HomeMy WebLinkAboutPD-83-86 TOWN OF NEWCASTLE
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MEETING: General Purpose and Administration Committee
DATE: Monday, April 7, 1986
REPORT #: PD-83-86 FILE #: DEV 86-2/D/P
SUBJECT: APPLICATION TO AMEND DURHAM REGIONAL OFFICIAL PLAN
KERZNER HOLDINGS LIMITED
OUR FILE: 86-2/D/P
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-83-86 be received; and
2. THAT the Region of Durham be advised that the Town of Newcastle does not support a
general amendment to the Durham Regional Official Plan to permit retail and
personal service uses in industrial areas; and
3. THAT a copy of this Report and Council 's decision be forwarded to the Region of
Durham.
BACKGROUND AND COMMENT:
On February 10, 1986, the Planning Department was advised by the Region of Durham of an
application submitted by Kerzner Holdings Limited, in Pickering, to amend the Durham
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REPORT NO.: PD-83-86 Page 2
Regional Official Plan. The Region advised that, as a result of this
application and other similar inquiries, they were considering a general
amendment to the Official Plan to permit retail and personal service uses
within areas designated for Industrial use. The specific application
submitted by Kerzner Holdings seeks permission to construct 930 sq.m.
(10,000 sq.ft. ) of retail and personal service floor space in an industrial
park in Pickering.
Section 8.4.2.1 of the Durham Regional Official Plan permits "certain
commercial , community and recreational uses, such as banks, professional
offices, restaurants, fraternal organizations and athletic clubs" in
Industrial areas, provided that such uses are compatible with the industrial
uses in the area, and subject to the incorporation of appropriate provisions
in the respective zoning by-law. The intent being that such uses would
serve and be complementary to industrial uses.
The Town of Newcastle Official Plan, reflects this intent. Specifically
those sections relating to the Bowmanville and Newcastle Village Urban Areas
(Sections 7.2.7.2 and 8.2.7.2 respectively) state that "uses which are
complimentary to, and serve the basic industrial uses may also be permitted"
in Industrial areas.
By-law 84-63, the Comprehensive Zoning By-law, permits the following
ancillary uses in the "M1-Light Industrial" and "M2-General Industrial"
zones: bank or financial office, and eating establishment, an adult
entertainment parlour within an eating establishment or tavern, a tavern and
a private club.
Staff are concerned that the location of general commercial uses in
industrial areas would adversely impact both designated Central Areas and
industrial areas. In general terms, the lease rates for floor space in
industrial areas are somewhat less than rates in commercial centres, thereby
attracting retail and personal service uses that might otherwise locate in
designated Central Areas. This would undermine the role of Central Areas as
focal points within the community. The attraction of commercial uses to
industrial areas would, in turn, reduce the amount of floor space available
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to industrial users.
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REPORT NO. : PD-83-86 Page 3
The policies of both the Regional and the Town's Official Plans act to
discourage the spatial association of commercial and industrial uses, with
the only commercial uses permitted in industrial areas being those which are
complimentary to and intended to serve the industrial uses. The intent of
these policies is both to protect industrial areas from commercial
intrusions and to concentrate retail and personal service uses in designated
Central Areas in order to best serve the resident population and to
reinforce the role of Central Areas as focal points within the community.
Staff acknowledge that commercial uses permitted in industrial areas would
serve the needs of industrial employees in the immediate area. However, in
Staff' s opinion, the retail and personal service uses as currently permitted
by the Official Plan are sufficient to meet the daily requirements of the
worker population. Any further shopping and personal service requirements
are most appropriately satisfied by using those services located in
designated Central Areas.
Staff refer to a recent decision of the Ontario Municipal Board with respect
to applications for an Official Plan amendment and rezoning submitted by a
developer in the City of York to permit a mixed industrial-commercial
development on lands designated and zoned for industrial use (Kimberly-Lloyd
Developments vs. York-Eglinton Business Improvement Area) . The Board, in
its decision in favour of the York-Eglinton Business Improvement Area, noted
the following:
"Aside from the issue of the economic consequences for the B. I.A. ,
there still remains the issue of whether the proposed Official Plan
Amendment permitting commercial use, unrelated to industrial use, in an
industrially designated area, is envisaged under the approved policies of
the Official Plan. Clearly the Plan does not encourage mixed
commercial /industrial development in an industrial area. . ..Neither does
the Plan contemplate that if industrial lands fail to attract industry
that it is open to Council , on an adhoc or spot basis, to admit a
commercial use as a permitted use. The thrust of Official Plan policies
just does not appear to support this kind of approach to planning in the
City."
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Staff further note that the traffic circulation systems in industrial areas
are not designed to accommodate the higher traffic volumes that could be
generated by the presence of commercial and personal service uses, thereby
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REPORT NO.: PD-83-86 Page 4
creating traffic problems and increasing the possibility of conflict between
private automobiles and industrial truck traffic.
Staff generally support amendments to the Durham Regional Official Plan
which provide the area municipalities with greater flexibility in planning
matters. However, for the reasons outlined above, Staff do not support any
application to locate commercial and personal service floor space in
industrial areas.
It is therefore recommended that the Region of Durham be advised that the
Town of Newcastle does not support a general amendment to the Durham
Regional Official Plan to permit retail and personal service uses in
industrial areas.
espe u mitted,
A'
T.T. Edwards, M.C. I .P.
Director of Planning
JAS*TTE*j ip
March 20, 1986
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