HomeMy WebLinkAboutPD-49-86 TOWN OF NEWCASTLE
REPORT File # C`,3dZ
Res. #
By-Law #
hEETING: General Purpose and Administration Committee
DATE: March 3, 1986
REPORT #: PD-49-86 FILE #: 85-53/D
SUBJECT: APPLICATION TO AMEND DURHAM REGIONAL OFFICIAL PLAN - HOTZE PEL
PART LOT 15, CONCESSION 3, FORMER TOWNSHIP OF DARLINGTON
FILE: 85-53/D
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-49-86 be received; and
2. THAT the Region of Durham be advised that the Town of Newcastle has no objection to
Official Plan Amendment Application 85-53/D to permit the development of a maximum
of twelve (12) estate residential lots in Part Lot 15, Concession 3, former
Township of Darlington, now Town of Newcastle; and
3. THAT a copy of this Report and Council ' s decision be forwarded to the applicant and
the Region of Durham.
BACKGROUND:
On October 30, 1985, the Town was advised by the Region of Durham of an application
submitted by Mr. Hotze Pel to redesignate a 6.6 ha site in Part Lot 15, Concession 3,
former Township of Darlington to permit -the development of a maximum of twelve (12) estate
residential lots. The property is designated "Major Open Space" by the Regional Official
Plan and zoned "Agricultural (A)" by By-law 84-63, the Comprehensive Zoning By-law. The
site is currently used as an apple orchard.
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REPORT NO. : PD-49-86 Page 2
In accordance with Departmental policy, the application was circulated to
various departments and agencies for comment. As well , the Region provided
copies of comments received through their circulation of the application.
The following is a summary of the major comments received:
Region of Durham Health Unit
"No objection insofar as health matters are concerned. Please note however,
that the number of lots to be created will be determined at the time of the
subdivision proposal ."
Ministry of Agriculture and Food
"Staff of the Ontario Ministry of Agriculture and Food have reviewed the
above development proposal . Consideration has been given to the proposal in
terms of the goals and objectives of the Ministry and of the criteria and
policies outlined in the Food Land Guidelines.
The 6.5 hectares site has been in apple production in the past. However, in
view of the fact the property is bounded on three sides by estate
residential development and a regional road to the east, and is not part of
a larger contiguous block of agricultural land, we have no objection to the
proposal ."
A hydrogeologic assessment of the site was submitted in support of the
application, as required by Section 10.3.2 of the Regional Plan. This
Report concludes that adequate groundwater resources exist in the immediate
area to support the proposed subdivision. The Report recommends that the
new lots be serviced by deep drilled or bored wells. The Report also
concludes that development of the proposed subdivision will not have any
significant impact on the base flow of recharge to Bowmanville Creek, and
that sufficient recharge would remain in both the shallow and deeper aquifer
systems to supply the existing wells in the immediate area.
COMMENT:
The Regional Official Plan (Section 10.3.2.1) identifies a number of
criteria by which applications for estate residential development are to be
assessed. In general terms, these criteria require that the proposed
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REPORT NO. : PD-49-86 Page 3
development be located in a scenic well -vegetated area of rolling
topography, that it not be located on lands having high capability for
agriculture, that it not restrict the use of adjacent properties for
agriculture, and that it does not require the undue expansion or extension
of municipal services.
Staff note that the proposed development is located on flat tableland with
little or no natural vegetation, and a portion of the lot is occupied by a
mature apple orchard and new plantings. In these respects, it would appear
that the proposal does not comply with the first two criteria discussed
above.
However, as indicated by the Ministry of Agriculture and Food, the subject
site is bounded on three sides by estate residential development and a
Regional Road. To the west of the site, across Scugog Road, lie Registered
Plans of Subdivision 10M-755 and 10M-763, while to the north lies Registered
Plan of Subdivision 10M-768. All three plans are currently being developed.
The land to the south is designated "Agricultural " , but is taken up with two
smaller lots occupied by non-farm related residences. The subject site is
bounded on the east by Regional Road 57. The Ministry of Agriculture and
Food have also indicated that the subject property is not part of a larger
contiguous block of agricultural land. Given the particular circumstances
of this application, it is Staff' s opinion that the subject proposal does
not offend the intent of the Official Plan' s policies.
The Official Plan (Section 10.3.1.2) states that the estimated population
yield from a proposed estate-residential subdivision shall not exceed a
density of five (5) persons per hectare. Using an occupancy figure of 3.0
persons per unit, which is 'the average occupancy of dwelling units within
the Town, the proposed subdivision would yield a density in conformity with
the Official Plan.
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REPORT NO. : PD-49-86 Page 4
Staff further note that the area of all of the proposed lots would comply
with the minimum requirements of the "Estate Residential (RE)" zone of
By-law 84-63. Eleven of the twelve proposed lots would have frontages which
would comply with the minimum requirements of the "RE" zone. The
non-complying lot is occupied by an existing single family dwelling which
currently has access onto Regional Road No. 57. The applicant has indicated
on the plan submitted with the Official Plan Amendment application that the
home is to be severed through application to the Land Division Committee
with maintenance of access to the Regional Road. A limited frontage onto a
cul-de-sac within the proposed plan is indicated. Staff have indicated to
the applicant that the Town will be requiring that the lot supporting the
existing dwelling be included within the application for subdivision
approval when submitted, and that the proposed plan be redesigned to provide
the lot with access to the cul-de-sac with the minimum frontage required by
the "RE" zone.
In consideration of the above, it is recommended that the Region of Durham
be advised that the Town of Newcastle has no objection to approval of
Official Plan Amendment application 85-53/D.
Respec ul mitted,
T. . Edwards, M.C.I .P.
Director of Planning
i
JAS*TTE*j ip
February 12, 1986
cc: Mr. Hotze Pel
469 Cameron Street
PETERBOROUGH, Ontario
K9J 3Z4
cc: Mr. Charles Hynes
R.R. #2
BOWMANVILLE, Ontario
L1C 3K3
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