HomeMy WebLinkAboutP-11-80 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 21, 1980.
REPORT NO. : P-11-80
SUBJECT: Proposed Official Plan Amendment
Part of Lots 3 & 4, Con. 4, former Township of
Darlington - Brooks, Lovell, McLellan
File No. : 75-29/D
BACKGROUND:
On August 28, 1979 staff received from Durham Region, a re-
vised application for an Official Plan Amendment, in respect of the
above noted lands. The original submission was received in November
1975, dealt with by Committee on November 22, 1976 and given conditional
approval by Council on December 13, 1976.
In January of this year, the Region requested updated comments
from the Town, since the imposed conditions had never been dealt with
and they wished to finalize their processing of the application. In
response to that request, staff report P-29-79 was submitted to Planning
Committee which recommended:
"That it be recommended to the Region of Durham that no further
approvals be given, related to this application to amend the
Official Plan for the former Township of Darlington, File 75-29/D
(Former File O.P.A. 70) pending the Central Lake Ontario Conser-
vation Authority's proposed acquisition of the subject lands." �
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This recommendation was adopted by Council on March 26, 1979.
Subsequently, the applicants revised their proposal, which had
originally been for five lots ranging in size from 25 to 33 acres, to
a new proposal for 41 lots ranging in size from 1.5 to 4 acres which
was the basis of comments received. Staff note that as a result of
Central Lake Ontario Conservation Authority's acquisition of a portion
of the site, the proposal is significantly reduced and we anticipate
receiving a further revision in the near future.
COMMENTS:
The application as submitted to the Region, has been identified
as a "Type A" application -- application to amend the Durham Regional
Official Plan. The Region has advertised in appropriate newspapers in
order to solicit public input in respect of the revised application. In
addition, they circulated the application to various concerned agencies
for comment.
In accordance with our adopted procedures for processing Official
Plan Applications, staff have circulated the application internally and
the responses are summarized below:
Town of Newcastle Public Works - No objection to the Official Plan Amend-
ment but at the time of subdivision service concerns relative to
items such as access, street patterns, drainage, etc. will have
to be resolved.
Town of Newcastle Fire Department - (1) Water supply for fire protection
- static water supply - centrally located, approximately 20,000
gallons. (2) Access for fire fighting equipment to all areas
and buildings.
Public School Board - No objection, but more school accommodation may
be required in the area.
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Separate School Board - No objection.
Central Lake Ontario Conservation Authority - The site of this pro-
posed official plan amendment has been of prime interest to
this Authority for considerable time. It has been identified
in the 1973 Conservation Planning Study prepared by the Central
Ontario Joint Planning Board as a desirable acquisition from
both a preservation of valleylands and a regional parks point
of view. This latter interest involves the integration of up-
lands into a comprehensive land assembly to prohibit their
patchwork development with the resultant despoiling by intrusion
and proximity of its recognized merits.
This 1973 Conservation Planning Study has been further reen-
forced in the subject area by an Environmental Sensitivity
Mapping Project undertaken jointly by the Regional Planning
Department and the Authority in 1978. Most of the site has
been designated as having the highest level of environmental
sensitivity.
While the proponents for this development have recognized this
sensitivity, they have not, and in fact could not address this
matter to the Authority's satisfaction. Additionally, Regional
Council has now, by Official Plan amendment, taken measures to
prohibit development in those areas identified in the Mapping
Project as having First and Second levels of environmental
sensitivity.
Finally, the Authority has taken steps towards the acquisition
of this site as a substantial component of the Stephen's Gulch
Conservation Area and has had discussions with the owners towards
this end. Therefore should the development proposal fail, the
owners do have other recourse.
In consideration of the above, the Authority must recommend against
the requested Official Plan amendment.
Durham Health Unit - No objection, however, before any certificates of
approval can be issued for private sewage disposal systems, we
will require data as to soil conditions and water table levels,
as determined by our Public Health Inspector on receipt of appli-
cations.
Durham Regional Works Department - In view of the fact that individual
wells and septic tanks are indicated in this submission as being
the method of servicing, and the proposal having no direct access
onto abutting Regional Road #4; we, therefore, have no objection
to further processing of this application.
v� C3)
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Ministry of Agriculture and Food f- The Canada Land Inventory classifies
the subject property as 3 m soils. The site is not currently in
production, and is mainly in forest. The surrounding land uses
are agricultural, most notably is the specialty crop - tobacco.
The main areas of agriculture are east and south of this proposal.
As the Official Plan designates the site as Major Open Space and
the site has limited protential for agriculture, we have no objec-
tion at this time.
Ministry of the Environment - Although a detailed assessment of the
proposal has not been carried out, no major concerns have been
expressed as a result of our inspection. The only adjacent land
uses are a tobacco farm and a gravel pit which is located one-half
mile to the west. Our preliminary assessment indicates that no
adverse effects are expected from either of these uses. Hence, we
offer no objection to further processing of the application.
Ministry of Natural Resources - This proposal has been inspected in the
field and discussed with the Central Lake Ontario Conservation
Authority.
The most serious concern is to resolve any adverse impact the
proposal might have on the Conservation Authority's plans for
the Stephen's Gulch Conservation Area which is just southwest of
the site. We would recommend that you consult the Conservation
Authority on the lastest status of their plans, and any negotiations
they have had with the owner.
The southern extremities of this property are believed to consist
of fine grained Iroquois lake plain sediments, primarily sands.
The remainder of the property is underlain by Outwash sands and
gravel. These deposits are not considered to be of primary signi-
ficance, and in light of the classification of mineral deposits
recently discussed with the Durham Region at the O.M.B. , we would
have no objections to this proposal from a site sepcific mineral
aggregate point of view.
However, the Planistics report fails to mention the existence of
three licenced pits immediately west of the site, (N12 Lot 5, Conc. 4,
100 acres; NW part of the N2 of Lot 6, 34 acres; and SE part of
NZ also 34 acres) . A residential development could result in
conflicts with these pit operators. The compatibility of the de-
development to these existing pits is crucial to the approval of
this amendment.
We would suggest that the amendment should not be approved unless
it is clearly shown that no serious conflicts will occur.
Finally, we note that the valleylands on the property are hazard-
land, and should not be developed due to potential flooding. The
area is also in the headwaters of the Soper Creek, and would be
severely damaging to the trout fishery if erosion and siltation
were allowed to occur as a result of the development. These con-
cerns could be dealt with at the more detailed stage of layout,
design, and conditions of approval.
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Conclusion: We have no basic objection to the principle of
development over the long term. However, particularly in
view of the possible conflict with the Conservation Area,
and the existing licenced pits; we feel the proposal is
premature at the present time.
Our review of comments received, as a result of the circulation,
reveals that the major concerns relative to this proposal are in res-
pect of the site's environmental sensitivity and possible conflicts
with existing licensed gravel pits located to the west. As indicated
in the conservation authority's comments, negotiations were at that
time underway in an effort to purchase the subject site. In that res-
pect, we have been advised verbally by Mr. Bill Campbell, on November
22, 1979, that the authority has reached an agreement with the applicants
for the purchase of that portion of the site located within Lot 4, Con-
cession 4. Mr. Campbell by letter of November 22, 1979 also indicated
that he would have no objection to the balance of the site being developed
for estate residential purposes. We note that this action by Central
Lake Ontario Conservation Authority alleviates to a great extent, those
concerns raised in respect of environmental sensitivity and potential
conflicts with licenced gravel pits, since only the extreme easterly
portion of the site is available for development. As noted, the licenced
pits are west of the subject property and we do not anticipate any major
impacts upon the site due to noise, dust or truck traffic.
We have also been advised by the applicants' consultant that a
revised plan will be forwarded in the near future. In that respect, we
have advised the consultants that the revised plan should reflect a
minimum lot size of 0.8 hectares. This requirement is consistent with
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approved Regional Policies which define "Estate Residential" as
large lot residential development. Inasmuch as we are recommending
that residential lots within hamlets be a minimum of 0.5 hectares, we
feel that estate residential should be 0.8 ha in area, in order to
encourage a variation between lot types. We note that the Town has
consistently requested a 0.8 ha minimum for estate residential develop-
ment with the exception of areas served by municipal water. However,
staff is prepared to consider lots of less than 0.8 ha in area, pro-
vided that detailed engineering reports indicate that soil and water
conditions, on site, are adequate to support lesser lot areas.
CONCLUSION:
Based on the foregoing information and our review of documents
submitted in support of this proposal, we have no objection to a revision
which limits the proposal to that portion of the site located in Lot 3,
Concession IV. We also note that in accordance with the provisions of
proposed Amendment 19 to the Durham Regional Official Plan, an environ-
mental analysis of the site would be required prior to development occurring.
In addition, the applicant is required to submit details of site develop-
ment and engineering prior to draft approval and in accordance with
Sections 10.3.2.3 and 10.3.2.4 of the Regional Official Plan.
In respect of the required environmental analysis, we are suggest-
ing that it be carried out by the applicants at their expense, according
to terms of reference prepared by the municipality and by a consultant
chosen by the Town in consultation with the Central Lake Ontario Conser-
vation Authority and the Region. This approach is considered by staff
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to be consistent with the provisions of Regional Official Plan Amend-
ment 19 which requires the municipality to "conduct" the required
environmental study.
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
i
would have no objection to a designation for "estate resi-
dential" development for that portion of the subject lands
located within Lot 3, Concession iV, former Township of
Darlington, and identified as Official Plan Amendment Appli-
cation 75-29/D; and that
3) Staff be authorized to prepare draft terms of reference, in
co-operation with Central Lake Ontario Conservation Authority
and Durham Region, for an environmental analysis. Said terms
I
of reference to form the basis for all situations where an
environmental analysis may be required pursuant to proposed
Amendment 19 to the Durham Regional Official Plan.
Respectfully submitted,
/*
TTE:lb D. N. Smith, M.C.I.P.
November 22, 1979
January 10, 1980 - Revised
MAP
TAUNTON ROAD
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LOT 5 LOT 3 LOT 2
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1 HIGH
H ENVIRONMENTAL
L.—. SENSITIVITY SOURCE: GARTNER LEE
MAPPING PROJECT
� ) MEDIUM
M ENVIRONMENTAL
L.-,J SENSITIVITY
AREA OF PROPOSED 0 250 500M
C LQ C.A.
ACQUISITION 200 loo
tl°°°'°°° SUBJECT LANDS
IV
ESTATE RESIDENTIAL SUBDIVISION
PART OF LOTS 3 AND 4, CONCESSION 4
TOWN OF NEWCASTLE
REGIONAL MUNICIPALITY OF DURHAM
July 1979
Prepared By:
THE PLANISTICS GROUP
443 Dundas Street West
Hamilton, Ontario
L9J 1B3
v
TABLE OF CONTENTS
PAGE
I INTRODUCTION 1
II PROPOSED ESTATE RESIDENTIAL SUBDIVISION PLAN 3
III ENVIRONMENTAL EVALUATION OF RESIDENTIAL 4
SUBDIVISION
(A) MAINTENANCE OF NATURAL ENVIRONMENT 4
(B) VISUAL AND PHYSICAL ACCESS 8
(C) UTILITIES AND SERVICES 8
(D) CAPABILITY FOR AGRICULTURE 8
. INCLUDING EXAMINATION OF AREA GEOLOGY AND SOILS
(E) CAPABILITY FOR CONSERVATION AND RECREATION 13
(F) EXPANSION AND ALTERATION OF SERVICES 14
(G) IMPACT OF DEVELOPMENT ON : 16
LANDSCAPE CONTOURS
TREES AND VEGETATION
HISTORICAL AND CULTURAL SIGNIFICANCE
IV CHRONOLOGICAL ORDER OF EVENTS 18
V CONCLUSION 20
MAPS
PAGE
MAP NO. 1 DEVELOPMENT SUITABILITY MAP 5
MAP NO. 2 SLOPE 6
MAP NO. 3 VEGETATION AND REFORESTRATION
AREAS 7
MAP NO. 4 OPEN SPACE AREAS 9
MAP NO. 5 SOILS MAP 11
i
MAP NO. 6 PHYSICAL LAND FORMS 12
MAP NO. 7 DEVELOPMENT CAPABILITY
RE : C. L. O. C.A. CRITERIA 15
I INTRODUCTION
This report has been prepared in conjunction with the proposed
Estate Residential Subdivision located on Part of Lots 3 and 4,
Concession 4, in the Town of Newcastle, Durham Region.
Approval of the estate residential plan of subdivision requires
amendments of the Darlington Zoning By-Law No. 21-11, the Darlington
Official Plan, and the Official Plan of the Regional Municipality
of Durham. Amendments of these documents may be achieved provided
policies in Section 10. 3 Estate Residential of the Regional Official.
Plan are adhered to. The Plan of Subdivision has been prepared and
evaluated according to the aforementioned policies and we are satisfied
that the development can take place in conformity with the planning
policies of the Town of Newcastle and the Region of Durham. With
respect to the Central Lake Ontario Conservation Authority's regulations
and policies the Plan of Subdivision has been prepared with reference
to the Stephen's Gulch Conservation Area Masterplan Report and the
Fill, Construction and Alteration to Waterways regulations. Care
has been taken to protect "sensitive environmental areas" in the
plan.
The Plan of Subdivision was prepared with the objective of sensitively
blending residential lots with the natural environment so as to minimize
adverse impacts and to take advantage of the natural landscape. Of
the property's 61 hectares, the valley lands amounting to 28 hectares
have been reserved for conservation and open space purposes. Only the
table lands consisting of 33 hectares are deemed desirable for development.
In the areas where development will take place much of the existing
vegetation will be preserved and selected clearing will be permitted
to the extent necessary for roads, driveways, and home sites.
The property's secluded location, varied topography, and wooded
character affords an opportunity for an exclusive residential
development. The theme for the development will emphasize the
unique natural setting of the property and the adjacent Stephen's
Gulch Conservation Area. Care will be taken to design houses,
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use natural building materials, and maintain treed lots to give
the residential development a distinctive rustic theme.
It is our sincere desire to develop the table lands of the property
in harmony with the natural environment and to protect stream valleys
for conservation and passive recreation.
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II PROPOSED ESTATE RESIDENTIAL SUBDIVISION PLAN ,
The proposal for an Estate Residential Subdivison as outlined in
this Report consists of 41 lots of .6 - 1.6 hectares (11� - 4 acres)
in size. Single family dwellings are proposed on each prestige lot.
The arrangement of the plan of subdivision allows for the least
disruption to the natural environment of the area. Removal of
vegetation will only be permitted to the extent necessary for
roads, driveways, and home sites.
All roads within and adjoining the immediate site area will be
constructed to meet municipal standards.
Separate water and septic services are planned for each individual
lot.
Development is restricted to environmental classification areas +2,
+1, 0 (as per Stephen's Gulch Conservation Authority Masterplan
Report). The hazard lands are not affected by the plan except
where the road crosses the valley. Residential lots are restricted
to areas above the 152.4 metre (500 foot) contour level to minimize
impact on vegetation, slopes, and flood plain.
Development is restricted to.generally flat topography and areas of
sand and coarse gravel soil types. Unique wildlife communities
are not affected by the development of the site.
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III ENVIRONMENTAL EVALUATION OF RESIDENTIAL, SUBDIVISION
(a) Maintenance of Natural Environment
In accordance with the property owner's objectives for the
development of this site and relevant planning policies and
guidelines, only those lands above the 152.4 metre (500 foot)
level shall become an integral part of the development of this
estate residential community. All other areas, including valley
lands and flood plain lands shall remain clear of development
except for a roadway link from the southern portion of the
property to the midsection.
The property is scenic, with many vantage points scattered through-
out which allows for viewing of the Stephen's Gulch ravine area,
valley lands and the surrounding countryside as well.
The topography of the developable portion of the property (See
Map No. 1) consists of two plateau areas. The undevelopable
portion of the property is truncated by two steeply sloping
valleys and flood plain lands running from northeast to south-
west (See Map No. 2) . These areas shall be used strictly for
conservation and passive recreational use consistent with the
preservation and enhancement of wildlife populations and their
associated habitats.
Heavy mixed deciduous vegetation on the site is generally restricted
to ravine and slope areas (See Map No. 3). This deciduous tree
cover is� compsed mainly of either Maple/Beech or Cedar/Hemlock.
There are clusters of tree cover on the higher table land but
these are so few and small that they will not be infringed upon
by development.
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DEVELOPMENT
SUITABILITY MAP
NEAR N0.1
�.: !•, Areas Suitable for Development
� : Re. C.L.O.C.A. Criteria,
Stephen's Gulch
p C.A.
..
/aster plan Report
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THE s i1i1`ncr GRoup
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SLOPE
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Areas where slope e is 5% or. less
Areas where sloe is 5- 10%
• �:;:;�;;;�y:� ; �;.;:;�` Areas where slope is greater
' t than 10%
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VEGETATION AND
REFORES"IA'1t�N AREAS
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V 4-3)
The mature and dense reforestration area in the southern end
of the property will only be altered to the extent necessary for
homesites and roadway construction.
To maintain the rustic, secluded country-like atmosphere of the
eventual housing development , only minimal tree clearing for
roads and homesites will be permitted.
(b) Visual and Physical Access
The estate residential subdivision will not affect visual and public
access to significant viewing areas and physical land forms.
Public access to stream and valley lands may be readi-y incorporated
into the overall site design. Access through Open Space Blocks
A, B, C and D (See Map No. 4) by way of municipal roan— and
walkways may be negotiated.
Despite requirements for the retention of visual and public access
to the site, the housing development will have minimal exposure
to public roads. It is the desire of the owners to change the
local environment as little as possible. It is the objective to
have the estate residential subdivision blend into the landscape.
(c) Utilities and Services
The development is not adversely affected now by existing utilities,
highways, railways, transmission lines, etc. While the roads
planned for the subdivision improve access to the Stephen's
Gulch Conservation Area, their layout takes advantage of the
topography and tree cover to minimize adverse impact on the
landscape.
(d) Capability for Agriculture - Including Examination of Area Geology
and Soils
I
I
i
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OPEN SPACE AREAS
MAP NO. 4
BL
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i
Open Space Blocks A,B,C,D,E
/ 1
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OCK IB\ _ BLOCK IC
BLOCK'EI \ \ \
BLOCK D'
r nN�.l lq,rN 4
THE PLrAnvncr GRoy jr-
The subject lands are designated "Agriculture"' in the Darlington
Zoning By-Law and "Major Open Space" in the proposed Region of
Durham Official Plan. According to the Canada Land Inventory
Soil Capabilit;,, for Agriculture, the subject land is categorized
as Class 2, 3 and 4 agricultural land.
The Town of Newcastle, Planning Advisory Committee has previously
suggested that ". . .despite the argument by the Ministry of Food and
Agriculture that this property has significant agricultural
capability, we feel that the tree clearing required to bring this
land into production would destroy the scenic value of the site
and could result in serious siltation problems downstream."
Moreover, a viable farm operation on the property would also be
hampered by the dissected nature of the property.
Geology and Soils
The major surficial deposits include ice-contact deposits, till
deposits, and old Lake Iroquois shore, nearshore and lacustrine
deposits. The bedrock within the boundary of the study area
consists predominantly of Argillaceous White Limestone with a
thickness varying from 200 - 300 faet.
The basis soil types covered by the site area are Brighton
Gravelly Sand and Bottomland (See Map No. 5) . Brighton Gravelly
Sand is light grey brown coarse sand with large quantities --of gravel
and cobbles underlain by grey coarse, stratified gravel. The
topography is nearly level to very gently undulating with good
drainage (See Map No. 6) . There is slight to moderate wind erosion,
and severe gullying and sheet erosion on steeper slopes and near
stream valleys.
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SOILS MAP .
MAP NO.5
Brighton Gravelly Sand
Bottom- Lands
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it
THE PLAf11.1`W7 GROUP
}
PHYSICAL LAND FORMS
VALLEYLANDS , MAP N0. 6
JI VALLEYLANDS
VALLEYLANDS
UPLANDS
s,
5 06
;VALLEYLANDS
VALLEYLANDS
s
" . .. UPLANDS
VALLEYLAN SI
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r
Brigthon gravelly sand is composed mainly of .parent material from
"Deltaic" or "Outwash" materials. The parent material was
originally carried by streams of water from melting ice and
dropped as the streams slowed up or emptied into large bodies of
still water or spread out over level land. '
The Bottomland is located in the low-lying areas along stream
courses, and is subject to flooding and extensive sheet erosion.
Hydrology
Within the area of proposed development the supply of water seems
to be of no problem. The average watertable depths for this area
has been determined as being 15.2 metres (50 feet).
(e) Capability for Conservation and Recreation
The proposal for the development of this site does not impinge
upon any unique and environmentally sensitive areas. Sensitive
areas are mostly included in the areas of thick deciduous tree
cover, extreme and unstable slope, and delicately balanced vegetative
communities which in turn support a varied and unique wildlife
community. According to the site capability analysis done for the
Stephen's Gulch Area by C.L.O.C.A. , the Plan of Subdivision being
examined in this report affects areas with a zero, 1 and 2 or more
rating. According to C.L.O.C.A. ;
1. The degree of positiveness is indicative of an area capable of
withstanding development (i.e. +1, +2, +3. . . ) .
2. The degree of negativeness is indicative of an area capable
and in need of remedial conservation measures (i.e. -1, -2,
-3. . . ) .
*Material derived from:
Evaluation of the Ground Water Storage Capacity in the Soper Creek
Sub-Basin Using the Physical Parametric Approach.
Ontario Water Resources Commission Water Resource Report of
M. Barach, 1971. j
3. An area with a neutral or zero rating will in most cases
tolerate development without a negative impact to that
particular area (i.e. 0) .
(See Map No. 1 Areas Suitable for Development, as based on C.L.O.C.A.
criteria see Map No. 7. )
On the basis of the environmental analysis only areas that can
tolerate development are subdivided into estate residential lots.
Forest production, in terms of logging, is unadvisable, because
it would only add to the problem of soil, and eventual gully
erosion.
Mineral extraction operations are also unadvisable because they
would be incompatible with the purposefull intention of retaining
the maximum area of adjacent agricultural and conservation lands.
An examination of the Ministry of the Environment and the Ministry
of Agriculture and Food guidelines in the manual, "Agriculture Code
of Practice for Ontario", has shown that this proposed development
will not have any adverse effect on the surrounding agricultural
practices, and those practices will have no adverse effect upon the
development. All minimum and maximum distances required for
the establishment of a residential site within the vicinity
of an agricultural area have been met.
(f) Expansion and Alteration of Services
To date, no agency including the Durham Works Department, the
Newcastle Works Department, the Newcastle Building Department or
Ontario Hydro has voice adverse objections to the original development
plan. Original comment was given in November 1976 with respect to
consideration of road requirements, reconstruction and improvement
costs, and lack of frontage on an improved road. These problems
have been dealt with accordingly, however, in the new, 1979 Plan
of Subdivision.
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0 �31
DEVELOPMENT CAPABILITY
Re: C.L O.C.A. CRITERIA
MAP NO.7
�I I +1,+2,*3.. . Areos copoble of withstanding
development.
" 0 Areos where development con
L n T be toleroted without negotive
impoct.
Areas unsuitoble for
development
, t
0 d. `' 0 —2 —1
2 2
coec[svnv
n
THE PLAWTICT GROVI`=>
Internal roads are being designed to meet municipal standards.
Road No. 1 between Lots 3 and 4 shall be improved to meet
municipal standards.
(g) Impact of Development On:
(i) Landscape Contours
Development of the proposed estate residential site does
not result in significant alteration of landscape contours.
The plateau areas designated for development are generally
flat in nature and only minimal grading is necessary for
roads and home site development.
The roadway linking the southern end of the property to
the mid-section will require cut and fill in the valley
areas and the construction of a culverty, which will
alter the property. With careful design and construction,
this road link should not create an adverse impact on the
environment. Trees and vegetation in the valley area will
not be disturbed except in the area of the roadway link.
The far northern tributary and valley land area adjacent
to Faunton Road or Regional Road No. 4 will not be disturbed.
Because of more extreme environmentally sensitive areas
and a large, wide flood plain in this northern portion,
it will be set aside to be used strictly for the purposes
of passive recreation and conservation.
(ii) Trees and Vegetation
Trees and any other forms of vegetation in the property's
mid-section plateau will not be distrubed whatsoever, as
the main road and homesites will be developed in cleared
areas.
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The reforestation area of the southern plateau will only
be disturbed to the extent necessary for roads, driveways,
and homesites (See Map No. 3). It is the intention to
maintain the trees on individual lots in order to minimize
environmental disturbance, ensure privacy and maintain
the aesthetic quality of the area. The forest area is
an important part of the rustic motif of the estate residential
subdivision; the design and building material for homes
will be controlled so as to ensure a harmonic blending
of the natural landscape and buildings.
(iii) Historical and Cultural Significance
Through detailed investigation, the specific site area of the
proposed estate residential subdivision is not situated on
lands having any unique historical interest. There are ruins
of the Old Stephen's Mill on lands adjacent to the subject
property. These ruins are under the supervision of the
Central Lake Ontario Conservation Authority.
In summary, it is the property owner's desire to develop
the lands for attractive estate residential lots in a
manner sensitive to the natural environment and landscape
as well as the cultural heritage of the area.
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IV CHRONOLOGICAL ORDER OF EVENTS
The following is a list of events which have transpired over the
last 10 years with regard to obtaining approvals for rezoning and
development of Lots 3 and 4, Concession 4, Town of Newcastle.
April 27, 1976 Application made for Official Plan
Amendment No. 70, Part of Lots 3 and 4,
Concession 4, Township of Darlington,
presently Town of Newcastle.
May 3, 1976 Letter from C.L.O.C.A. to George F. Howden,
Planning Director, Town of Newcastle,
". . .the Conservation Authority plans to
pursue the acquisition of this parcel
(the subject site) at the earliest
possible date".
November 22, 1976 Application filed with Region of Durham for
an Official Plan Amendment; Town of Newcastle
approved request for Estate Residential
development subject to:
1) Submission of Plan of Subdivision
2) Limited to area outside limits
established by C.L.O.C.A.
3) Obtain approval from C.L.O.C.A.
C.L.O.C.A. advised that the site is
included in their twenty year acquisition
programme; Ministry of Food and Agriculture
preferred that lands of the subject site
stay "Agricultural", consequently they
filed an objection to Official Plan
Amendment No. 70 for Town of Newcastle;
Town of Newcastle refused to accept the
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r
objection stating that: "the tree
clearing required to bring this land into
agricultural production would destroy the
scenic value of the site and could result
in serious siltation problems downstream" .
December 1976 Official Plan Amendment No. 70 formally
approved by Town of Newcastle subject to
further approvals.
December 1978 Town of Newcastle requested an affirmative
decision from C.L.O.C.A. regarding future
intent with respect to subject property,
wanted to clear matter of Official Plan
Amendment No. 70.
January 30, 1979 Letter from C.L.O.C.A. to Town of Newcastle
indicating that Authority is still
considering acquisition of subject property
(Official Plan Amendment No. 70 kept open
but changed to Official Plan Amendment No.
79-29/D. )
March 19, 1979 Official Plan Amendment No. 70 considered
again at the Newcastle Planning and Development
Committee meeting. Their resolution of
November 22nd was reconfirmed.
July 1979 Re-activation of application to amend
Regional Municipality of Durham Official Plan
(former file No. 79-29/D) .
. Submission of application to amend
Darlington Zoning By-Law No. 21-11.
. Submission of Plan of Subdivision for
draft approval.
I
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V CONCLUSION
The development of an Estate Residential Subdivision on the subject
property has been pursued by the owners sinch 1973. Delays have
been encountered in obtaining approvals for development from the
Regional Municipality of Durham and the Town of Newcastle as the
Central Lake Ontario Conservation Authority has been considering
acquisition of the property for a number of years.
The draft Plan of Subdivision that accompanies this report has
been prepared with reference to pertinent policies of the Region,
the Town of Newcastle, and the Central Lake Ontario Conservation
Authority. Special care has been taken to satisfy the concerns
by C.L.O.C.A. over the protection of waterways, flood plains,
valley slopes, and other sensitive enironmental areas.
The Plan of Subdivision presents a reasonable approach to utilizing
the table lands for residential lots while preserving nearly 50% of
the property for conservation and recreational purposes.
i
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