town has no
objection to the proposed modification.
2 . 7 .2 Ministry Comment 7 (b) proposes to include a policy requiring
the Town to incorporate into the zoning by-law, appropriate
building setbacks from watercourses for which floodline
mapping is not available.
The Town has no objection to the wording of the modification
as proposed by the Ministry.
2 . 8 Ministry Comment 8 would require the approval of a number of
agencies with respect to methods of water supply, surface
drainage and sewage disposal, as well as the impact on
existing water supplies in the hamlet and surrounding area,
cis a condition of any ne.. res _nLial develoDfflent in a hamlet.
REPORT NO. : PD-333-90 PAGE 9
The Town would have no objection to requiring major new
development in Residential Expansion areas to be required to
demonstrate that the development would not adversely affect
water supplies within and adjacent to the hamlet. However, the
existing requirements with regard to the hydrogeological
studies required for infilling and minor extensions are too
stringent and act to deter minor new development from
occurring in Hamlets.
Therefore, it is recommended that Subsection 9.10 i) be
further amended to read as follows (proposed changes underlined
119.10 i) Prior to new development occurring in any hamlet,
the applicant(s) will be responsible for
demonstrating to the satisfaction of the Town, the
Region of Durham, the Ministry of Environment, the
Ministry of Natural Resources and the Conservation
Authority, the method of water supply, sewage
disposal and surface drainage; the potential impacts
of such servicing schemes; and any proposed
mitigative measures.
In addition, the applicant must present an
Engineering Report to demonstrate, to the
satisfaction of the Town, the Region of Durham and
the Ministry of the Environment, that an adequate
supply of potable water exists to serve the proposed
development. Plans of Subdivision occurring in areas
designated as "Residential Expansion", this
Engineering Report must also address the likely
impact of the proposed development on existing water
supplies surrounding the proposed plan of
subdivison. "
2 . 9 Subsection 9.12 - Interpretation
2 . 9 . 1 M:LntstrV- Comment 9 r po es the incorporation of a new
subsection entitled Interpretation. A new policy states
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REPORT NO. : PD-333-90 PAGE 10
that street patterns and lot lines indicated on schedules are
for reference points only. Another new policy is proposed
which states that detailed hydrogeological reports must be
submitted in support of all development proposals,
notwithstanding the growth limits and lot sizes specified in
Section 9 .
The Town has no objection to the inclusion of this new
subsection, although it is recommended that only new
development proceeding in Residential Expansion areas be
required to address the probable impact of development on
groundwater conditions on the surrounding lands. It is
therefore recommended that the first paragragh of
Section 9.12 (ii) be modified to read as follows (proposed
changes underlined) :
119.12 (ii) Notwithstanding the growth limits and lot sizes
as specified in this Plan, development
proposals shall be accompanied by detailed
hydrogeological reports which justify the lot
sizes proposed by demonstrating that soil and
groundwater conditions at the subject site will
enable the effective operation of private waste
disposal systems with no adverse of fects on the
groundwater conditions of the developing lands,
as well as the water quality of any adjacent
surface water.
For development proposals in Residential
Expansion areas, this report shall also
demonstrate that the development will not
adversely affect the groundwater conditions of
surrounding lands.
It is also suggested that the term "reference points" be
amended to read "reference purposes. "
REPROT NO. : PD-333-90 PAGE 11
2 . 10 The Ministry notes the Town of Newcastle Official Plan does
not contain policies with respect to "Flood Plain Planning or
the "Land Use Planning for Housing" Policy Statement. The
Ministry suggests that consideration be given to permitting
other types of residential development in hamlets, such as
duplexes, semi-detached units, and apartments above stores .
The Town does not feel that the provision of higher density
housing in hamlets is realistic given minimum lot area
requirements for the provision of private services. However,
this issue will be addressed through the Town's Municipal
Housing Statement which is currently being prepared.
2 . 11 The Ministry of Municipal Affairs notes that, in light of the
recent provincial policy report regarding "A Greenlands
Strategy for the Greater Toronto Area" , it will be
recirculating the Secondary Plans for Enniskillen and Burketon
Station to the Ministries of Natural Resources and Environment
due to their location on the Oak Ridges Moraine.
2 . 12 As well, the Ministry of Transportation has requested deferral
of the Secondary Plan Schedules for the hamlets of Burketon
Station, Enniskillen, Solina, Tyrone, Haydon and Hampton, due
to their location within the Highway 407 Study Corridor.
The Town notes that the deferral of the Secondary Plan
schedules noted above would leave the Secondary Plan for
Newtonville as the Town's only approved Hamlet schedule. The
Town views this situation with some dismay, given the emphasis
that we are currently placing on encouraging hamlet
development. As well, the deferral of the schedule for the
entire hamlet would appear to serve little purpose given that
many of the schedules provide for little new development and
that- in farts many of the hamlets are—close—to, if not
already, fully developed. The Town therefore strongly urges
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REPORT NO. : PD-333-90 PAGE 12
that the hamlet schedules be approved, with "Deferral Areas"
indicated only for those vacant lands without draft approved
or registered plans of subdivision.
2 . 13 Other Modifications
2 . 13 . 1 The Town proposes to strengthen the existing policy in Section
9 regarding tree planting and preservation in hamlets. In this
regard, it is recommended that Section 9.4 (vi) be modified
by deleting the words "encourage and" from the first line.
2 . 13 .2 Hamlets have traditionally served as rural service centres and
frequently have developed around a distinctive and historic
community facility such as a church or a mill. New development
in hamlets should not only have regard for, but should
enhance, the special historic character of a hamlet.
It is therefore recommended that Section 9.4 (v) be modified
to read as follows (proposed changes underlined) :
9.4 (v) New development in hamlets shall complement and
enhance the historic character of the hamlet. The
Town shall ensure the implementation of this policy
through such measures as the approval of building
elevations prior to the issuance of building permits
and architectural control by-laws. "
3. SUMMARY AND CONCLUSIONS
3. 1 The Town generally has no objection to the modifications as
proposed by the Ministry of Municipal Affairs, although
additional modifications have been proposed which would
encourage new growth in hamlets through infilling and minor
additions to growth. As well, the Town recommends that all of
the existing hamlet schedules be approved, with only those
cLut"CLb without draft u
approved plans of subdivision beina
deferred. 9 �¢
REPORT NO. : PD-333-90 PAGE 13
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu-M.C.I.P. Lbeekrenc-i'-111. Kotseff
Director of Planning Chief nistrative
and Development Office y
JAS*DC*FW*df
*Attach
29 October 1990
Ministry of ,..,sure des 777 Bay Street 777,roe Bay
Municipal Affaires Toronto,06tario Toronto (Ontario)
Affairs' municipales M5G 2E5 M5G 2E5
Ontario
August 27, 1990
Dr. M. Michael, M.C.I.P. ti .�KY
Commissioner of Planning
Regional Municipality of Durham '
1615 Dundas Street East
4th Floor, Lang Tower .1.
West Building
P.O. Box 623
Whitby, Ontario
LIN. 6A3
Dear Dr. Michael:
Re: Approval of Revisions to Section 9 - Hamlets of
Amendment No. 22 to the Official Plan for the
Town of Newcastle
Regional File No. : 85-33
Ministry File No. : 18-OP-0094-022
Further to our letter of May 11, 1989, please be
advised that the Ministry' s circulation and review of
Section 9 - Hamlets is now complete. As a result of our
review and circulation responses by the Ministry of the
Environment and the Central Lake Ontario Conservation
Authority, we are recommending additional modifications
to the revised Hamlet policies. -
i
To summarize, our letter of May 11, 1989, recommended 5
textual and 2 schedule modifications. By letter dated
May 18, 1989, Regional planning staff agreed to all
proposed modifications except to Section 9.5(i) -
community Facilities. By letter dated June 27, 1989,
Newcastle Council agreed to all the textual
modifications but not entirely to the schedule
modifications.
We also sent comments from the Central Lake Ontario
Conservation Authority recommending seven
modifications*. The Town has partially addressed CLOCA's
comments by agreeing to one modification (requiring
hydrogeological studies to take impacts on receiving
water courses into account) .
We have yet to receive the Region's comments on CLOCA' s
proposed modifications. As a result, an array of
CLOCA's concerns remain outstanding. CLOCA's proposed
modifications have been incorporated into this letter.
599 2 / ,�
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The Ministry of the Environment has now provided
comments and requested two specific modifications
dealing with the definition of dry industrial uses and
a notwithstanding policy related to growth limits and
lot sizes.
Following is a discussion of the outstanding matters
and a set of proposed modifications recommended to deal
with most of them. The modifications are highlighted in
bold type. Could you please provide- us with a •response
on these proposed modifications together with
additional policies dealing with the matters for which
specific modifications have not been proposed. By copy
of this letter, we are also requesting comments from.
the.,.Town .of .NPwcastle on.these. proposed•.modifications:.
In addition to the above comments, please be advised
that, due to the recent provincial report entitled
"Options for a Greater Toronto Area Greenlands
Strategy", the secondary plans for hamlets located on
the Oak Ridges Moraine (Burketon Station and
Enniskillen). are being recirculated- to the Ministries
of the Environment and Natural Resources as well as the
conservation authority.
The last outstanding matter stems from comments by the
Ministry of Transportation advising that the hamlets of
Solina, Enniskillen, Tyrony Haydon and Hampton are
within the Highway 407 corridor• study area. As a
result, the Ministry of Transportation is requesting
deferral of these hamlet schedules. We will arrange a
meeting bet,�ieen MTO, the Town, the Region and MMA to
discuss this issue.
Upon receipt of responses to the proposed
modifications, we are willing to consider a partial
approval of Section 9 - Hamlets, subject to the
deferral of certain schedules of concern to the
Ministry of Transportation and/or schedules of hamlets
on the Oak Ridges Moraine.'
Comments and Proposed Modifications
1. General
(a) Policy should be included stating what role
Hamlets are to play in the Town's community
hierarchy. For example, is residential growth
in hamlets intended to serve the rural
community or perform a bedroom function for
urban employment areas.
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(b) The need for such a policy is of importance
because it is, directly related to the
residential growth policies for Hamlets and
specifically to Section 9.4 (iii) , which states
that lands designated "Long Term Residential
Expansion" cannot be developed until the status
of the Hamlet has been changed to "Hamlet for
Growth".
Policies should be included in this section to
provide parameters for establishing growth
limits and to provide the basis for
redesignation to a "Hamlet for Growth".
2.• Subsection .9.1(ii)
(a) This policy requires the preparation of
secondary plans for Hamlets. This policy should
be modified to state that all secondary plans
will be supported by a secondary plan study.
Further, a description of what matters the
. studies shall address should also be included
(eg. environmental inventory; population
limits; servicing; heritage buildings; etc. ) .
3. Subsection 9. 3 - Other Hamlets
(a) In accordance with the proposed Section 14.3 .3
of the Durham Official Plan Review, it proposed
that Policy 9.3 (i) be modified to define
"infilling and/or minor extensions" as a
maximum of 10% of the number of units existing
in a hamlet.
In addition, . it recommended that a modification
be incorporated which states that development
in "Other Hamlets" is subject to the same
provisions contained within Section 9 as
development in hamlets with secondary plans.
Proposed Modification
9.3 (i)
"Residential growth within all hamlets shall
generally be limited to infilliing and/or minor
extensions to existing development and shall be
subject to the requirements of all other
provisions of this Section, and particularly
Subsection 9.10(1) .
/4
599 28
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For the purposes of this Section, the total of
all "infilling and/or minor extensions" shall
be limited to a maximum of 10% of the number of
units existing in the Hamlet as of the date of
approval of this Section."
(b) A new policy 9.3 (11) should also be included
detailing how commercial and industrial
development proposals will be dealt with in
hamlets without a secondary plan.
4. Subsection 9.4 - Residential Development '
(a) Reference is made to "single, family
�. residential" in policy 9.4(i.) . Bill 128' amended
the Planning Act to prohlbit- by-laws to' .
4 distinguish on the basis of relationship. As a
result, this policy should be modified to read
"detached residential dwellings" or "single
dwelling units".
(b) As discussed in Item 1(b) above, Policy
I 9.4. (iii) should be modified to clarify the
bases by which a hamlet can be designated as a
"Hamlet for Growth" and for determining the
growth limit.
(c) Policy 9.4 (iv) should be modified to require
that the "Engineering Report" be prepared to
the satisfaction of the Ministry of the
Environment, the Ministry of Natural Resources
and the Conservation Authority.
i
As well, in response to CLOCA's comments, this
policy should be modified to require the
reports to address impacts on the "Areas
Subject to Development Restrictions" in
addition to areas of existing and proposed
development.
The Town of Newcastle has agreed to a
modification which would require analysis of
impacts on "receiving watercourses for
stormwater run-off". Newcastle's proposed
wording is deemed to be too limited and hence
a further modification is being proposed to
require analysis of impacts on all "Areas
Subject to Development Restrictions.
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Proposed Modification
9.4 (iv)
"In considering amendments to permit
development of "Long Term Residential Expansion
Areas", Council shall require proponents to
prepare a detailed Engineering Report which
establishes the method of water supply, sewage
disposal and surface drainage and which
identifies'any potential impacts and proposed
mitigative measures associated with such
servicing schemes.
Such, Engineering .Reports shall be .prepared to• .• ;
the. satisfaction of *the Ministry of the
Environment,, the Ministry of Natural Resources
and the respective Conservation Authority and
shall cover areas of existing and proposed
development together with lands designated as
"Area Subject to Development Restrictions". "
(d) Policy 9.4 (x) states no new development shall
be permitted within areas designated'as "Area
Subject to Development Restrictions". This
policy should be modified to except those uses
permitted in accordance with and subject to the
requirements of Subsection 9.9 - Development
Restrictions.
Proposed Modification
9.4 (x)
"No new development shall be permitted within
those areas identified as being "Area Subject
to Development Restrictions" except for those
uses permitted in accordance with and subject
to the requirements of Subsection 9.9 -
Development Restrictions."
5. Subsection 9.5 - Community Facilities
(a) Policy 9.5(i) should be modified to require
that community facilities are also subject to
the requirements of Section 9.
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Proposed Modification
9.5(i)
"Community uses such as minor community
centres, places of worship, fraternal .
organizations, schools, •post offices and parks
may be permitted within any area- of the Hamlet
subject to an appropriate designation within
the implementing zoning by-law and all
pertinent provisions of this Section."
6. Subsection 9.7 - Industrial
(a) Pursuant to MOE's comments, Policy 9.7(i) ....
should be modified *to define dry industrial
uses.
Proposed Modification
9.7 (i)
"Dry Light Industrial development shall be
permitted on .lands designated as Industrial by
a Hamlet Secondary Plan subject to site
specific zoning and site plan controls. Dry
industrial uses are defined as uses which do
not use water for washing, cooling or
processing and where the use of the septic
systems are solely for the disposal of domestic
waste generated by employees. Permitted
industrial uses will generally be limited to
such uses as custom workshops and rural service
industries and will only be permitted where
visual buffering and spatial separation can be
provided from adjacent uses."
-7. Subsection 9.9 - Development Restrictions
(a) Policy 9.9(i) should be modified to require
- consultation with the Ministry of Natural
Resources and the-Conservation Authority prior
to the passing of any zoning-by-law or approval
of any development application.
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599 3 l
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Proposed Modification
9.9 (i)
"Areas designated as "Area Subject to
Development Restrictions" within a Hamlet
Secondary Plan may be used for agriculture and
farm-related uses, conservation, reforestation,
public or private open space- and recreation
uses, if compatible with the surroundings and
the particular site restrictions.
The •.Town shall consult with the Ministry of
.Natural Resources and the respective
Conservation Authority prior to the passing o;f
any zoning. by-law or approval of any
development application withi.n .lands designated
as "Area` Subject to Development Restrictions".
b) Policy 9.9 (iii) should be modified to include
reference to both building and lot line
setbacks throughout the text of this policy.
Accordingly, the second last sentence should
read as follows:
Proposed Modification
"In situations involving watercourses which are
not floodline mapped by a public or private
agency, the Town shall, in consultation with
the respective Conservation Authority, impose
minimum building and/or lot line setbacks from
the watercourse in its zoning by-laws. "
8. Subsection 9.10 - Servicing
Modification to Policy 9.10(i) is required to
include various provincial agencies in the
review process.
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Proposed Modification
9.10(1)
"Prior to new development occurring in Hamlets
not covered by a secondary plan or in areas
designated "Residential Expansion" on a Hamlet
Secondary Plan, either by subdivision or
consent, the applicant(s) will be responsible
for demonstrating to the satisfaction of the
Town, the Region of Durham, the Ministry of the
Environment, the Ministry of Natural Resources
and the Conservation Authority, the method of
water supply, sewage disposal and surface
drainage; the potential impacts. of such
servicing sehemes; and, any proposed mitigative.'
measures_
Iri •addition, the applicant must present an
Engineering Report to demonstrate, to the
satisfaction of the Town, the Region of Durham
and the-Ministry of the Environment, that an
adequate supply of potable water exists to
serve the proposed development. This
Engineering Report must also address the likely
impact of the proposed development on existing
water supplies within the Hamlet and
surrounding area. "
9. Subsection 9.12' - Interpretation
This represents a new subsection resulting from
one of the modifications recommended by the
Ministry of the Environment along with
Newcastle's response to this Ministry's concern
regarding the inclusion of lot lines and
"Possible Access Points" on the schedules.
Proposed Modification
"9.12 - Interpretation
L�r
(i) . Street patterns and lot lines are
indicated on the Schedule of the Haml
Secondary Plans for reference points only.
These features and the "Possible Access
Points" may be added, altered or deleted
without amendment to this Plan.
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599 :� S
1
-9-
(ii) Notwithstanding the growth limits and lot
sizes as specified in this Plan,
development proposals shall be accompanied
by detailed hydrogeological reports which
justify the lots sizes proposed by
demonstrating that soil and groundwater
conditions at the subject site will enable
the effective operation of private waste
disposal systems with no adverse effects
on the groundwater conditions of the
developing lands and the surrounding
lands, as well as.the water quality of any
adjacent. surface water.
These reports- 'shall be prepared in
compliance with Ministry of the
Environment policy/guidelines/standards as-
mencied from'time to time .arid .f-6-the
satisfaction of the Region' of Durham and
the Ministry of the Environment as may be
required."
In closing, it is noted that the Newcastle Official
Plan does not contain any policies with respect to the
"Flood Plain Planning" or the "Land Use Planning for
Housing" Provincial Policy Statements.
Through the Durham Official Plan Review, Newcastle's
upcoming official plan review and the requirement of
the "Land Use Planning for Housing" Policy Statement
that municipalities prepare comprehensive official plan
policies on housing, we will be expecting the'
incorporation of policies in both the Durham and
Newcastle official plans to address these two
provincial interests as they pertain to the
municipalities as a whole, including hamlets.
In the interim, we recommend that a general objective
be added to Section 9 which states that new residential
development in all hamlets. will have regard for the
"Land Use Planning for Housing" Policy Statement. In
addition, the Town and Region may wish to consider
permitting other types of residential units in hamlets
such as duplexes, semi-detached units and apartments
above stores etc.
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599 V
-10-
I have enclosed copies of the circulation responses. If
you have any questions, please call Victor Doyle at
(416) 585-4253.
Yours truly,
Karen Smith
Senior Planner
Plans Adminstration Branch
Central and Southwest
attach.
C.C. Mr. F. Wu, Director of Planning, Town of
" Newcastle
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