HomeMy WebLinkAboutPD-118-82 4
CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT
HAMPTON, ONTARIO LOB 1JO TEL. (416)263-2231
REPORT fO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
MEETING OF JULY 12, 1982
REPORT NO. : PD-118-82
SUBJECT: HAMLET DEVELOPMENT PLAN - TYRONE
RECOMMENDATION:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the
following:
1 . That Report PD-118-82 be received; and
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2. That the revised Hamlet Plan for the Hamlet of
Tyrone, as attached to this Report, be
approved; and
3. That the Region of Durham be forwarded a copy
of staff Report PD-118-82 and be requested to
process the required amendment to the
* Darlington Official Plan which is attached to
this Report; and
4. That a copy of the approved Hamlet Development
Plan be forwarded to the Ministry of Municipal
Affairs and Housing for their information. j
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'Zeport No: PD-118-82 . . ./2
BACKGROUND:
On October 27th, 1980 Report P-174-80, copy of which is
* attached to this Report, was presented to the Planning and
Development Committee. This Report contained
recommendations which would have had Council approve the
draft Hamlet Development Plan which was attached thereto.
Following debate and discussions at the Committee Meeting of
October 27th, a resolution was passed which in effect
directed staff to confer with the people of Tyrone to see if
differences could be resolved. In response to this
resolution, staff met with several Tyrone residents in our
office on September 23rd, 1981 . Discussions at that meeting
centred around the Hamlet boundary and possible extensions
thereto, the staging of development and the servicing
policies - in particular, those that related to the
monitoring of water supplies in the Hamlet.
COMMENTS:
Since meeting with Tyrone residents last fall , Planning
staff have again reviewed and revised the draft Hamlet Plan
for Tyrone. In addition to a number of minor changes staff
have also made what we feel are significant changes to those
sections of the Plan dealing with servicing and staging of
development.
In order to allow flexibility in the development of Tyrone,
staff have eliminated any reference to sequence of
development. In addition, policies related to staging have
been deleted. With regard to servicing and concerns
relative to water supply and sewage disposal , the plan has
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Report No: PD-118-82
shifted away from an approach that would have required
detailed monitoring to determine the effects of development
after the fact to an approach where engineering studies are
required to speculate on any adverse effects prior to
development taking place.
Staff believe that these servicing related changes will
simplify the implementation of the Hamlet Plan without
compromising the intent. The monitoring approach which had
been encouraged by the Region of Durham in earlier drafts,
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would in our opinion be largely ineffective in preventing
potential problems, as effects are only apparent when it is
to some extent too late. In addition, we believe that the
mechanics of operating such a monitoring system would be
very complex. Interpretation of results would be very
difficult given seasonal changes in water table levels, as
well as the fluctuation from wet to dry ,years.
With regard to the issue of Hamlet boundaries, staff have
broken down the Hamlet expansion areas into two categories.
The short term expansion areas represent the extent of
development that would now be considered in conformity with
the Regional Plan - given that Tyrone is not designated as a j
Hamlet for Growth. The long term residential expansion
areas give an indication of long term growth potential ,
however development will not be permitted until :
short term residential areas have been
developed
the status of Tyrone has been changed to Hamlet
for Growth by amendment to the Durham Regional
Official Plan;
the Tyrone Development Plan has been amended to
establish the number of lots permitted in each
designated area. j
Report No: PD-118-82 . . ./4
* The draft Plan attached to this Report has been forwarded to
the Region of Durham Planning Department for their comments,
and they have advised that aside from a number of technical
changes which have been made, the Plan is in conformity with
the Durham Region Official Plan. Staff are therefore
recommending that the Tyrone Plan attached to this Report
now be approved.
Respec -f`u ly�"submi tted,
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(Z� 'x
T. T.T. Edwards, M.C. I.P.
Director of Planning
FA*TTE*mjc
un 0, 1982
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III
AMENDMENT NO. 17
TO THE
OFFICIAL PLAN
OF THE
FORMER PLANNING AREA
OF THE
TOWNSHIP OF DARLINGTON
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AMENDMENT NO. 17 TO THE OFFICIAL PLAN OF THE FORMER
PLANNING AREA OF THE TOWNSHIP OF DARLINGTON
PURPOSE: This Amendment deals with the deletion of the
land use designations related to the Hamlet of
Tyrone as indicated on Schedule 'A' Land Use and
Roads and the addition of the reference to
Hamlet Development Plans.
BASIS: The Durham Regional Official Plan (approved by
the Minister of Housing on March 17, 1978)
identifies the residential settlement of Tyrone
as a "Hamlet". A Development Plan for the
Hamlet of Tyrone has been prepared and should be
recognized in the Official Plan of the former
Planning Area of the Township of Darlington.
LOCATION: This Amendment deals with those lands comprising
the Hamlet of Tyrone being part of lots 8, 9, 10
and 11 , Concession VI and VII, former Planning
Area of the Township of Darlington as shown on
Exhibit 'A' attached.
ACTUAL The Official Plan of the former Township of
AMENDMENT: Darlington is hereby amended by:
1 ) Deleting the "Residential Suburban,
Greenbelt, Commercial Public Park and
School " designations from Schedule 'A' Land
Use and Roads for the Hamlet of Tyrone and
replacing it with the symbol >k as shown
on Exhibit 'A' attached.
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EXHIBIVA:
TO
AMENDMENT N° 17
TO THE OFFICIAL PLAN FOR THE
FORMER PLANNING AREA OF THE
TOWNSHIP OF DARLINGTON
REVISED JUNE 30, 1982
D E V E L O P M E N T P L A N!
for the
H A M L E T O F T Y R 0 M E
in the
District Planning Area
of the
T 0 W N O F N E W C A S T L E
�G�
TYRONE
t HAMLET DEVELOPMENT PLAN
Date Resolution Comments
TOWN APPROVAL:
AMENDMENTS:
TABLE OF CONTENTS
SECTION IPA8E
l . INTRODUCTION
1 .1 Purpose 7
1 .2 Basis l
2, PLANNING CONTEXT
2.1 Development Considerations
2.1 .1 3Urficfa} Geology, Drainage and Topography
2.1 .2 Water Supply
2.1 .3 Sewage Disposal
2.1 .4 Service Limitations
2.1 .5 Agriculture
2.2 Official Plans
2.3 Zoning
3. DEVELOPMENT POLICIES
3.1 Development Plan Limits
3,2 Residential
3.2,1 Policies
3.3 Community Facilities
3.3.1 Policies
3.4 C0m02rCid7
3,4.1 Policies
SECTION
3.5 Industrial
3.5.1 Policies
3.6 Roads
3.7 Development Restrictions
3.7.1 Policies
3.8 Servicing
3.9 Long Term Residential Expansion
4. iMPLEMENTATION
!NTERPRETATION
SCHEDULE '1 ' - Land Use Plan
APP ENDICIES
A. Existing Land Use
B. Building Conditions
C. Development Considerations
D. Darlington Zoning
E. Darlington Official Plan
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1 . INTRODUCTION
1 .1 PURPOSE
The purpose of th i s plan is to define and determine the scale and scope of development within the limits
of the Hamlet of Tyrone.
The plan describes policies for the future land uses in the area. It outlines various aspects of
community development and it describes the development controls to be used in implementing these policies.
1 .2 BASS
This plan has been prepared in compliance with Section 10.4.2.1 of the Durham Regional Official Plan
which requires that "the delineation of the limits of and the detailing of land uses in Hamlets shall be
undertaken in a development plan adopted by the Council of the respective area municipality prior to major new
development taking place".
The following text and Schedule '1 ' constitute the Development Plan for the Hamlet of Tyrone and shall
be used in conjunction with the Durham Regional Official Plan.
2. PLANNING CONTEXT
2.1 DEVELOPMENT CONSIDERATIONS
2.1 .1 Surficial Geology, Drainage and Topography
Tyrone is situated on a flat to gently rolling plain of silty clay till . The plain is well drained and
has been cut by two south-flowing drainages to the east and west of the community. Drainage to the east is to
the Soper Creek and to the west into a tributary of the Bowmanville Creek. The bank slopes on both creeks range
from 10% to 20% and portions of the valley bottoms are subject to a high water table with both silt clay till and
organic soils.
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2.1 .2 Water Supply
The community is served by private individual wells, which obtain their supplies from granular
overburden aquifers located at depths ranging from 15 to 60 meters from ground surface. There is a good
potential for obtaining yields up to 45 l .p.m. , and for yields up to 110 l .p.m. the potential is fair. The
majority of wells in the area are drilled and these produce an adequate supply of water, although some residents
using shallow, bored wells experience water shortages during the summer months.
2.1 .3 Sewage Disposal
Tyrone is served by private septic tank and tile field systems. The clay till soils have poor to fair
permeability and percol ati ve capacity and, when considering tile field construction in this type of soil , the
minimum depth to the water table should be 2 meters. The organic soil areas and the low clay till areas are not
suitable for the the field installation. The existing tile field systems are reported to be satisfactory, in
general , although there have been a few instances of the fields backing up, but this is probably due to
insufficient length of tile fields or inadequate the field construction in these soils.
2.1 .4 Service Limitations
In general , the Hamlet is bordered on the east and the west by areas unsuitable for development.
Development is best suited to the lands north and south of Tyrone and minimum lot sizes of 0.4 ha (1 acre) are
suggested. Indications are that the water table is relatively close to ground surface in some locations and
testing should be carried out to determine if adequate overburden cover exists.
The groundwater supply of the shallow aquifers appears to be limited. Generally, deeper aquifers often
yield larger and more reliable supplies of water. New development should, therefore, draw from these deeper
aquifers.
2.1 .5 Agriculture
The existing Hamlet of Tyrone is generally surrounded by high quality agricultural lands. Bearing in
mind the need to preserve high quality farm land as a resource necessary to food production, the Development Plan
for Tyrone encourages compact development to take place within and adjacent to the established community in an
attempt to reduce the pressure for scattered rural non-farm development.
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2.2 OFFICIAL PLANS
Prior to approval of the Durham Regional Official Plan the Hamlet of Tyrone was subject to the
provisions of the Official Plan for Darlington Township. Upon adoption of this Hamlet Development Plan by the
Council of the Town of Newcastle, the relevant portion of the existing approved Official Plan shall be forthwith
repealed by by-law, in accordance with Section 10.4.2.1 of the Durham Regional Official Plan.
2.3 ZONING
This Hamlet Development Plan shall be used as the basis for preparing the restricted area (zoning)
by-laws for the area under consideration.
3. DEVELOPMENT POLICIES
3.1 DEVELOPMENT PLAN LIMITS
In accordance with Section 10.4.2.1 of the Durham Regional Official Plan, the area in Parts of lots 8, 9
10 and 11 , Concession VI and VII, in the former Township of Darlington, as shown on Schedule '1 ' , delineate the
extent of the Hamlet Development Plan Area and the uses permitted therein.
Any adjustment to the Hamlet Development Plan Area boundaries, as delineated on Schedule '1 ' , shall
require an amendment to this Plan.
3.2 RESIDENTIAL
Tyrone presently contains approximately 50 dwelling units. The Development Plan provides for additional
residential growth as infilling within the existing residential designation and provides for expansion in the
short and long terms residential areas, subject to specific conditions. New development should be integrated
into the existing hamlet in a manner that will minimize adverse impact upon the existing residential areas and
the social fabric of the community. The new residential lots should be rectangular and at least 0.4 ha (1 acre)
in size unless otherwise specified within this plan.
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3.2.1 Policies
M In accordance with Section 10.4.1 .1 of the Durham Regional Official Plan, the predominant land
use permitted within the Hamlet Development Plan Areas shall be single family residential . Home
occupations which do not create a nuisance through noise, smell , unsightly storage or traffic
may also be permitted.
(ii ) In accordance with Section 10.4.1 .5 of the Durham Regional Official Plan, all new residential
development within the Hamlet Development Plan Areas shall be serviced by a private drilled
well , drawing from deeper aquifers uifers than existing wells, and a private waste disposal system
which complies with the standards of the Ministry of the Environment as amended from time to
time and as administered by the Medical Officer of Health or otherwise.
(iii ) The present architectural character of the Hamlet shall be complemented and enhanced where
infilling or new development occurs within the Hamlet Development Plan Area.
(iv) The Town of Newcastle shall encourage and require tree planting and preservation through the
terms of subdivision agreements and development approvals, so that all areas are provided wits=
sufficient vegetation to maintain a high standard of amenity and appearance.
(v) In accordance with Section 10.4.1 .5; of the Durham Regional Official Plan, all development within
the Hamlet Development Plan Area shall comply with tie Agricultural Code of Practice as amended
from time to time.
(vi ) The minimum lot size for new residential, lots shall be approximately 0.4 ha (1 acre) and shall :
(a) meet the requirements of the Durham Health Unit as amended from time -1C.0 time; and
(b) ensure that a reserve area is retained for the reconstruction of the tile field; and
(c) ensure that the proposed development shall not adversely affect adjacent wells and septic
tanks; and
(d) ensure that no permanent structure, buildings, septic tanks or tile beds are located
within the area subject to development restrictions as designated on Schedule '1 ' ,
(vii ) No new development shall be permitted within those areas subject to development restrict-ions as
delineated on Schedule '1 ' of this Plan.
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3.3 COMMUNITY FACILITIES
At present the existing and proposed facilities are sufficient to meet presently identified needs of the
community. In fact, they provide a vital social focus for a community which extends beyond the Hamlet and well
into the surrounding rural area. Future development of the Hamlet, should reinforce the vitality of the
community and should also complement the community character. Further expansion of community facilities, in line
with needs, should be encouraged.
3.3.1 Policies
(i ) In accordance with the Durham Official Plan, areas designated as Community Facility on Schedule
'1 ' , may be developed for community uses such as minor community centres, places of worship,
fraternal organizations, schools, post offices and parks. These uses may also be permitted
within those areas designated "Existing Residential" on Schedule 'l ' to this plan.
(ii ) An adequate water storage for fire fighting purposes, shall be provided for in conjunction with
further development occurring within the limits of the Hamlet. Cash contributions or
installation may be required under the terns of subdivision agreement or as a condition of
consents for the provision of such facilities.
(iii ) Reservoirs shall be provided in accordance with municipal policy for rural residential fire
protection and 8y-law
3.4 COMMERCIAL
At present the only convenience commercial outlet within Tyrone is a general store. There is one other
commercial service located within the Hamlet, being a pl u: ,bi ng and heating repair service operated from a
residence and considered as a home occupation for the purposes of this plan. New commercial developments shall
be considered on their own merits, if and when such proposals are received.
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3.4.1 Policies
chedule 1 may be developed for commercial thecharacte�f of the
lementary
(i ) Areas designated as °Commercial` on S shall be similar in kind to,
r which are considered consistent with and comp
to the needs of either the res e5ents of the Hamlet or the
and character These us
Hamlet and which are intended ,o meet
rural areas, or the seasonal tourist trade.
surrounding the following:
but not limited to, - bakeries
- general store - personal services
- hardware stores - souvenir shops- farm implement dealerships
antique stores - farm related service businesses
- butcher shops
- automobile service stations
lease e area and the definition of uses permitted shall
maximum lea law,
Specific provisions outlining lementing restricted area (zoning) by ment may be
be i ncl uded wi tlli n the implementing develop Ian,
provision of this plan to the contrary,
Notwithstanding any P i designated as existing reside sti ai l On, havee�ol adverse taffects
hotwi th ro osed use(S)
)this plan; provided the p p
permitted to locate within areas es 9
this s plan.
and without amendment of surrounding lands or the in of n their own merit,
upon the existing use
commercial development within the Hamlet shall l berci es uses and the necess�ty of
Proposals for Comm the existing
bearing in mind the character of the Hamlet, e Hamlet shall be subject
such a use.
redevelopment of areas for commercial uses within t
(i v`, The development or plan controls.
to suitable zoning and site p
west of the Hamlet. The
3.5 INDUSTRIAL encouraged to
industrial al 1 and use i s a i umber mill i 1 located the s'pl a�,a and it should be encourag
The only exi sty ng 1 ements the intent
of
historic nature and character of this use comp
possibly be considered for designation as a historic site.
continue and should pos Y
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3.5.1 Pol i ci es
(i ) In accordance with Section 10.4.1 .1 of the Durham Regional Official Plan, further dry light
industrial development shall be permitted within the Residential designations subject to site
specific zoning and site plan controls. Permitted industrial uses will generally be limited to
custom workshops and rural service type industries and will only be permitted where adequate
.buffering and separation can be provided from adjacent uses.
3.5 ROADS
M No new lots shall be created except on roads which have a minimum road allowance width of 20 m
(66 ft. ) and have been accepted for year-round maintenance by the Town of Newcastle Works
Department, and no new road shall intersect any existing road which is less than 20 m (66 ft.)
in width, and/or which- does not meet the required standards of the Town of Newcastle.
(ii ) The proposed Highway 407 corridor may ultimately impact the Hamlet and this plan shall be
re-evaluated in that context once an alignment has been finalized.
(iii ) In accordance with Section 10.4.1 .3 of the Durham Regional Official Plan, the Hamlet shall
develop in depth rather than strips. To facilitate future in-depth development, rights-of-way
shall be obtained at appropriate intervals to provide eventual access to lots behind existing
development. Wherever possible, these rights-of-way shall be obtained in the course of
approving plans of subdivision and consents for land severances.
3.7 DEVELOPMENT RESTRICTIONS
It is recommended that watercourses and their related floodplains, hazard lands or environmentally
sensitive areas be retained in their natural state in order to provide both visual and physical open space, and
to preserve and protect them as sensitive to development. The Town of Newcastle shall also endeavour to preserve
and protect environmentally sensitive areas which may be situated outside of the limits of designated Regional
storm floodplains or Hazard Lands.
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3.7.1 Policies
1 (i ) Areas which are subject to Development Restrictions as designated on Schedule `+ ' shall be
used for agriculture and farm-related uses, conservation, reforestation, public or private open space
and recreational uses, if compatible with their surroundings and the particular site restrictions .
(ii) The areal extent of hazard lands and environmentally sensitive areas shall be accurately defined
in subsequent zoning by-laws in consultation with the Central Lake Ontario Conservation
Authority.
(iii) Building and/or Lot line setbacks, which may vary with on-site physical conditions, may be
required from the limits of Hazard Lands and/or environmentally sensitive areas. Setback
requirements shall be determined by the Town and Central Lake Ontario Conservation Authority.
In situations involving watercourses which will not be floodline mapped by a public or private
agency, the Town shall , in future zoning by-laws and in consultation with Central Lake Ontario
Conservation Authority, impose minimum building setbacks from the centre line of said
watercourse. This shall ensure a reasonable degree of flood protection and provide for the
potential of a continuous open space network. Where new development is proposed on a site, part
of which has been identified as hazard lands or environmentally sensitive, the Town may not
accept such lands as park dedication, in accordance with adopted policy.
(iv) No permanent structures or buildings, septic tanks or tile beds shall be permitted within areas
subject to development restrictions as delineated on Schedule '1 ' .
3.8 SERVICING
Notwithstanding any provision to the contrary, prior to new development occurring in the Residential
Expansion Area, either by subdivision or consent, the applicant(s) will be responsible for demonstrating, to the
satisfaction of the Town and the Durham Health Unit, the methods whereby sanitary sewage and storm run-off will
be dealt with. In addition, the applicant must present an engineering report to demonstrate , to the
satisfaction of the Town and the Region of Durham, that an adequate supply of potable water exists to serve the
proposed development. This engineering report must also address the likely impact of the proposal on existing
water supplies within the Hamlet and surrounding area.
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3.9 LONG TERM RESIDENTIAL EXPANSION
M Development of those lands designated "Lone Term Residential Expansion" on Schedule 1 shall rot
be pe rmi tted u n ti I
- short term residential expansion areas have been developed
- the status of Tyrone has been changed to "Hamlet for Growth" by amendment to the Dur'nam
Regional Official Plan
- The Tyrone Development Plan has been amended to estabish the maximum number of lots
permitted in each designated area.
(ii ) In considering amendments to permit development in "Long Term Residential Expansion" areas
Council shall require prospective developers to prepare a detailed engineering report to address
water supply, sewage di's!Dosal and surface drainage aspects of additional growth. Such
engineering reports should identify any possible servicing impacts that additional growth could
have on the existing and already designated portions of the Hamlet.
4. 1 P1 P L E M ENT AT 10
4.1
In accordance with Section 10.4.2.3 of the Durham. Regional Official Plan, residential development within
the Hamlet Development Plan Area shall proceed by registered plan of subdivision. 14here no new roads are
involved land division may occur by consent to a maximum of three lots.
4.2
Notwithstanding any provision of this plan to the contrary, applications for development within the
Residential Expansion Areas shall be accompanied by a detailed engineering report based on test drilling which
confirms:
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(i ) Soil conditions satisfactory for the effective operation of a private waste disposal system;
and
(ii ) No adverse effects upon existing water supplies and an adequate supply of potable water to
service the proposed development; and
(iii ) An adequate separation between water table and septic the fields.
If, after conducting the above investigation evidence satisfactory to the Town of Newcastle and the
Durham Health Unit, has been produced which indicates that a reduction in the minimum lot area requirement is
warranted, Council may approve such a reduction only so far as the minimum lot size is not reduced to below 0.3
hectares and the average lot size for a given proposal is not reduced to below 0.4 hectares. Upon receiving such
approval , the applicant may submit a proposal based upon this reduction to the maximum number of lots which would
be permitted by such a reduction, but not to exceed the number of lots permitted within a designated area. An
amendment to the Hamlet Development plan shall be required in order to adi;ust the maximum number of lots
permitted.
4.3
In accordance with Section 10.4.2.6 of the Durham Regional Official Plan, the Town of Newcastle shall
co-operate with Regional Council and the Ministry of the Environment in monitoring growth in the Hamlet in order
to preclude groundwater or private waste disposal system problems which might arise as a consequence of
development.
4.4
The precise limits of the land use areas shall be delineated by the Restricted Area Zoning By-law.
4.5
The Council of the Town of Newcastle may, upon the advice of its Local Architectural Conservation
Advisory Committee, define by by-law an area or areas within the Hamlet for study leading to future designations
as Heritage Conservation Districts.
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INTERPRETATION
The boundaries between land uses as designated on Schedule '1 ' are approximate only and are not intended
as exact limits except where they coincide with major roads, railways, water courses or other clearly
recognizable physical Features. Therefore, amendment to this plan will not be required in order to make minor
adjustments to land use boundaries, provided the general intent of the Plan is preserved.
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