HomeMy WebLinkAboutP-173-80 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 OCTOBER
27, 1980.
REPORT NO. : P-173-80
SUBJECT: Proposed Hamlet Development Plan - Newtonville
File: 3.10
BACKGROUND:
On April 28, 1980 the Planning and Development Committee con-
sidered staff report P-72-80 which sought additional direction in
respect of further processing of the revised Hamlet Development Plan
for Newtonville. As a result of the Committee's consideration, staff
were directed to circulate the revised plan and report back to the
Committee prior to requesting Regional Council comments.
On May 13, 1980, the subject hamlet plan was circulated to a
number of Town Departments and external agencies. The following re-
presents a summary of the comments received.
Newcastle Public Works
1) In areas of proposed development, soil condition is a con-
cern; it is most important that a storm water management study
be undertaken, prior to approval of any development other than
infilling.
2) The existing access to Highway 2 is inadequate for the proposed
development and improvements would be required: In certain lo-
cations access to Highway 2 could cause concerns relative to
site distances and M.T.C. will undoubtedly comment on this aspect
in due course.
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Newcastle Fire Department
1) The hamlet of Newtonville is located approximately 9.65 km
from the emergency response fire station (Station #2, Newcastle)
with an average response time of approximately 10 minutes.
2) Building lots 0.5 hectares single family dwelling units with
a minimum 10 metres distance between units.
3) The existing Community Hall requires upgrading of fire safety
requirements.
4) Underground water storage reservoirs for fire protection should
be located within areas to be protected, minimum 100,000 litres,
centrally located, accessible to fire department emergency units.
5) In agreement with proposed Commercial development.
6) Industrial development be required to provide own fire protection,
re: water tank, sprinkler system, pressure pumps, etc.
7) All buildings in accordance with Fire Safety Design Standards,
O.B.C. and Ontario Fire Code.
Newcastle Community Services
With reference to your revised edition I agree with Section 3.3
Community Facilities, items (i) and (ii) .
During the past six years, we have used the school and the hall
for recreation activities when needed. The additional land next
to the school would be sufficient.
Durham Regional Planning
1. The Durham Regional Official Plan designates Newtonville
as a hamlet for infilling and minor extensions. The Hamlet
Plan (210 units) cannot be considered as minor extensions
to the existing Hamlet (120 units) . The amount of new resi-
dential development proposed is even greater than the 150
unit limit permitted for hamlets for growth.
2. In accordance with Section 16.9.4 of the Durham Regional
Official Plan, all development larger than three lots must
be by plan of subdivision.
It is suggested that Section 4.1 in the draft Hamlet Plan
be revised by deleting the phrase "if the dedication of new
roads is required" to avoid any confusion in the implementation
of the Hamlet Plan.
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3. Schedule I - Land Use has some new residential areas
designated abutting Highway 401. Section 1.2.12 of
the Durham Regional Official Plan indicates that when
considering new Residential Areas abutting freeways,
the Council having jurisdiction shall require, in con-
sultation with the Ministry of the Environment, an analysis
of the noise environment. (Staff note that a policy requiring
such an analysis has been added to the plan.)
4. A major amount of development (143 units) is proposed for
the area south of Highway 2 and north of Highway 401 which
was indicated in the Hamlet Servicing Study development
conducted for the Region as unsuitable for development due
to a high water table and soil conditions.
Prior to this area being considered for development, an
�.� extensive study of the soil and water capabilities would
be necessary.
5. Staff of the Regional Works Department has also reviewed
the draft Hamlet Plan and has indicated that they do not
anticipate any problems with future development proposals
in the Hamlet based on the policies proposed in the Hamlet
Development Plan.
Durham Regional Health Unit
The Durham Regional Health Unit offers no objection to the
revised plan.
(Staff note that in discussions with Dr. Watt, of the Health
Unit, he indicated that it is difficult for them to reply,
other than in a general manner, without more detailed infor-
mation.)
Ganaraska Region Conservation Authority
The Ganaraska Region Conservation Authority is primarily con-
cerned with those areas outlined in red on the enclosed map.
These areas are generally lowlying and function as source areas
is organic. Due to the sensitive nature of these areas and their
importance to the watershed in terms of quality and quantity, they
should be subject to development restrictions. The few sites which
are higher and perhaps could be developed are either too small or
too close to the lower, more sensitive areas to be developed without
detrimentally affecting this headwater area.
Based on the above, and with regard to matters under the juris-
diction and mandate of the Conservation Authority, there are no
objections to the Hamlet Development Plan for Newtonville provided
that the area presently subject to development restrictions be
expanded to include those areas outlined in red which are not
presently covered by this designation.
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Northumberland and Newcastle Board of Education
The above plan was reviewed by the Board at the regular meeting
held Thursday, June 5, 1980.
It is difficult to estimate population growth to the area but
if additional accommodation should be required, the present
site, with the adjoining park site, is adequate for a future
addition.
The Board therefore has no objection to the proposed development
plan.
Peterborough-Victoria-Northumberland Newcastle Roman Catholic Separate
School Board
The Separate School Board has reviewed the subject Plan.
It would certainly seem that the requirement to monitor the
quantity and quality of the groundwater, and likewise the
efficiency of waste disposal systems, will be very important.
The Plan in general and the additional residential development
will not adversely affect the present or future plans of this
School Board.
Ministry of Agriculture and Food
Since we last commented on the Development Plan for Newtonville,
there has been a. considerable increase in the residential expan-
sion area. It would be fair to say that the majority of the in-
crease is south of Highway 2; development areas C and D.
Areas C and D are composed of mainly Class 6W soil, as defined by
the Canada Land Inventory at the 1:50,000 scale. The land is
bounded by Highway 2 to the north and 401 to the south. In view
of its limited capability for agriculture we have no objection.
Although the other areas A, B and E are classified as prime agri-
cultural land we feel that they are logical extensions to existing
development. In order to avoid scatterization of residential develop-
ment in the agricultural areas we encourage development to be dir-
ected to hamlets or villages. Although we regret the loss of agri-
cultural land we feel it is better to consolidate development.
In view of the above we have no objection to this development plan
at this time.
Ministry of Natural Resources
The development plan for the Hamlet of Newtonville has been reviewed
in this office. Since there are no Ministry of Natural Resources con-
cerns within the boundaries of the hamlet, we have no objections or
comments to make.
f- \J
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Ministry of Transportation and Communications
We would suggest that any residential development in this area
be reviewed by the Ministry of the Environment in regard to
noise attenuation requirements, i.e. berms, etc.
COMMENTS:
Staff have reviewed the results of the circulation, as noted
above, and have revised the text and schedule of the hamlet plan, insofar
as such revisions were consistent with or did not conflict with Council's
previous directions to staff. The revised plan is included as attachment
1 to this report.
The plan, as further revised, provides for approximately 180 new
residential units in addition to the approximately 120 existing units. This
represents a growth of about 150%. As pointed out in previous staff re-
ports, this amount of development will require an amendment to the Durham
Regional Official Plan.
Staff do not feel that the attached plan is appropriate for the
future development and/or redevelopment of Newtonville (see staff report
P-72-80) . Staff note that the Public Works Department has indicated that
a storm water management study should be a condition of any development
('other than infilling. Staff also feel that the Committee should consider
y`P circulating a_questionnaire -to.the residents of Newtonville as undertaken
in Orono, Mitchell'_s Corn a u�mrt
If the Committee and Council feel that this plan accurately reflects
their intent in respect of Newtonville, it would be appropriate for Council
to forward the plan to Regional Council for comments in accordance wi h
Section 10.4.2.2 of the Durham Regional Official Plan._
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RECOMMENDATION:
That the Planning and Development Committee recommend to Council
that this report be received and appropriate direction be given to staff
in respect of the further processing of this plan.
Respectfully submitted,
TTE:lb D. N. Smith, M.C.I.P.
October 7, 1980 Director of Planning
REVISIONS AUGUST 21, 1979
REVISED SEPTEMBER 19, 1980
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 N E W T 0 N V I L L E
in the
District Planning Area of the
T 0 W N O F N E W C A S T L E
NEWTONVILLE
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
2.1 Existing Community
2.1.1 History 2
2.1.2 Community Facilities and Services 4
2.2 Development Considerations
2.2.1 Surficial Geology, Drainage and Topography 4
2.2.2 dater Supply 5
2.2. 3 Sewage Disposal 5
2.2.4 Service Limitations 6
2.2.5 Agriculture 6
2.2.6 Man Made Constraints 7
2. 3 Official Plans g
2.4 Zoning g
3. DEVELOPMENT POLICIES
3.1 Development Plan Limits 9
3.2 Residential 9
3.2.1 Policies 10
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PAGE
3.3 Community Facilities 12
3.4 Commercial 12
3.4.1 Policies 13
3.5 Industrial 13
3.5 .1 Policies 14
3.6 Roads 14
3. 7 Development Restrictions 14
3. 7.1 Policies 14
3.8 Servicing 15
3.9 Staging 15
3.9.1 Policies 16
4. INPLEMENTATION 17
INTERPRETATION 19
SCHEDULE '1' - Land Use Plan
APPENDICIES
A. Existing Land Use
B. Building Conditions
C. Development Considerations
D. Clarke Zoning
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 Newtonville.
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 "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
Newtonville 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.
2. PLANNING CONTEXT
2.1 EXISTING COMMUNITY
2.1.1 History
Newtonville has had several names throughout its history. In 1839, it was known as
Newton, by 1848 it was called Newtonville and throughout the years it has also been referred to as
Clarke Village. It was well located on the Kingston Road (Hwy. No. 2) , a popular east-west thorough-
fare and at the junction of a road leading north to the ridge via Starkville and Kendal.
Thomas J. Grover is said to be the first merchant in the village. Both he and William
Watson had shops on Lot 9, Concession 1 in 1834.
The village of Newton was laid out in the year 1834; and by 1846 it contained about 130
inhabitants who had a Presbyterian Church, a post office, and a post every day. The village contained
three stores, one tanner, three taverns, one wagon maker, one wheelwright, one chairmaker, two black-
smiths, one cooper, four shoemakers.
The Canada Directory of 1851 published by John Lovell of Montreal and compiled by Robert
Mackay, lists the following and gives a total population for Newton of 250.
1 postmaster - 3 carpenters
4 tailors - 1 tannery
- 2 cabinetmakers - 2 carriagemakers
3 blacksmiths - 1 saddler
4 shoemakers - 2 innkeepers
4 general Cores - 1 Presbyterian Minister 2
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The remarkable growth of over 100 people and many additional businesses in the space
of five years reflected the rapid settlement occurring in Clarke Township from 1846 until 1851.
No doubt, the easy access to a main east-west thoroughfare and the trend to move north to settle new
farms and work at lumbering affected this growth in Newton.
A second listing in 1857 by Lovell's Directory shows a population of 350. Another 100
people were added in six years . The addition of the Grand Trunk rail line and a station about a mile
south of the village contributed to the village's growth. Had this growth continued at that rate the
village of Newton would be a thriving metropolis today but by 1869 "The Province of Ontario Gazetteer
and Directory" shows Newton with a population of 200.
In twelve years a real decline had set in, as it had throughout the region. The timber
was rapidly being depleted on the ridge and the industries associated with the timber trade were
failing. Political unrest was also a contributing factor and as yet no positive results of Confeder-
ation had been felt. Cheap land in the mid-west was luring many west and from 1861 until 1871 more
than 800 residents left Clarke Township.
Through the latter half of the 19th Century and the first half of the 20th Century,
Newtonville remained in decline. After World War II population began to increase again slightly.
It now rests at approximately 300 persons. This low population in relation to the number of dwellings
is due to a low occupancy ratio of many existing houses.
A preliminary survey indicated the presence of 36 buildings of possible heritage interest.
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2.1.2 Community Facilities and Services
The existing community of Newtonville is presently served by a public school, a
community hall, a church, two cemeteries, a telephone exchange and a post office. Private commercial
services consist of a general store, an antique store, a disused service station and a gasoline and
fuel oil dealer. The Newtonville Public School currently serves a wide rural area comprising all of
lots 1 to 16 in Concessions A, BF, B, BF, I, II, and III and the south part of lots 1 to 16 in Con-
cession IV.
2.2 DEVELOPMENT CONSIDERATIONS
2.2.1 Surficial Geology, Drainage and Topography
The area north of the community is situated on a plain of silty clay till and a layer of
lacustrine sandy clay overlies the till south of the community. Two random beach deposits composed of
granular soil are located at the easterly and westerly limits of the hamlet. There are two small
drainage features towards the southern boundary of the area and one intermittent stream northwest of
the community. The sandy clay plain is flat lying and all slopes are less than 10%, but the till plain
has a more rolling surface and portions of the south edge of the plain have slopes of 10% to 20%. Slopes
on the beach deposit being excavated also exceed 10%. The till is generally well drained. However,
the high-water table, san(�7 clay areas south of the hamlet and the organic soil areas southwest and due
west of the hamlet are poorly drained. This high-water table, poorly drained condition, extends
northerly into the community west of Regional Road 18.
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2.2.2 Water Supply
The community is presently served by private, individual wells, which obtain their
domestic water supply from overburden aquifers. The aquifers are fine and coarse granular materials
located at depths ranging from 0.6 to 48.0 meters below ground surface and varying in thickness from
0. 3 to 4.5 meters. Generally, the granular aquifers do not appear to be interconnected or of any
great areal extent. The exception may be to the southeast of Newtonville, where an aquifer has been
encountered at 6 to 9 meter depths by at least two wells. The probability for developing an individ-
ual domestic well, is only fair and, although the data is insufficient to determine potential quantities,
it appears that the system will be of low yield (less than 22. 7 1pm) . The indications for a municipal
well system appear poor, with only a slight possibility of encountering a granular aquifer with suffic-
ient areal extent and adequate recharge characteristics. Ministry of the Environment data indicates that
the overburden contains more than one aquifer. In addition, the shale and limestone bedrock would yield
sufficient water for domestic needs. The thickness of the overburden is estimated as, as much as,
100 meters. More detailed studies would be required to delineate horizontal and vertical extent of aqui-
fers and to evaluate recharge characteristics.
2.2. 3 Sewage Disposal
The community is presently served by private septic tanks and tile field systems. Site
visits and discussions with local inhabitants indicated relatively few difficulties with existing systems.
The silty clay till soils have poor to fair permeabilities and percolative capacities and, when consid-
ering tile field construction in these areas, the minimum depth from ground surface to the water table
should be 3. 7 meters. The lacustrine clay and organic soil areas to the south and west of the hamlet
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may not be suitable for normal tile field construction.
2.2.4 Service Limitations
Newtonville is constrained due to both the aquifer limitations and high-water table
areas on lots south of Highway 2. There is the possibility that a perched water table condition may
be present in some locations and, prior to tile field construction, testing should be carried out to
ensure adequate separation from the high-water table. The surficial drainage courses in the area
appear influent (groundwater contributes to feature) and tile fields should not be constructed within
60 meters of the edge of these features.
Soils within the hamlet are suitable for growth with minimum lot sizes of 0.5 ha
as specified in Section 3.1.1.
2.2.5 Agriculture
The Canada Land Inventory indicates that the land on which the hamlet is located has a
classification 18 42. Soils under this designation are 80% Class 1 soil and 20% Class 4 soil. Class
1 soils have no significant limitations in use for crops. Class 4 soils have severe limitations that
restrict the range of crops or require special conservation practices or both. The subscript indicates
that the significant limitation in this case is adverse topography. The lands surrounding the hamlet
except on the south have the same classification. The land immediately south of the hamlet is classified
6w in the Canada Land Inventory. Soils in this class are capable of producing perenial forage crops and
improvement practices are not feasible. The subscript w indicates that excess water other than from
flooding limits use for agriculture.
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}
2.2.6 Man Made Constraints
(i) Highway #401 The high speed traffic and noise generation of Highway 401 combined
with the restricted access thereto make this road a barrier to the further southerly
extension of the hamlet.
(ii) H.E.P.C. Easement An abandoned H.E.P.C. Easement passes immediately north of the
built up area. Ontario Hydro advises that they are currently undertaking a study
to ascertain the need to retain a number of similar abandoned easements in this
part of the Province. If Hydro decides to relinquish their easement north of
Newtonville, and the adjacent lands designated for development are not developed at
that time, then the Development Plan could be reviewed to consider inclusion of the
easement within the limits of the Hamlet Plan.
(iii) School Capacities The Newtonville Public School presently has a capacity of 120
pupils assuming a desirable class size of 30 pupils or 140 pupils assuming a maxi-
mum class size of 35 pupils. Enrolment has been declining slightly in recent years
as follows:
1973 - 126
1974 - 125
1975 - 125
1976 - 126
1977 - 120
At the end of the 1977 - 1978 school year, a special education class accounting for
10 children was transferred to Newcastle Village and Kirby. The enrolment in the
school for September 1978 is 107 pupils.
Northumberland and Newcastle Board of Education Officials estimate that, if trends
continue and if there is no new development in the school area, enrolment will drop
to 100 by 1982. Using a pupil generation factor of .5 pupils per dwelling, an additional
26 houses would have to be constructed in the school area to eliminate existing vacan-
cies, and 40 houses are required to eliminate projected vacancies. In addition, the
present school site could accommodate building expansion if it were required. School
capacity is also available in Kendal, and pupils from the northern part of the school
area could be transferred to the Kendal Public School if necessary. In sum a modest
amount of additional development could be accommodated in Newtonville without over-
taxing existing school facilities.
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2. 3 OFFICIAL PLANS
Prior to approval of the Durham Regional Official Plan, the Hamlet of Newtonville
was subject to the provisions of the Official Plan for the former Township of Clarke, which was
repealed in November, 1976. Adoption of this Hamlet Development Plan by the Council of the Town of
Newcastle shall, therefore, provide planning guidelines for this hamlet in order to ensure its orderly
growth.
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.
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i
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 7, 8, 9 and 10, Concession I and II, in the former Township of Clarke, as shown on Schedule 1
delineates the extent of this Hamlet Plan Area.
Any adjustment to the Hamlet Development Plan Area boundaries as delineated on
Schedule 1, shall require an amendment to this Plan and may require an amendment to the Durham
Regional Official Plan or the Town's District Plan,when in place.
3.2 RESIDENTIAL
There are 120 dwellings in the hamlet at the present time which includes 116 single
family dwellings and 4 apartments. This Development Plan provides for residential growth within
designated areas, subject to specific conditions. New development should be integrated into the
existing hamlet in a manner that will minimize any adverse impacts upon the existing residential
areas and social fabric of the community. The new residential lots should be rectangular and at
least 0.5 hectares in size within the areas proposed for infilling or expansion.
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 con-
centrated development has on groundwater supplies.
9
Care should also be taken to ensure that the architectural character of the hamlet
is complemented and enhanced where infilling or new development occurs. The Town of Newcastle
shall 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
predominant 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 permitted within the areas designated for
expansion is detailed within Section 3.9 of this hamlet development plan.
Schedule "1" indicates the maximum number of residential lots permitted within
the designated areas.
(iii) Any adjustment to the number of lots permitted within the areas designated for
expansion shall require an amendment to this plan.
(iv) Infilling may occur within the existing built up area and areas designated for
Infilling, subject to the following conditions :
(a) that the proposed development shall not adversely affect adjacent wells
and septic tanks;
a (b) that no permanent structure, building, septic tanks or the beds are lo-
cated within the Area subject to Development Restrictions as designated
on Schedule "1" of this Plan;
(c) the minimum lot size for new residential lots shall be 0.5 hectares, however,
this may be reduced in accordance with the provisions of Section 4.2 of this
Plan and shall ensure that a reserve area is retained for duplicate tile field
construction.
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(d) that the requirements of the Durham Health Unit as amended from time to
time are satisfied.
(v) The minimum lot size for new residential lots in the area proposed for "Resi-
dential Expansion" shall be 0.5 hectares, however, this may be reduced in
accordance with the provisions of Section 4.2 of this Plan, and shall
(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 duplicate tile field construction;
and
(c) ensure that the proposed development does not adversely affect adjacent wells
and septic tanks; and
(d) ensure that no permanent structure, building, septic tanks or tile beds are
located within the Area subject to Development Restrictions as designated
on Schedule "1" of this Plan.
(vi) 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 a deeper aquifer 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.
(vii) The present architectural character of the Hamlet shall be complemented and en-
hanced where infilling or new development occurs within the Hamlet Development
Plan Area.
(viii) 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.
(ix) In accordance with Section 10.4.1.6 of the Durham Regional Official Plan, all devel-
opment within the Hamlet Development Plan Area shall comply with the Agricultural
Code of Practice as amended from time to time.
(x) In considering residential development abutting freeways or which may be adversely
affected by excessive noise levels, Council shall require, in consultation with the
Ministry of the Environment, an analysis of the noise environment.
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(xi) No new development shall be permitted within those areas subject to develop-
ment restrictions as designated on Schedule "1" of this Plan.
3.3 COMMUNITY FACILITIES
(i) The present community contains a school located on a 2.0 hectare site as well
as a Community Hall. In addition, in order to provide for future community
uses, a park site and additional land for school uses have been designated
adjacent to the existing school site.
(ii) In accordance with Section 10.4.1.1 of the Durham Regional 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 organizat'J_ons,
schools, post offices, and parks. These uses may also be permitted within those
areas designated for infilling, expansion and within the existing built up areas
shown on Schedule '1' to this plan.
(iii) 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 under the
terms of subdivision agreements or through cash contributions in the case of con-
sents. 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 accord-
ance with the Municipality's specifications.
(iv) Parkland shall be acquired through dedication or municipal purchase using monies re-
ceived as cash-in-lieu through subdivision or consent approvals.
3.4 COMMERCIAL
At present, there are a limited number of commercial uses within Newtonville. It is
not anticipated that proposed residential expansion will generate a great deal of demand for additional
commercial facilities. For this reason, no additional commercial sites have been designated other than
those presently in use within the hamlet plan area. However, notwithstanding this fact, additional com-
mercial development may be considered in accordance with the following policies.
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3.4.1 Policies
(i) Areas designated as "Commercial" on Schedule 1 may be developed for commercial
uses of a size and character which are consistentwith and complementary to the
character of the hamlet and which are intended to meet the needs of either the
residents of the hamlet or the surrounding rural areas, or the seasonal tourist
trade. These uses shall be similar in kind but not limited to the following:
- general stores - bakeries
- hardware stores - personal services
- antique stores - souvenir shops
- butcher shops - farm implement dealerships
- automobile service stations
- farm related service businesses
Provisions respecting maximum leaseable area and definition of use shall be in-
cluded within the implementing restricted area (zoning) by-law.
Notwithstanding any provision of this plan to the contrary, commercial development
may be permitted to locate within the areas designated as existing residential-or
infilling on Schedule 1 to this plan, and without amendment to this plan; provided
that the proposed use(s) are in close proximity to the existing designated commercial
areas and will have no adverse affects upon-the-existing use-of surrounding lands -
the implementation of this plan.
(iii) Proposals for commercial development within the hamlet shall be assessed on their
own merit, bearing in mind the character of the hamlet, the existing commercial
uses and the necessity of such a use.
(iv) The development or redevelopment of areas for commercial uses within the hamlet
shall be subject to suitable zoning and site plan controls.
3.5 INDUSTRIAL
There are no existing industrial uses within the Hamlet and Industrial development
should not be encouraged.
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3.5.1 Policies
Not withstanding 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 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 or does not meet the required stan-
dards of the Public storks Department.
(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 and proposed development. Wherever possible
these rights-of-way should be obtained in the course of approving plans of subdiv-
ision and consents for land severances.
3. 7 DEVELOPMENT RESTRICTIONS
It is recommended that watercourses, their related flood plains, environmentally sensitive
areas or hazard lands 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 identified from
time to time by agencies or authorities having jurisdiction.
3. 7.1 Policies
(i) Those areas which are subject to development restrictions, as designated on
Scheduh '1' shall be used for agriculture and farm-related uses, conservation,
reforestation, public or nriva�:e open space and recreational uses if compatible
with their surroundings and the particular site restrictions.
14
i
(ii) The areal extent of hazard lands or environmentally sensitive areas shall be
defined in subsequent zoning by-laws in consultation with the Ganaraska Region
Conservation Authority.
(iii) Building and/or lot line setbacks, which may vary with on-site physical con-
ditions, may be required from the limits of hazard lands or environmentally
sensitive areas. Setback requirements shall be determined by the Town of New-
castle and the Ganaraska Conservation Authority. In situations involving water-
courses which will not be flood line mapped by' a public or private agency, the
Town shall, in future zoning by-laws, and in consultation with Ganaraska Con-
servation 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. Mhere new development
is proposed on a site, part of which has been identified as hazard lands or en-
vironmentally sensitive, the Town may or may not accept such lands as park dedication,
in accordance with adopted policy.
(iv) No permanent structures, buildings, septic tanks or the beds shall be permitted
within areas subject to Development Restrictions as delineated on Schedule '1' .
3. 8 SERVICING
In order to minimize potential impacts of new development upon existing residences,
prior to development occurring within areas designated for expansion, the Torn shall conduct a storm-
water management study for the Hamlet of Newtonville. Furthermore, the proponents of development will
be responsible for demonstrating, to the satisfaction of the Town and the Durham Health Unit, the methods
whereby sanitary sewage and storm water run-off will be dealt with in order to comply with the recommendations
of the storm water management study and to prevent possible contamination of the water table.
3.9 STAGING
New development within the areas designated for expansion, shall be staged in order to
control the hamlet's rate of growth. This is intended to minimize development impacts upon existing
15
residences and to facilitate annual monitoring of groundwater supplies and the operation of septic
tanks and tile beds.
3.9.1 Policies
(i) New development within the areas designated for expansion shall be limited to 5
lots per annum for the first two years; after which this figure shall be further
reviewed. Determination of this limit was based upon an evaluation of existing
development, proposed development, historic growth rates, servicing limitations
and other development restrictions within the hamlet.
(ii) Schedule 1 identifies alphabetically the areas designated for expansion and this
shall represent the sequence for staging development.
(iii) The Council of the Town of Newcastle may recommend draft approval of one or more
plans of subdivision within a designated area, as identified in (ii) above.
However, any lots approved in excess of the annual limit shall be given a deferred
designation in the implementing restricted area by-law. Development of a designated
area for expansion shall be substantially completed prior to the Town considering
further draft approvals within subsequent areas.
(iv) The annual limit of lots to be permitted within the hamlet, shall. be allocated to
subdividers within a designated area for expansion, in proportion to the number
of approved lots within their subdivision(s) .
(v) The Town of Newcastle shall undertake an annual monitoring of building activity;
in conjunction with monitoring of groundwater supplies and quality within the
hamlet, and may adjust staging accordingly. If building permits have not been
applied for and/or granted for appropriately zoned lots, then the number of lots
potentiallyreleased in successive years shall equal the annual limit less any residual
from the previous year. In those instances where the annual limit has been divided
among a number of subdividers, failure to make use of an allocation by a subdivider
shall not limit the allocations of other subdividers in subsequent years and shall
only affect subsequent allocations to the subdivider which has a residual.
(vi) The policies of this Section shall not be interpreted as being applicable to areas
designated for infilling.
16
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
Notwithstanding any provision of this plan to the contrary, applications for development within
the hamlet shall be accompanied by a detailed engineering report 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.
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 require-
ment is warranted, Council may approve such a reduction only so far as the minimum lot size is not re-
duced to below 0. 3 hectares (0. 75 ac. ) and the average lot size for a given proposal is not reduced to
below 0.4 hectares (1.0 ac.) . 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 Plan shall be
required in carder to adjust the maximum number of lots permitted.
17
4. 3
In accordance with Section 10.4.2.6 of the Durham Regional Official Plan, Regional
Council in co-operation with the Council of the Town of Newcastle and the Ministry of the Environ-
ment shall regulate growth in the Hamlet of Newtonville in order to preclude groundwater or private
waste disposal system problems which might arise as a consequence of development. The regulation
of future growth shall be based on the result of a groundwater monitoring program to be undertaken
jointly by the Town of Newcastle and the 1inistry of the Environment which will include:
(i) An appraisal of the continuing availability of groundwater supplies to the
existing residents as well as any depletion of the groundwater aquifer which
may be caused by new development or otherwise; and
(ii) A sampling of the quality of the groundwater supply with respect to any con-
tamination.
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.
18
INTERPRETATION
The boundaries between land us a; 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, amendments 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.
19
Lj EXISTING RESIDENTIAL
RESIDENTIAL INFILLING
;,.,;: •:ti? RESIDENTIAL EXPANSION
may•.
COMMERCIAL
COMMUNITY FACILITY
NEIGHBOURHOOD PAR
ELEMENTARY SCHOOL
: .. AREA SUBJECT TO
DEVELOPMENT RESTRICTIONS
i' r•
UTILITY
LIMIT OE HAMLET
DEVELOPMENT PLAN
POSSIBLE ROAD ALIGNMENTS
°"j WALKWAY
MAXIMUM N2 OF LOWS
SEQUENCE OF STAGING
TOWN OF NEWCASTLE
mmwm i
NEWTONVILLE
LAND USE STRUCTURE PLAN
SCHEDULE> I
0 ic00 400 s t. 0 25 IEs
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v� Appendix A
EMSMMG D USE
jI AZT FACM
EJUTILrry
tt;:fui
55 I e� i �•� �tiii�ii�
C RCLAL
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p+€ i a 111"STMUTMAL
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MAPARTMENTS
EVACANT OR AGR9CU.TURAL
II I
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HIO4d1Y M 401
Appendix B
NEWIMNVIU.E
BUILDING CONDUMS
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NE Appendix D
CLARKE ZONING
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