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HomeMy WebLinkAboutP-224-79CORPORATION 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 THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF DECEMBER 20, 1979. REPORT NO.: P-224-79 SUBJECT: Hamlet Development Plan - Newtonville File: 3.10 BACKGROUND: As part of the department's ongoing work program, and as required by the Durham Regional Official Plan, staff have been preparing development plans for the various hamlets within the Town. The Hamlet Plan for Newtonville was presented to the public on September 7, 1978 and again on March 22, 1979. Both meetings provided considerable public input which was the basis of a number of revisions to the first draft of the plan. In addition to public input, staff also circulated the plan to var- ious agencies for comments which are summarized below: Newcastle Public Works - As and when development is proposed, storm run-off will require a most comprehensive study to ensure that suitable outlets are provided. (See sec%ion 3.8) - Newtonville presents no great problems insofar as roads are concerned. - The revised plan states that "Where no new roads are involved, land division may occur, by consent, to a maximum of three lots". This item should be expanded to mad".. provided storm run-off can be accommodated, otherwise a site plan will be required". (Staff feel that Section 3.8 adequately addresses storm run-off, and note that a grading plan can be required as a condition of appro- val for consents or subdivisions.) Newcastle Community Services - no objection. At r. c - 2 - Regional Planning and Works - The hamlet presently consists of 120 dwelling units and is designated as a hamlet for infilling and minor extensions in the Durham Regional Official Plan. The plan proposes an additional 85 units for a total of 205 dwelling units, a growth of approximately 70%. This substantial amount of growth cannot be deemed as infilling or minor extensions to the hamlet and as such the hamlet plan is not in conformity with the Durham Regional Official Plan. (Staff note that the revised plan now proposes only 29 units for a total of 149 and a growth of approximately 24%). - Section 3.2.8 (now 3.8) deals specifically with development south of Highway 2. The Hamlet Servicing Study indicates the entire area as unsuitable for development. It is suggested that this area should not be considered for development and therefore that section should be deleted. (Staff note that Section 3.8 now deals more generally with storm run-off and sanitary sewage; however, previous dis- cussions, and review, have indicated the area in question may be able to support limited development. By reducing the amount of development permitted, as requested in the first point above, we have precluded development from most of this area.) Ganaraska Region Conservation Authority - no objection. Public School Board - no objection. Separate School Board - no objection, but expressed surprise that the Ministry of the Environment and the Health Unit do not re- commend a more restricted development. Durham Health Unit - no objections, however.;, Section 4.3 refers to a monitoring program carried out by the Health Unit which should more appropriately be a function of the Ministry of the Environ- ment. (Staff note this section has been revised to reflect this point.) Ministry of Natural Resources - no objections, however, did suggest approaches for reducing impacts upon the head waters of cold water trout streams. (These suggestions are more appropriately dealt with as conditions of approval for subdivisions and consents.) Ministry of Agriculture and Food - no objection. Ministry of Transportation and Communications - no objection. TY Y - (q) - 3 - Ministry of the Environment - Cursory review of our computerized data file, indicates that the overburden contains more than one aquifer in this area. In addition, the shale and limestone bedrock would yield sufficient water for domestic needs. Contrary to the development plan, the thickness of the over- burden may be as much as 100 metres, but is definitely more than the 49 metres mentioned. More detailed studies would be required to delineate the horizontal and vertical extent of the aquifers and to evaluate recharge characteristics. We understand that groundwater reports have been prepared in support of development applications for this area. Review of these reports by our hydrologist, would permit us to be more definitive in our response to this matter. Quality assessment would also be possible. (Staff note that these comments have been incorporated within the hamlet plan. The reports referred to are actually in respect of soil percolation as it relates to septic tank and the bed installation and do not deal with water supply or quality.) COMMENTS: As a result of our circulation and the comments and input received from the public, the greatest concern expressed appears to be with the amount of growth to be permitted. At the last public meeting held, the general consensus of the public was that only minimal growth be permitted within the hamlet. This position was based primarily upon a desire to maintain the present character of the hamlet. In this regard, staff reduced, significantly, the areas proposed for development. However, we have not opted for the minimal approach since it is felt that some development is required in order to maintain and support existing commercial and education facilities. Similarly, Section 3.2 speaks to lot sizes, tree preservation, sewage disposal and architectural character which is sufficient to maintain and complement the existing character of the hamlet. - 4 - CONCLUSION: Based on the foregoing, it is our position that the revisions made to the Hamlet plan reflect the major issues raised. We note that any further expansion of the hamlet boundaries would require an amendment to the Durham Regional Official Plan to designate Newtonville as a hamlet for growth. Given the present concerns of the residents, we are unable to support such an amendment at this time. We also note that two previous public meetings have been held in respect of this plan and do not see a need for any further meetings. RECOMMENDATION: That the Planning Committee recommend to Council the following: 1. That this report be received; and that 2. Staff forward the revised Hamlet Development Plan to the Region of Durham in accordance with Section 10.4.2.2 of the Durham Regional Official Plan; and that 3. Staff report directly to Council, in respect of a recom- mendation for final approval of the Hamlet Plan for New- tonville, upon receipt of comments from Durham Regional Council. Respectfully submitted, / U *�-- - TTE:lb D. N. Smith, M.C.I.P. 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