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HomeMy WebLinkAboutP-174-80 rf CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT D.N.SMITH, M.C.I.P., Director HAMPTON.ONTARIO LOB 1 JO TEL.(416)263-2231 REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF OCTOBER 27, 1980. REPORT NO.: P-174-80 SUBJECT: Hamlet Development Plan - Tyrone File: 3.13 BACKGROUND: On April 8, 1980, Council adopted resolution PD-118-80 of the Planning and Development Committee, which authorized staff to forward the Hamlet Development Plan for Tyrone to Regional Council for comments in accordance with Section 10.4.2.2 of the Durham Regional Official Plan. Similarly, on March 11, 1980, the Town requested Regional Council's com- ments in respect of the Town's proposed staging policies for Tyrone, which were to be incorporated within the Plan prior to final approval. Comments have now been received from the Region in respect of both these items in- dicating that Regional Council had no objections to either the Hamlet Development Plan or the Staging Policies. COMMENTS: The proposed Hamlet Development Plan for Tyrone may now be formally adopted by the Town of Newcastle, subject, of course, to inclusion of the staging policies which has now been done. We note, however, that as a 2 - result of our review and revisions to other hamlet plans, certain changes to the text have been made. Such revisions reflect comments received from the Region in respect of Hamlet Plans prepared subsequent to Tyrone and which staff feel are also applicable here. The revised Hamlet Development Plan for Tyrone is included as attachment 1 to this report. We have also included as attachment 2, a draft amendment to the Official Plan for the former Township of Darl- ington pursuant to Section 10.4.2.1 of the Durham Regional Official Plan. RECOMMENDATION: That the Planning and Development Committee recommend to Council the following: 1. That Report P-174-80 be received; and that 2. The Hamlet Development Plan for Tyrone, included as Attachment 1 to Report P-174-80 be adopted; and that 3. Planning staff prepare the necessary amendment to By-law 2111, in order to bring it into conformity with the approved Hamlet Development Plan for Tyrone; and that 4. The Region of Durham be forwarded a copy of staff Report P-174-80, and requested to initiate the required amendment to the Darlington Official Plan, as contained in Attachment 2 to said report; and that 5. A copy of the approved Hamlet Development Plan be forwarded to the Ministry of Housing for their information. Respectfully submitted, #6_� TTE:lb D. N. Smith, M.C.I.P. October 7, 1980 Director of Planning ATTACHMENT 2 j / to Report P-174-80 AMENDMENT NO. to the O F F I C I A L P L A N of the FORMER PLANNING AREA of the TOWNSHIP OF DARLINGTON now part of T H E T O W N O F N E W C A S T L E AMENDMENT NO. to the Official Plan of the former Planning Area of the Township of Darlington Purpose of This Amendment deals with the deletion of the Amendment map reference to Tyrone on Schedule 'A' Land Use and Roads, and the addition of the reference to hamlet development plans as required by Sec- tion 10.4.2.1 of the Durham Regional Official Plan. Location This Amendment deals with those lands comprising the Hamlet of Tyrone being part of the south half of Lots 8, 9 and 10, Concession VII, and part of the north half of Lots 8, 9 and 10, Concession VI, former Planning Area of the Township of Darlington as shown on Schedule 'A' attached. Basis The Durham Regional Official Plan (approved by the Minister on 1978 03 17) identifies the resi- dential settlement of Tyrone as a "Hamlet". It is, therefore, the purpose of this Amendment to indicate in the Official Plan of the former Planning Area of the Township of Darlington those hamlets for which a Development Plan has been prepared. Actual The Official Plan for the former Township of Amendment Darlington is hereby amended by: (l) Deleting the "Residential Suburban, Greenbelt, Commercial, Public Park and School" designations from Schedule 'A' Land Use and Roads for the Hamlet of Tyrone and replacing it with the symbol * as shown on Schedule "A" attached. 12 11 10 9 8 7 6 5 4 3 z I LOTS TYRONE � � I ' SCHEDULE A - _ % it LAND USE AND ROADS OFFICIAL PLAN OF THE �_ ✓ FORMER PLANNING AREA OF THE �I Apo :TOWNSHIP OF DARLINGTON I( SYMBOL CON. V I Lil _ I CON.V I CON- 1V �4 ��. �-1•"- � � � � _ CON.III 12 11 10 9 8 7 6- 5 4• 3 2 1 LOTS RLV1SED SEPTEMBER, 1980 ATTACHMENT 1 to Report P-174-80 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 T Y R O N E in the District Planning Area of the T 0 W N O F N E W C A S T L E TYRONE HAMLET DEVELOPMENT PLAN Date Resolution Comments TOWN APPROVAL: AMENDMENTS: a 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, Services and Organizations 3 2.2 Development Considerations 2.2.1 Surficial Geology, Drainage and Topography 5 2.2.2 Water Supply 5 2.2.3 Sewage Disposal 5 2.2.4 Service Limitations 6 2.2.5 Agriculture 6 2.3 Official Plans 7 2.4 Zoning 7 3. DEVELOPMENT POLICIES 3.1 Development Plan Limits g 3.2 Residential g 3. 2.1 Policies 9 3. 3 Community Facilities 10 3. 3.1 Policies 10 - 2 - SECTION PAGE 3.4 Commercial 11 3.4.1 Policies 11 3.5 Industrial 12 3.5.1 Policies 12 3.6 Roads 12 3. 7 Development Restrictions 13 3. 7.1 Policies 13 3.8 Servicing 14 3.9 Staging 14 4. IMPLEMENTATION 16 INTERPRETATION 18 SCHEDULE '1' - Land Use Plan APPENDICIES 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 Tyrone. 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 of and the detailing of land uses in Hamlets shall be undertaken in a development plan adopted by the Council of the respective area municipality prior to major new development taking place". The following text and Schedule '1' constitute the Development Plan for the Hamlet of Tyrone 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. J 2. PLANNING CONTEXT 2. 1 EXISTING COMMUNITY 2. 1 .1 History According to the "Historical Sketch of Tyrone" by Nancy Lambert, 1968, the Community of Tyrone received its name as the result of a cricket match held between the Villagers in 1840. The west end (Tyrone) , then mostly inhabitants of Irish descent (Northern Ireland, and in particular County of Tyrone) made up one team and the east end (then called Mount Hope, whose residents hailed from the Devon and Cornish areas of England) was the opposing team. The west enders were victorious and thus the name Tyrone was decided upon once and for all . By 1371 Tyrone was a station on the Grand Trunk Line, within easy reach of Bowmanville, Port Hope or Toronto. A daily mail service was provided for a growing population of 300 and a partial listing from the "Canadian Directory of 1871 " printed and published by John Lovell , Montreal , reveals the diversified range of goods and services available; 1 - postmaster 4 - teamsters 1 - innkeeper 1 - stonecutter 2 - blacksmiths 8 - labourers 1 - painter 3 - ministers 2 - tailors 7 - farmers 3 - wagon makers 2 - shopkeepers 3 - shoe makers 1 - weaver 2 By 1887 the population had grown to over 500 persons. It was an active community, whose early citizens have left a major impact. One of the most significant is the McLaughlin family. The McLaughlins were part of a large group of Irish who eventually came to settle in this area. Around 1840, John McLaughlin purchased 160 acres of government land at the west end of Tyrone, upon which his son, Robert, began the McLaughlin Carriage Company. By 1377, this company was expanding rapidly which precipitated a move to Oshawa. By 1918, his carriage and motor car interests had combined to become General Motors of Canada. A historic plaque now stands on the Tyrone homestead commemorating his achievements. Another prominent Tyronian was Samuel Vanstone, who upon moving to Tyrone in 1852 purchased the Tyrone Mill which is still in operation today. Other significant structures which have survived from the past are; S.S. #18, Tyrone School House (now a residence) , McCullough' s Black Smith Shop (built around 1850) in which many original tools and equipment survive, and the Tyrone United Church which has remained in active use for over 110 years. All of these buildings should be considered for eventual designation as historic sites . 2.1 .2 Community Facilities, Services and Organizations The Hamlet of Tyrone has active and vital community organizations with an influence ex- tending far beyond the physical limits of the Hamlet. In fact, the Tyrone Community Organizations draw participants from a large area bounded by Regional Road 57, Taunton Road, Townline East, the Tenth Line and beyond in some instances. The focus of these organizations is the new Tyrone Community Hall located at the heart of the community. The site of the hall was purchased by two local residents i in the 1950' s and was used primarily as parkland until interest in building a new community hall , to supplement the existing hall and permit expanded activities, was kindled in the early seventies. The driving force behind this interest was the "Tyrone Hall Board", which is comprised of local resi- dents and is responsible for the operation of the community hall . During the early seventies funds were raised for the new hall , including a substantial grant from the Everett McLaughlin Foundation, and in 1975 the hall was tendered for construction and built. In 1976, the hall was opened and additional lands were acquired expanding the site to seven acres. The ownership of the site is now with the Town of Newcastle, however, the responsibility for operation and maintenance remains with the Tyrone Hall Board, with park maintenance costs paid by the Town. The new Community Hall generated new interest and involvement and has broadened the range of community activities. Among the groups using the facilities available are the Tyrone Senior Citizens Club, one of the largest in the Town, and -the Tyrone Athletic Association, created in 1976, which organizes sports for the community. The old community hall is still in active use and is leased to three lodge groups by the Hall Board. The extent to which the Community has become involved is best illustrated by the size of the Senior Citizens Club with over 100 members and the expansion of competitive sports from two soccer teams in 1970 to 1 hardball , 7 softball and 7 soccer teams in 1978. The community' s vitality is further expressed by the continuing expansion of activities and facilities. In the fall of 1973 an indoor gymnastics program was introduced and was such a success that it may be further expanded in years to come. At the same time expansion of the community hall 4, is also contemplated to provide space for an enlarged kitchen, a separate room exclusively for the seniors and possibly a private library. 2.2 DEVELOPMENT CONSIDERATIONS 2.2.1 Surficial Geology, Drainage and Topography Tyrone is situated on a flat to gently rolling plain of silty clay till. The plain is well drained and has been cut by two south-flowing drainages to the east and west of the community. Drainage to the east is to the Soper Creek and to the west into a tributary 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 high water table with both silt clay till and organic soils. 2.2.2 Water Supply The community is served by private individual wells, which obtain their supplies from granular overburden aquifers located at depths ranging from 15 to 60 meters from ground surface. There is a good potential for obtaining yields up to 45 l.p.m. and for yields up to 110 l.p.m. the potential is fair. The majority of wells in the area are drilled and these produce an adequate supply of water, although some residents using shallow, bored wells experience water shortages during the summer months. 2.2. 3 Sewage Disposal Tyrone is served by private septic tank and tile field systems. The 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 2 meters. The organic soil areas and the low clay till areas are not suitable for the tile field installation. The existing tile field 5 systems are reported to be satisfactory, in general, although there have been a few instances of tile fields backing up, but this is probably due to insufficient length of tile fields or inadequate the field construction in these soils. 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 Tyrone 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 tile field construction should not be allowed within 15 meters of the edge of the feature. Furthermore, indications are that the water table is relatively close to ground surface in some locations and test- ing should be carried out to determine if adequate overburden cover exists. The groundwater supply of the shallow aquifers appears to be of very limited extent and this will be a significant factor in determining the extent of future growth. Generally, deeper aquifers often yield larger and more reliable supplies of water. New development should, therefore, draw from these deeper aquifers. 2.2.5 Agriculture The Canada Land Inventory indicates that the land on which the Hamlet is located has a classification of "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 land immediately 6 surrounding the hamlet have the same classification except to the west which is classified as 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 man- agement are moderately high to high in productivity for a wide range of field 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 Tyrone be limited to minor infilling and development 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 Tyrone was subject to the provisions of the Official Plan for 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. 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. 7 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, 10 and 11, Concession VI and VII, in the former Township of Darlington, as shown on Schedule '1' 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 '1' 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 49 existing dwelling units at the present time, including 47 single dwellings and 2 multiple dwellings. The Development Plan should provide for residential growth within desig- nated areas and subject to specific conditions. New development should be integrated into the ex- isting hamlet in a manner that will minimize adverse impact upon the existing residential areas and the 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 effect concentrated develop- ment has on the ground water supplies. 8 Care should also be taken to ensure that the present architectural character of the Hamlet is complemented 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 preser- vation 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 predom- inant land use permitted within the Hamlet Development Plan Areas 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" indi- cates the maximum number of residential lots permitted 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 Areas 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 present architectural character of the Hamlet shall be complemented and enhanced where infilling or new development occurs within 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 appear- ance. (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. 9 r (vii) The minimum lot size for new residential lots shall be approximately 0.5 ha (1.25 ac.) 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 the reconstruction of the tile field; and (c) that the proposed development shall not adversely affect adjacent wells and septic tanks; and (d) that no permanent structure, buildings, septic tanks or tile beds are located with- in the area subject to development restrictions as designated on Schedule '1' . (viii) No new development shall be permitted within those areas subject to development restrict- ions as delineated on Schedule '1' of this Plan. 3. 3 COMMUNITY FACILITIES At present the existing and proposed facilities are sufficient to meet presently identified needs of the community. In fact, they provide a vital social focus for a community which extends beyond the Hamlet and well into the surrounding rural area. Future development of the Hamlet, should reinforce the vitality of the community and should also complement the community character. Further expansion of community facilities, in line with needs, should be encouraged. 3.3.1 Policies (i) 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 10 uses such as minor community centres, places of worship, fraternal organizations, schools, post offices and parks. These uses may also 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. 3.4 COMMERCIAL At present the only convenience commercial outlet within Tyrone is a general store. There is one other commercial service located within the Hamlet, being a plumbing and heating repair service operated from a residence and considered as a home occupation for the purposes of this plan. New de- velopment shall be considered on their own merits, if and when such proposals are received. 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 considered consistent with 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 to, 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 11 Provisions respecting maximum leaseable area and definition of use shall be included within the implementing restricted area (zoning) by-law. (ii) Notwithstanding any provision of this plan to the contrary, commercial develop- ment may be permitted to locate within areas designated as existing residential or infilling on Schedule 1 to this plan, and without amendment to this plan; provided the proposed use(s) are in close proximity or adjacent to the existing designated commercial areas and will have no adverse affects upon the existing use of surrounding lands or 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 The only existing industrial use is a lumber mill located immediately west of the Hamlet. The historic nature and character of this use complements the intent of this plan, and it should be encouraged to continue and should possibly be considered for designation as a historic site. 3.5.1 Policies (i) Notwithstanding Section 10.4.1.1 of the Durham Regional Official Plan, no further industrial development shall 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, and/or which does not meet the required standards of the Public Works Department. 12 (ii) The proposed Highway 407 corridor may ultimately impact the Hamlet and this plan shall be re-evaluated in that context once the alignment has been finalized. (iii) 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 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 and their related floodplains, hazard lands or environ- mentally sensitive areas be retained in their natural state in order to provide both visual and physical open space, 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 floodplains or Hazard Lands. 3. 7.1 Policies (i) 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 accur- ately defined in subsequent zoning by-laws in consultation with the Central Lake Ontario Conservation 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 Conservation Authority. In situations involving watercourses 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 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 13 open space network. Where new development is proposed on a site, part of which has been identified as hazard lands or environmentally sensitive, the Town may not accept such lands as park dedication, in accordance with adopted policy. (iv) No permanent structures or buildings, septic tanks or tile beds shall be per- mitted within areas subject to development restrictions as delineated on Schedule rlr 3.8 SERVICING Notwithstanding any provision to the contrary, prior to new 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. 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 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. Determination of the annual 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. 14 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 desig- nated area for expansion shall be substantially completed prior to the Town con- sidering 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 subdivisions. (v) The Town of Newcastle shall undertake an annual monitoring of building activity; in conjunction with Regional monitoring of groundwater supplies and quality within the hamlet, and may adjust staging accordingly. If building permits have notbeen applied for and/or granted for appropriately zoned lots, then the number of lots potentially released 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 sub- dividers 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 or areas which have received draft approval prior to Council approval of these policies. 15 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. 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 requirement is warranted, Council may approve such a reduction only so far as the minimum lot size is not reduced to below 0. 3 hectares and the average lot size for a given proposal is not reduced to below 0.4 hectares. 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 Development Plan shall be required in order to adjust the maximum number of lots permitted. 16 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 Environment, shall regulate growth in the hamlet 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 Ministry of the Environment which shall 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 contamination. 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 Conser- vation Advisory Committee define by by-law an area or areas within the Hamlet for study leading to future designations as Heritage Conservation Districts. 17 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. 18 TYRONE SCHEDULE I LAND USE i ing o Resd i . ............ ent "al E............... Residential Expans -I'l ion ................ Community Fac Commercial -" �; r�r Area Subject to E) qvelo, '2 e t Restriction o tt of Hamlet Development Plan Maximum Number 00 of Lots Possible Acc 6' ss L* Points 0 0* draft approved l"= 2o®° o MEN ,h ................. a� Via; � r,h .. ... v . { e ... .. ;• �: •: n" •: I q,• I, i r:',�; �4• ROAD ALLOWANCE B T}fig CONCESSIONS . i : ah: •: a [a •�• F° P 4''t hr I:'• .r "s�rlk"s-0r � } .: i e i i ;i .I G it fi �f Q w a . _ RAW t t " JS° Yr '_ � �� •�'..•7`ytrli�t. 3��rlr� 1 ...... .. V O'�. IMF TYRONE LOT 11 LOT 0 LOT 9 LOT LOT 7 EXiMNG LAND lE I I� 0 I � 1 industrial I I ® woodod areas � �or ant O � f D o _w. ,lnJ }3� 0 q0 --I—= MT U 3 O co •oa wo eao IJ TOW OF NEWCASTLE APPENDiX LLq umuw¢.n A I I TYRONE I LOT II I I ��/ LOT 10 LOT 9 LOT 8 LOT 7 Bum CMDM v B D good I ( ® tar wider mnamfim D a 4 y M, i 0 q0 200 <pp Opp TOWN OF NEWCASTLE t TVRME LOT II LO LOT 9 LOT 8 7 DEVEDPMEW CONSIDUMMM © fin�d wit U. poorly dm"acd 1Awm mubaivisi«►application 8 flood limit t i � r !� MT TOWN Of NEWCASTLE APPENDIX C R ONE I LOT II ( i LOT 10 LOT 9 LOT 8 LOT 7 DAMNGDN MMNG I I� R2 " A A R3 . I i C1 comwE I � G A II D G D D D R2 D G l / ° R:3 D R2 c� D D R2 D D G G t� Z � EerrtEs y9 3 t[ET A R[$ iii O O EOp {Op gpp N TOWwent,b ,k, N OF F NEWCASTLE APPENDIX l LOT it I i LOT 10 LOT 9 LOT 8 LOT 7 I� DARL KGM OFMIAA_ K A4+! I ( R I c G R R R G / [� sct.) i r G >,' pLbk POA Ll D �� FLV co1c1F9Cw, E R� G R G R R o a kw zoo 0 OO FOO 100 WO TOWN Of NEWCASTLE naaw ao arc�.a..mn APPENDIX