HomeMy WebLinkAboutP-78-79 CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT D. N. Smith M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1,10 TEL. (416)263-2231
REPORT TO PLANNING & DEVELOPMENT COMMITTEE MEETING of June 11, 1979.
REPORT NO. : P-78-79
SUBJECT: Official Plan Amendment Application 76-35/D
Waverly Heights Subdivision Ltd.
BACKGROUND:
On September 3, 1975, the Town received a copy of application
75-28/D to amend the Official Plan of the former Clarke Township Plan-
ning Area from "Rural" to "Mobile Home Park". On October 15, 1975,
Regional Council passed a resolution which deemed the subject application
unnecessary and refunded the application fee. In December 1976, a new
application was submitted for an amendment to the Durham Regional Official
Plan from "Major Open Space - Oak Ridges Moraine" to "Residential" to
permit a mobile home park.
In March 1979, the proposal was circulated and a public notice
published to solicit public comment prior to making a recommendation to
Committee.
As a result of the public notice, the Department received sixteen
letters of objection and one petition containing signatures representative
of twenty-four persons (copies attached) .
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The results of the circulation are summarized below:
1. Town of Newcastle Public Works - If this proposal is approved
road improvements would be necessary. At present, the area does
not rate a high priority for winter maintenance.
2. Public School Board - no objection.
3. Separate School Board - no objection.
4. Regional Works - no objection subject to payment of development
levies, health unit approval and developer assuming responsibility
for operation and maintenance of proposed communal water and septic
tank systems.
5. Ganaraska Conservation Authority - object due to the importance of
the site as a major recharge area for ground water supplies and the
water retention characteristics of the soils which would be adversely
affected by intensive development and removal of forest cover.
6. Regional Health Unit - no objection subject to assurances with regard
to legal control of population, an adequate supply of potable water
and compliance with Health Unit standards for septic tank systems.
7. Ministry of Transportation & Communication - no objection, however,
no access to Highway 35 would be permitted and property from this
site may be required for future interchange construction.
8. Minister of Natural Resources - do not formally object, however,
they expressed concern over potential aggregate supplies, existing
hardwood woodlot, which has been included within the District's
timber production target and the site's susceptibility to erosion.
COMMENTS:
Upon review of public input received and the comments of the
various circulated agencies, we have the following comments:
The proposal indicates that the site would be developed for approxi-
mately 173 mobile home units with private roads and a communal water and
septic tank system. The total area of the site is 18.9 hectares (46.9 ac.)
and contains substantial forest cover. If approved, this proposal would
result in extensive clearing of the land for the purpose of lots, roads
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and the beds, which could result in erosion problems and adversely
affect the water retention qualities and groundwater recharge capabil-
ities of the site.
The residents of the area have indicated their objection to the
proposal on the basis of the intensity of this development and its
potential impacts on groundwater, traffic and the existing character
of the area.
As indicated by the circulation, these were also among the
concerns expressed by the various agencies and Departments. In light
of these comments, we are of the opinion that such an intense develop-
ment would have adverse impacts upon the local environment and would
be an intrusion upon the rural character of the area.
CONCLUSION:
In light of the arguments against this proposal, we cannot re-
commend support of the applicant's request. However, if Council should
see merit in this proposal it is recommended that a public meeting be
held.
RECOMMENDATIONS:
That the Planning and Development Committee recommend to Council
the following:
1. That this report be received; and that
2. The Region of Durham be advised that the Town of
Newcastle objects to the proposed amendment (number 76-35/D)
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to the Durham Regional Official Plan affecting Part
of Lot 24, Concession 9, of the former Township of
Clarke.
Respectfully submitted,
TTE:lb D. N. Smith, M.C.I.P.
May 18, 1979 Director of Planning
Encl.
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Lot 29 ,
Box 154
Orono.,
Conc. 6
Ontario
April 7, 1979
Town c>f Newcastle
Planning and Development Department
Hampton, Ontario
Attention: Mr. Terry Edwards
,d w
FE�C�?9�NC DEPARTMENT,
Re: Amendment No. 76-35/D Durham Regional
Official Plan
(3entlemen:
As property owners in the former Clarke Township we would like to register
our oi.)position to the proposed amendment for part of Lot 24 , Concession 9 ,
from "Oak Ridges Moraine" to "Residential" .
Besides the adverse impact on the environment, schools and traffic in
this i:trea we feel that approval of this type of change to the Official Plan
would open the floodgates for similar changes and developments in the
"Oak Pidges Moraine" and "Agricultural" areas of the Town of Newcastle.
It is our opinion that most property owners in these areas are here for
the privacy and scenery that makes this part. of the Town so attractive.
A mobile home development would detract from this privacy and beauty and
result. in lower property values for the permanent residents who have a
large investment in their homes .
`,evelopments for high density, inexpensive homes should be restricted to
areas adjacent to existing residential locations where services are presently
available . These could include apartment buildings, town houses, and
semi-,J.etached homes .
We feel that mobile homes do not provide the type of housing required in
the T(--,wn of Newcastle and any request for rezoning for mobile home
developments should be opposed.
Marilyn Baarraball
WillisC'lBarraball
/ ~
FELT{AI, LOCICIE, NIATTIIEWS & STIRLING
FRI�NK G.FELKAI
PET--R FZ.LOCKIE:
RCHERT B.MATTHEWS
,JOHN D,STIRLING
Town of Newcastle
Municipal Offices
Hampton, Ontario
BARRISTERS & SOLICITORS
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X79
APR 9
PIAN NG DEPARTMENT I
6Y 111MRASTLE__
Attention: Mr. T. Edwards
Dear. Sirs :
SUITE 800, FEDERAL BUILDING
85 RICHMOND STREET WEST
TORONTO, CANADA
MSH 2C9
TELEPHONE:(416) 364-1911
CABLE STIRLAW, "TORONTO
April 5 , 1979
BEAUCAGE, Ruth L. and BEAUCAGE HOLDINGS
LTD. - Official Plan Amendment 76-35/D
Durham Regional Official Plan
We are the solicitors for the above owners of
lands comprising part of Lot 24 , half of Lot 25 and all
of ]:got 26, in Concession 9 . We refer to the above
application for an Official Plan Amendment to another
part of Lot 24 , Concession 9 to permit the development
of a mobile home park.
Please record my clients ' firm objection to
this proposal for the following reasons:
1. The subject lands are now in a rural state.
The proposal would create a high density
development which would destroy the rural
character of the area.
2. The area is environmentally sensitive, in
that it: is part of the Oak Ridges Moraine.
The destruction of tree cover and an
installation of septic tanks for such an
intense development may have adverse effects
on the water retention capabilities of the
lands .
3. Such further and other matters as you may be
advised after receipt of more detailed
information as to the proposal.
. . . 2/
Page 2
Town of Newcastle
F'EL"I, LociLIE, MATTHEWS & STIRLING
April 5 , 1979
We would request that you advise us of any meetings
to consider this proposal and that you forward to us a copy of
the application and of any Staff Planning Reports relating to
the application.
Your assistance is appreciated.
Yours very truly,
John D. Stirling
JDS/rc
cc: Mrs. Ruth L. Beaucage
cc: Beaucage Holdings Ltd.
�C�prer�i�#ea:, �ulicitar, �otur� `�#c.
TELEPHONE 983-5007
Vrano, �nl�rrio
LOB IMO
APR (9:
April 6, 1.979
PLAtrNNING DUAR?'9!:[IT
Ton
Town of Newcastle
Planning and Development: Department
Municipal Building
Hampton, Ontario
Dear Sirs:
Re: Proposed Amendment to Durham
Regional Official Plan for
Part of Lot: 24, Concession 9
of the Geographic Township of
Clarke now in the Town of
Newcastle Number 76•-35/D.
Responding to your Public Notice appearing in the March 28, 1979
edition of the Newcastle Reporter in respect of the above noted
proposed amendment and being the owner in trust of a certain
parcel of land in this Concession lot and the adjacent Concession
lot to the west I hereby wish to lodge my objection to the said
amendment which would allow a mobile home park to be established
in this area for reasons which I would on behalf of my Principal
voice before any hearing or Public authority having jurisdiction
to make a decision in this matter.
WKL:br
c.c. Strathaven Nursing Home
c/o Mrs. Ruth Beaur_age
Yours truly,
W. K. Lycett
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Orono,Ontario,
April 591979•
`.Down of Newcastle Planning and Development Dept. ,
Hampton, 1�
Ontario.
Dear Sirs :
Please do your best to stop the rezoning of Lot 24,
Concession 9,from Oak Ridges Moraine to Residential.
geld be so sad to see the resulting environmental
changes soon to follow.
6i.ncerely,
u,c�c�J
qg'. - G).37 6
APR Ei 197a
'FL•ANiTN' ARTMENT
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April 4, 19790
Town of Newcastle Kanning and
Hampton, Development Dept,
rfj� '°""'°"`�
Ontario. c `.�L�
IN
Dear Sirs
Wathe undersianed ei r
v
,} strongly oppose the rezoning
Mlication of Lot 24,Concession 9,in the former Clarke
Township,from Oak Ridges Moraine to Residential.
Consequently,we do not want a, Mobile Hoare F'arlc of
any description,for the following reason. ,
We do not want this environmental are" changed and a
natural resource destroycd.Wildlife would soon Us-
appear and trees out down,
2,A hude septic tank Nystem•.,would be required for the
Proposed site that pollution from sprina run-off
would be a ;serious problem,The removal of trees would
create even more run-Off.Lbentually,this all feeds
into the Wilmot Creek,one of the last unpolluted creeks
in this area,
3.Most wells in this area are already at a level of
about 225 feet,so our water level would be seriously
endangered with the addition of a water system for a
trailer park,
4*The school VOW would be affected "s more schools
and bussing would be required.0hen,inevitably,all
taxes in the 'Town of Newcastle woula be increased,
5.The increase in traffic would Create a bio er problem
to an already hazardous Porticn of hig hway at the
35-115 Junction-Whe Death Strip
6.4o are 41ready coPiar:.
gravel pits, errd we i'ael1thel ��rPortea ndi �rotu ding
to existinU problems,
7,01 of the above ro"80&0 would serve to dova,lue
UUrT'OL1r1Ul.t"r�s; p:C'Uf)G:i't�C;,;.
corltlnuec on pLt`;e; 2
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2.
8,A tr,;.ilur IVY,-- k. i;, cc,)Arx: ry to by-.jj,, :, ji()w in of'fect
in the Town of Newcastle tend contr.,.ry to what the
Town of idevjc: stle has been expoundin,, for yeas regar-
dind ;..trip
9.1'rivacy would be lost jjost of us relocated from cities
1)ec": e of the rUr-J.J. yettirl,,wit)i the expectation that
only sinCle family d.wellin,,;s would be allowed on ret,u-
la.tion-si:�cd
In closing,we feel thn.t this rezonin,; would have aerious
repercussions fcr the fUtare of our comriunity,
llopin,�; you will give this matter your utmost consideration,
uincerely,
L-C. Concerned Citizens.
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