HomeMy WebLinkAboutP-4-80 CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT D.N.SMITH,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1JO TEL. (416)263.2231
REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF January 7, 19$0.
REPORT NO. : P-4-80
SUBJECT: Hamlet Development Plan - Haydon
File: 3.5
BACKGROUND:
As part of the Department's ongoing work program, and as
required by the Durham Regional Official Plan, staff have been pre-
paring development plans for the various hamlets within the Town.
The hamlet plan for Haydon was presented to the public on May 10, 1979.
That meeting provided considerable public input which was given due con-
sideration during our review of the plan. In addition to seeking public
input, staff also circulated the plan to various agencies for comments,
which are summarized below:
Newcastle Public Works - 3.2.2(v) I would request clarification as to
whom the responsibility will lie for the promotion of a tree-
planting program, and who shall administer and enforce same.
(Staff note that this section does not refer to a tree planting
program but rather to preservation of existing vegetation. New
trees will only be involved where included as a condition of
development approvals. )
3.2. 3(ii) - With minor infilling that is proposed, I feel that j
a levy should be placed on any new development for a share of
the costs involved in providing a fire protection reservoir.
Any such money could be collected at the time of development,
and held in trust for future construction. (Staff note that
this is the intent of the subject section.)
2 -
3.2.4 Commercial - This section would permit convenience com-
mercial to locate anywhere within the existing built-up area.
In my opinion this is not good policy and a special area should
be designated for future commercial development. (Staff note
that this is a planning matter and do not see any relevance to
public works. The intent here is to provide locational options
for convenience commercial, subject, of course, to suitable
zoning and site plan control.)
3.2.6(i) Roads - It should be noted that the majority of roads
within the relevant area are only 49.5 ft. in width; with the
exception of Nelson Street and, therefore, there could not be
any infilling within the hamlet itself other than on existing
lots. In this regard, it would appear that there are very few
available lots other than along Concession 8 and I have reser-
vations in accepting this as the proper area for infilling be-
cause of the steep grade of Concession 8 from Church Street to
the Community Centre. (Staff note that the required 66 ft.
road allowance width, as a prerequisite for new development, has
been eliminated in this instance, due to the difficulty which
would be experienced in upgrading existing rights of way. The
determining factor, therefore, shall be year round maintenance
by the Public Works Dept. With respect to the steep grades along
Concession 8, staff are willing to modify the plan to eliminate
this concern.) ". . .no new road shall intersect any existing road
which is less than 66 ft in width". This requires further clari-
fication and should incorporate the proviso that: "said road re-
ceives year round maintenance by the Town of Newcastle." (Staff
note that this has been incorporated.)
4.3 Implementation - "An annual monitoring program administered
by the Town of Newcastle and the Medical Officer of Health."
This is a vital requirement and I would request specific informa-
tion as to with whom the responsibility will rest to administer
such monitoring on behalf of the Town? (Staff note that this
section has been revised in accordance with section 10.4.2.6 of
the Durham Regional Official Plan. The Town's participation in
such a program should be the responsibility of a qualified pro-
fessional engineer.)
Newcastle Fire Department - Consideration should be given to installing
adequate storage reservoir for fire fighting purposes. (Staff
note that this requirement is included within the text of the
Plan.
Newcastle Community Services - No objection.
Regional Planning and Works - (1) The hamlet presently consists of 36
dwellings and is designated as a hamlet for infillipg and minor
extensions by the Durham Regional Official Plan. The plan indica-
tes that development will be limited to minor infilling. The
number of units should be specified in the Development Plan.
(Staff note that this request has been incorporated.)
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(2) The branches of the Bowmanville Creek are indicated as
Environmentally Sensitive. It is suggested that the plan be
forwarded to Central Lake Ontario Conservation Authority.
(Staff note that this was done.)
Central Lake Ontario Conservation Authority - The "Development Restrict-
ions" portion of the plan indirectly eliminates many natural
features defined as Environmentally Sensitive. It is suggested
that this section be revised by the addition of sections dealing
with environmentally sensitive areas and setbacks from hazard
lands or sensitive areas. (Staff note that the requested revis-
ions have been incorporated within section 3.7.)
Public School Board - No objection.
Separate School Board - No. objection.
Durham Health Unit - Section 4.3 refers to a monitoring program to be
carried out by the Health Unit, which should more appropriately
be a function of the Ministry of the Environment. (Staff note
this section has been revised to reflect this point.) With
respect to the controversy regarding a proposed subdivision in
Haydon, the following is a brief summary of the Health Unit's
involvement.
- Sept. 1975, recommended denial due to heavy soils, high ground
water and poor drainage characteristics. Proposal was for 12
lots varying from 15000 sq. ft. to 47000 sq. ft.
- Nov. 1975, again recommended denial.
- July 1976, a special soils report submitted and again the
health unit recommended against approval.
- Oct. 1976, following consultation with developer a new pro-
posal for 10 lots was approved by the Health Unit. This approval
was subject to various conditions, which together with large lot
sizes, should ensure properly functioning sewage disposal systems.
One provision was that drilled wells be provided on each lot.
I am unable to say with certainty, whether or not this will have any
effect on existing wells.
- Jan. 1977, Health Unit approval confirmed to Town's Planning
Department.
Ministry of Natural Resources - No objections, however, the Ministry did
suggest approaches for reducing impacts upon the headwaters of
cold water trout streams. (These suggestions are more approp-
riately dealt with as conditions of approval for subdivisions
or consents.)
Ministry of Agriculture and Food - No objections.
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Ministry of the Environment - Groundwater conditions are similar to
those in Enniskillen (at least two deeper, more extensive
aquifers; present below the extensively used shallow aquifer) .
However, no confirming data exists for the deepest aquifer.
Aquifer elevations, confirmed by drilling, are 186 and 198
meters above mean sea level. No information on water quality
exists. As indicated by the hamlet plan, further investigation
of groundwater conditions is required. (Staff note these com-
ments have been incorporated within the text and reflected by
policy statements.)
COMMENTS:
As a result of our circulation and public input received, it
would appear that the greatest concerns expressed are relative to the
potential impacts of new development upon the existing residences within
the Hamlet. In fact, staff received a petition containing 56 signatures,
objecting to additional development within Haydon for the following reasons:
(1) Preservation of the rural privacy and small population.
(2) Drainage. This is a major concern, development would
necessitate the addition of fill to the subject area
resulting in creased problems of poor drainage, and in
increased spring run-off on to our land. Development
would involve more septic tanks, to contribute to existing
septic tank odours and possible health hazards.
(3) Water. Our water is supplied by wells. During the summer
months, we do not have enough to supply our needs. Addit-
ional wells will possibly result in a lowering of existing
water levels.
(4) The road allowance known as Moore St. is 49.50 ft. in width.
We feel this is insufficient. The homeowners either side
of this road allowance strongly object. We are also con-
cerned with the possible added traffic travelling King St. ,
a gravel road. With no existing sidewalks, increased tra-
ffic will, in fact, be increased danger to our children.
(5) Rather than allow development, an offer to purchase the
land in question has been discussed.
In respect to these concerns, staff have the following comments:
(1) The amount of development being proposed is minimal and
will not alter the character of the hamlet.
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(2) All new development will be subject to the provision
of drainage which is satisfactory to the Town's Public
Works Dept. and the Durham Health Unit. (Section 3.8
of Hamlet Plan)
(3) Many of the existing water problems are due to shallow
wells. All new development would be required to have
drilled wells drawing from a deeper aquifer. This would
not correct existing problems which are the responsibility
of the individual property owners. (Section 3.2.1 (iii))
(4) The Moore St. road allowance is presently unopened. If
opened, the developer would be responsible for upgrading
to Town standards. In this instgnce, it may not be pos-
sible to achieve a 66 ft. road allowance, but the number of
potential houses to be served may not necessitate an in-
creased road allowance. In any event this would be subject
to Council approval at such time as a development appli-
cation is processed formally. The minimal amount of de-
velopment being proposed for Haydon would not, in our
opinion, substanially increase traffic.
(5) If the property owners agree to purchase the lands in question,
this would be an acceptable solution to the question of de-
velopment.
CONCLUSION:
The lack of detailed soils investigations for Haydon and the
present problems being experienced by the residents of the hamlet, lead
us to conclude that Haydon is not capable of supporting substantial
additional development. In fact, the draft hamlet plan has been revised
to further reduce the amount of development to be permitted, especially
within known problem areas. It is felt that this solution would permit
minimal new development, on large lots fronting on existing roads. We
do not feel that there is any merit in permitting Moore Street to be opened
just to serve a maximum of two or three additional lots, especially when
the effects of those lots upon adjacent residences cannot be guaranteed
or foreseen with any great certainty.
- 6 -
We note that one public meeting has been held and suggest
that a further meeting be held prior to Committee approval of the
hamlet plan.
RECOMMENDATION:
That the Planning and Development Committee recommend to Council
the following: .
1. That this report be received; and that
2. Staff be authorized to arrange a public meeting to
present the revised hamlet plan for Haydon to the
public.
Respectfully submitted,
l
TTE:lb D. N. Smith, M.C.I.P.
December 18, 1979 Director of Planning.
REVISIONS NO E- ER 9, 1979
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 H A Y D 0 N
in the
District Planning Area of the
T 0 W N O F N E W C A S T L E
f
HAYDON
HAMLET DEVELOPMENT PLAN
Date Resolution Comments
TOWN APPROVAL:
AMENDMENTS:
TABLE OF CONTENTS
SECTION PAGE
1. INTRODUCTION
1.1 Purpose 1
1.2 Basis 1
2. PLANNING CONTEXT 2
2.1 Existing Community
2.1.1 History 2
2.1.2 Community Facilities, Services and Organizations 3
2.2 Development Considerations
2.2.1 Surficial Geology, Drainage and Topography 3
2.2.2 Water Supply 3
2.2.3 Sewage Disposal 4
2.2.4 Service Limitations 4
2.2.5 Agriculture 4
2.3 Official Plans 5
2.4 Zoning 6
3. DEVELOPMENT POLICIES
3.1 Development Plan Limits 7
3.2 Residential 7
3.2.1 Policies g
3.3 Community Facilities 9
3.3.1 Policies 9
SECTION PAGE
3.4 Commercial 10
3.4.1 Policies 10
3.5 Industrial 10
3.5.1 Policies 10
3.6 Roads 10
3.7 Development Restrictions 11
3.7.1 Policies 11
3.8 Servicing 12
4. IMPLEMENTATION 13
INTERPRETATION 15
SCHEDULE '1' — Land Use Plan
APPENDICES
A. Existing Land Use
B. Building Conditions
C. Development Considerations
D. Darlington Zoning
E. Darlington Official Plan
1. INTRODUCTION
1.1 PURPOSE
The purpose of this plan is to define and determine the scale and scope of development
within the limits of the Hamlet of Haydon.
The plan describes the Town policies for the future land uses in the area, various aspects
of the community development and the development controls to be used in implementing these policies.
1.2 BASIS
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 and the detailing of land uses in
Hamlets shall be undertaken in a development plan adopted by the Council of the respective area munici-
pality prior to major new development taking place".
The following text and Schedule "1" constitute the Development Plan for the Hamlet of
Haydon and shall be used in conjunction with the Durham Regional Official Plan, until such time as
a District Plan has been prepared for the Town of Newcastle. At such time, Council may consider
incorporating this Hamlet Development Plan as a component of the District Plan.
I
2. PLANNING CONTEXT
2.1 EXISTING COMMUNITY
2.1 .1 History
The Hamlet of Haydon was originally registered as the Village of Charlesville in 1355.
The reason for the name change and the significance of either name is unknown. The early history
of Haydon began with a crown grant of 200 acres to Joseph Winters in 1802 (Lot 14, Concession 8)
and continued with slow growth until the latter half of the century.
A tributary of the Bowmanville Creek greatly influenced the Hamlet's growth and supported
numerous mills, the first of which was the "Haydon Mill " built by Lieutenant Charles Bates of the 3th
Company, Darlington Regiment in 1847. It would seem that this Mill later lent its name to the Hamlet.
By 1900 flax, grist, flour and lumber mills were working the stream. Growth of the Hamlet was also
supported by lumbering of virgin pine forests in the area with the lumberjacks supporting local
commerce such as Haydon's hotel and tavern. The natural prosperity of the Hamlet weakened with the
receding forests, a lack of proximity to major travelled routes and the decline of the stream based
industries.
A partial listing of trades and services located within the Hamlet around 1900, indicates
the relative prosperity enjoyed by the residents at that time:
- Flour Mills - Hotel
- Sawmill - Tavern
- Flax Mills - Carriage Shop
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- Weaver - General Store
- Cooper - School House
- Cobbler - Methodist Church
- Tobacconist - Baptist Church
- Blacksmith - Farmers and Labourers
2.1.2 Community Facilities, Services and Organizations
The present Hamlet of Haydon has very little in the way of community facilities. However,
the old School House, S.S. #21, which is owned by the Town and leased to the Haydon Hall Board, is
presently used as a community meeting place for receptions or parties and as the home of what is known
locally as Club 21 which is the social organization of Haydon's residents.
2.2 DEVELOPMENT CONSIDERATIONS
2.2.1 Surficial Geology, Drainage and Topography
Haydon is located on a flat to gently rolling plain of silty clay till. The area is drained
by two south flowing drainages to the east and west of the community both of which are tributaries 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 seasonally high water table.
2.2.2 Water Supply
The community is supplied by individual private wells. There is little available data re-
garding the depth and type of aquifers or for the potential yields from them. Further investigation
of the situation should be undertaken prior to permitting new development. Ministry of the Environment
data indicates the presence of deeper aquifers, probably located at depths of about 45 to 60 M.
Generally, such deep aquifers are more reliable both in terms of quality and quantity.
3
2.2.3 Sewage Disposal
Haydon is served by private septic tank and tile field systems. Clay till soils have
poor to fair permeability and percolative capacity and, when considering tile field construction in
this type of soil , the minimum depth to the water table should be 3.6 m (12 ft. ). There is little
available data regarding the present efficiency of existing tile beds or problems related to them.
Further investigation of soil suitability should be undertaken prior to permitting new development.
2.2.4 Service Limitations
In general , the Hamlet is bordered on the east and the west by areas unsuitable for develop-
ment. Development is best suited to the lands north and south of Haydon and minimum lot sizes of 0. 5 ha
(1. 25 ac. ) are suggested. The surficial drainage features appear to be of the effluent type and the
field construction should not be permitted within 15.25 m (50 ft. ) of the edge of the feature.
The extent of the groundwater supply is a significant factor in determining the extent of
future growth and further testing should be carried out to accurately determine the limitations of
and constraints posed by the groundwater supply.
Inasmuch as there is limited data on both soil conditions and water supply, it is suggested
that development in Haydon be limited to only minor infilling.
2.2.5 Agriculture
The Canada Land Inventory indicates that the land on which the Hamlet is located has a
classification of "2F". Class "2" soils have moderate limitations that restrict the range of crops
4
3
or require moderate conservation practices. The soils are deep and 'hold moisture well . Under good
management they are moderately high to high in productivity for a fairly wide range of crops.
The subclass designation of "F" indicates that the soils have a low natural fertility due
to a lack of natural nutrients, high acidity or alkalinity, low exchange capacity, high levels of
calcium carbonate or the presence of toxic compounds.
The lands immediately south of the Hamlet are classified as "1 " by the Canada Land Inventory.
Soils so designated have no significant limitations to use for crops. The soils are deep, well to
imperfectly drained, hold moisture well , and in the virgin state were well supplied with plant nutrients.
They can be managed and cropped without difficulty and under good management are moderately high to
high in productivity for a wide range of crops.
Bearing in mind the need to preserve high quality farm land as a resource necessary to food
production, and the area's designation as Permanent Agricultural Reserve in the Durham Regional Official
Plan, it is further suggested that Haydon be limited to minor infilling in order to minimize adverse
affects upon adjacent farm operations.
2.3 OFFICIAL PLANS
Prior to approval of the Durham Regional Official Plan the- Hamlet of Haydon was subject to
the provisions of the Official Plan for the former 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.
5
This Hamlet Development Plan may eventually form a part of the District Plan for the
District Planning area of the Town of Newcastle, which in turn shall be secondary to the Durham
Regional Official Plan.
2.4 ZONING
This Hamlet Development Plan shall be used as the basis for preparing the restricted area
(zoning) by-laws for the area under consideration.
6
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 lots
12, 13, 14 and 15, Concession VII and VIII, in the former Township of Darlington, as shown in Schedule
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
shall require an amendment to this plan and may also require an amendment to the Durham Regional
Official Plan or the Town's District Plan when in place.
3.2 RESIDENTIAL
There are 36 existing dwelling units located in Haydon at the present time. The Development
Plan should provide for residential growth within designated areas and 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 social fabric of the community. The new residential
lots should be rectangular and at least 0.5 ha (1.25 ac.) in size unless otherwise specified within
this plan.
The minimum lot size has the effect of reducing the possibility of health problems occurring
due to problems with septic tank systems as well as reducing the draw down effects concentrated deve-
lopment has on the groundwater supplies.
7
Care should also be taken to ensure that the architectural character of the Hamlet is
complimented and enhanced where infilling or new development occurs. It is recommended that the
Town of Newcastle pursue a policy of encouraging and/or requiring tree planting and preservation so that all
areas of the Hamlet retain and provide a high standard of visual amenity.
3.2.1 Policies
(i) In accordance with Section 10.4.1.1 of the Durham Regional Official Plan, the pre-
dominant land use permitted within the Hamlet Development Plan Area 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) The staging of new residential .lots to be developed within the area proposed for
infilling, as designated on Schedule 'T', may be determined by the Council of the
Town of Newcastle and added to this plan by amendment. Schedule "1" indicates the
maximum number of residential lots allowed within the designated areas.
(iii) In accordance with Section 10.4.1.5 of the Durham Regional Official Plan, all new
residential development within the Hamlet Development Plan Area shall be serviced
by a private drilled well drawing from deeper aquifers 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.
(iv) The architectural character of the Hamlet shall be complemented and enhanced where
infilling or new development occurs whithin the Hamlet Development Plan Area.
(v) 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 with sufficient vegetation to maintain a high standard of amenity and appearance.
(vi) In accordance with Section 10.4.1.6 of the Durham Regional Official Plan, all develop-
ment within the Hamlet Development Plan Area shall comply with the Agricultural Code
of Practice as amended from time to time.
8
(vii) The minimum lot size for new residential lots shall be approximately -0.5 ha (1.25 ac.)
and shall be subject to the following conditions:
(a) meet the requirements of the Durham Health Unit as amended from time to time; and
(b) ensure that a reserve area is retained for the reconstruction of the tile field;
and
(c) 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 111"
of this Plan.
(viii) No new development shall be permitted within those areas subject to development restric-
tions as delineated on Schedule "1" of this Plan.
3.3 COMMUNITY FACILITIES
The existing community facilities and those of neighbouring Hamlets are sufficient to meet
the presently identified needs of the community. Further expansion of community facilities is not
justified in light of the limited development which shall be permitted within the Hamlet.
3.3.1 Policies
(i) Community uses such as minor community centres, places of worship, fraternal organiz-
ations, schools, post offices, and parks may be permitted within those areas designated
for infilling on Schedule "1" to this plan.
(ii) Prerequisite to further development occurring within the limits of the Hamlet Development
Plan Area, an adequate water storage for fire fighting purposes, shall be provided. This
shall be accomplished by the provision of reservoirs or cash contributions under the terms
of subdivision agreements or through cash contributions in the case of consents. These
reservoirs shall be provided on the basis of one for every seventy—five dwelling units
or less, and shall have a minimum capacity of 100,000 litres in accordance with the
Municipality's specifications.
9
3.4 COMMERCIAL
At present the only commercial uses within Haydon are an automobile service station and an
auction barn. New development is unlikely to require any additional commercial outlets due to the
proximity of the commercial uses located within the Hamlet of Enniskillen and proposals for additional
commercial development shall be considered on their own merits, if and when such proposals are received.
3.4.1 Policies
(i) In accordance with Section 10.4.1.1 of the Durham Regional Official Plan, areas desig-
nated on Schedule "1" as Commercial may also be developed for convenience commercial
uses which complement the character of the Hamlet. Convenience commercial uses may
also be permitted to locate anywhere within the existing built-up area or the area
proposed for infilling, subject to suitable zoning and site plan controls and without
amendment to this plan.
3.5 INDUSTRIAL
There are no existing industrial uses within the Hamlet and industrial development should not
be encouraged.
3.5.1 Policies
(i) Notwithstanding Section 10.4.1.1 of the Durham Regional Official Plan, Industrial
development shall not be permitted within the Hamlet Development Plan Area.
3.6 ROADS
(i) No new lots shall be created except on roads which have been accepted for year-round
maintenance by the Town of Newcastle Works Department, and no new road shall intersect
any existing road which does not receive year-round maintenance by the Town of Newcastle.
10
(ii) 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 possible future in-depth
development, rights-of-way should 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, their related flood plains, hazard lands or environ-
mentally sensitive areas be retained in their natural state in order to provide both visual and physical
open spaces, 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 flood plains or hazard lands.
3. 7.1 Policies
(i) Those areas which are subject to Development Restrictions, as designated on Schedule '1'
shall be used for agriculture and farm-related uses, conservation, reforestation,
public or private open space and recreational uses, if compatible with their surroun-
dings 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 Con-
servation 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 Conser-
vation 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 consulta-
tion 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 developmei
is proposed on a site, part of which has been identified as hazard lands or environ-
mentally sensitive, the Town may or may not accept such lands as park dedication, in
accordance with adopted policy.
11
(iv) No permanent structures of 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 development occurring, 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 order to improve existing drainage, if necessary; and prevent possible contamination
of wells.
12
4. IMPLEMENTATION
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
if the dedication of new roads is required. Where no new roads are involved, land division may occur
by consent to a maximum of three lots.
4.2
In accordance with Section 10.4.2.4 of the Durham Regional Official Plan, an application
for development by registered plan of subdivision shall be accompanied by a detailed engineering re-
port based on test drilling which confirms:
(i) An adequate supply of potable water and soil conditions satisfactory for the
effective operation of a private waste disposal system; and
(ii) An adequate separation between water table and septic tile fields.
4.3
In accordance with Section 10.4.2.6 of the Durham Regional Official Plan, a monitoring
program shall be carried out by the Region of Durham in consultation with the Town of Newcastle and
the Ministry of the Environment and shall include:
(i) An appraisal of the continuing availability of ground water supplies to the existing
residents as well as any depletion of the ground water aquifer which may be caused
by new development or otherwise; and
13
(ii) A sampling of the quality of the ground water supply with respect to any contam-
ination.
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 Con-
servation Advisory Committee define by By-law an area or areas within the Hamlet for study leading
to future designations as Heritage Conservation Districts.
14
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.
15
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