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TOWN OF COW HEAD
MUNICIPAL PLAN
In effect: January 29, 1988
(Date of publication in Newfoundland and Labrador Gazette)
CONSOLIDATION: As of April 201, 2015
Cow Head
Municipal Council
TABLE OF CONTENTS
1.0
ADOPTION AND APPROVAL ..................................................................................................... i
2.0
INTRODUCTION ........................................................................................................................... 1
2.1
FOREWORD ................................................................................................................................ 1
a)
MUNICIPAL PLANNING IN NEWFOUNDLAND AND LABRADOR .............................. 1
b)
MUNICIPAL PLANNING AREA ............................................................................................... 4
2.2
SUMMARY & CONCLUSIONS OF THE BACKGROUND REPORT ..................................... 7
a)
POPULATION, EMPOYMENT AND HOUSING ...................................................................... 7
b)
OTHER TOWN PROBLEMS AND NEEDS ............................................................................... 9
2.3
POLICY ASSUMPTIONS ......................................................................................................... 10
a)
ECONOMIC FACTORS ............................................................................................................ 10
3.0
THE MUNICIPAL PLAN ............................................................................................................ 11
3.1
THE FUTURE TOWN ............................................................................................................... 12
3.2
GOALS AND OBJECTIVES ..................................................................................................... 13
a)
TOWN STRUCTURE ................................................................................................................ 13
b)
HOUSING................................................................................................................................... 13
c)
COMMERCIAL ......................................................................................................................... 14
d)
ENVIRONMENT AND NATURAL RESOURCES .................................................................. 14
e)
RECREATION ........................................................................................................................... 15
f)
INDUSTRIAL ............................................................................................................................. 16
g)
TRANSPORTATION ................................................................................................................. 16
h)
EMPLOYMENT ......................................................................................................................... 17
i)
MUNICIPAL FINANCE ............................................................................................................ 17
3.3
POLICIES ................................................................................................................................... 19
a)
TOWN STRUCTURE ................................................................................................................ 19
b)
RESIDENTIAL LAND USE POLICIES.................................................................................... 19
c)
OPEN SPACE LAND USE POLICIES ...................................................................................... 21
d)
RECREATIONAL LAND USE POLICIES ............................................................................... 22
e)
RURAL AND ENVIRONMENTAL PROTECTION LAND USE POLICIES ......................... 24
f)
MIXED DEVELOPMENT LAND USE POLICIES .................................................................. 26
g)
INDUSTRIAL LAND USE POLICIES ..................................................................................... 27
4.0
IMPLEMENTATION .................................................................................................................. 28
4.1
PROGRAM OF DEVELOPMENT ............................................................................................ 29
4.2
PUBLIC WORKS ....................................................................................................................... 31
4.3
ADMINISTRATION .................................................................................................................. 32
a)
INTRODUCTION ...................................................................................................................... 32
b)
DEVELOPMENT REGULATIONS .......................................................................................... 32
c)
CONTROL OF DEVELOPMENT ............................................................................................. 35
d)
CAPITAL WORKS PROGRAM................................................................................................ 36
5.0
PLAN MAPS .................................................................................................................................. 37
5.1
EXPLANATION ........................................................................................................................ 38
i
1.0
ADOPTION AND APPROVAL
ii
iii
iv
2.0
INTRODUCTION
1
2.1
FOREWORD
a)
MUNICIPAL PLANNING IN NEWFOUNDLAND AND LABRADOR
The Municipal Plan
This Municipal Plan has been prepared in accordance with the requirements of
Section 15 of the Urban and Rural Planning Act, following surveys and studies of
land use, population growth, the local economy, present and future transportation
needs, public services, social services and other relevant factors.
The Plan outlines the goals, objectives and policies of Council regarding the
development of the Municipal Planning Area over the next ten years. This
Municipal Plan, consisting of a written text in which the goals, objectives and
policies are set out, also includes Land Use Maps indicating the proposed
allocation of land into various Land Use categories.
Ministerial Approval
When the Municipal Plan is formally adopted by resolution of the Council under
Section 16(1) of the Act, two copies must be impressed with the Seal of the
Council and signed by the Mayor. The Council must then give notice of its
intention to seek the approval of the Minister of Municipal Affairs by publishing a
_____________________________________
This brief summary of municipal planning legislation and procedures is intended
to assist the Council in understanding and using its Municipal Plan. Details are
contained in the Urban and Rural Planning Act.
2
notice in the Newfoundland Gazette and in a newspaper published, or circulating,
in the community. The notice must state where and when the Municipal Plan may
be inspected by any interested person and the time and place set by the Minister
for the hearing of any objections or representations. At the Public Hearing, a
Commissioner appointed by the Minister will hear the objections and
representations, and subsequently forward to the Minister a written report,
together with copies of all the evidence taken at the Hearing.
After the Public Hearing is concluded and the Commissioner's report has been
submitted, the Council must apply to the Minister for approval of the Municipal
Plan. The Minister requires two copies of the Municipal Plan certified correct by
the Clerk of the Council, a copy of the adopting resolution and of all written
objections and representations considered at the Hearing. On receipt of this
material, the Minister may approve the Municipal Plan, with or without
modification, or may disapprove it and order that a new Municipal Plan be
prepared. Upon approval, the Minister will endorse a copy of the Plan and return
it to the Council. Within ten days of receipt of the final approval by the Minister,
the Council must publish a notice of approval in the Newfoundland Gazette and in
a local newspaper.
The Effect and Variation of the Municipal Plan
When the Municipal Plan comes into effect, it is binding upon the Council and
upon all other persons, corporations and organizations. The Plan has to be
reviewed by the Council at the end of every five years from the date on which it
comes into effect and at that time revised as necessary to take account of
developments which can be foreseen during the next ten-year period.
The Municipal Plan may be amended in whole or in part for just cause by
repeating the process by which it was adopted and approved initially.
3
Development Schemes
At any time after the adoption of the Municipal Plan, the Council can prepare and
adopt Development Schemes under Sections 31-33 of the Act for the purpose of
carrying out specific proposals of the Municipal Plan.
A Development Scheme may provide for the acquisition, assembly, consolidation,
subdivision and sale or lease by the municipality of land and buildings which are
necessary to carry out provisions of the Municipal Plan. The Scheme may reserve
land for future acquisition as the site of any public roadway, service or building,
or for a school, park or other open space and may make such agreements with the
owners of the land as will permit its acquisition and use for those purposes. The
Development Scheme may also specify the manner in which any particular area of
land is to be used, subdivided or developed, and may regulate the construction of
buildings which would interfere with the carrying out of the Development
Scheme.
Development Schemes are prepared and approved in exactly the same way as the
Municipal Plan, and, when approved, form part of that Plan.
4
Municipal Plan Administration
When a Municipal Plan comes into effect, the Council is required to develop a
scheme for the control of the use of land in strict conformity with the Municipal
Plan in the form of land use zoning, subdivision, and any other regulations
necessary. After adoption by the Council, these regulations must be submitted to
the Minister for approval.
Regulations must comply with the requirements of the Urban and Rural Planning
Act, and Standard Provincial Regulations have been developed to form the basis
of these regulations. Councils are also advised, if they have not already done so,
to adopt the National Building Code of Canada as their building regulation.
The day-to-day administration of the Municipal Plan, and subsequent regulations,
is in the hands of staff members authorized by the Council. Council staff have the
duty of issuing all necessary permits approved by Council and making
recommendations to the Council in accordance with the Municipal Plan policies
and implementing regulations regarding all development in the Municipal
Planning Area.
b)
MUNICIPAL PLANNING AREA
In 1983 Cow Head adopted a resolution to prepare a Municipal Plan and in that
same year its Interim Development Order and Regulations approved by the
Lieutenant-Governor-in-Council. The Cow Head Municipal Planning area was
defined in 1983 and in 1984, a background study of this community was prepared
in conjunction with similar studies in the seven other Gros Morne enclave
communities. This study, in addition to mapping of existing land use patterns,
formed the basis of the Cow Head Municipal Plan. The Plan has a life span of ten
years but is open for review every five years. The Municipal Plan may also be
amended from time to time to meet changing conditions in the community.
5
The Planning Area is bounded on the north, east and west by the Gros Morne
National Park and on the west by the Gulf of St. Lawrence. The Viking Trail,
Route 430, cuts through the Backland section of the Planning Area, to the east of
the Town.
The topography of the Planning Area is low lying, with a great deal of wet, boggy
land. Settlement is confined to the coastal strip area and a small section of The
Cow Head Peninsula, which is connected to the mainland by a narrow spit of
land. The backland area of the Cow Head Planning area is more heavily wooded
and has greater relief than does the coastal section but heights are generally within
250 feet of sea level. In addition to timber resources, the Planning Area contains
significant deposits of aggregate materials which are valuable for a variety of
construction purposes.
6
7
2.2
SUMMARY & CONCLUSIONS OF THE BACKGROUND REPORT
a)
POPULATION, EMPOYMENT AND HOUSING
The population of the Community of Cow Head has entered a period of relative
stability with modest population increases projected for the 1987 - 1997 interval.
It is anticipated that the population size will rise from 695 in 1981 to
approximately 760 by 1996. This will be due largely to natural population growth
with out-migration stemmed by improved economic conditions in the fishery and
employment opportunities associated with the Gros Morne National Park.
In terms of population structure it is clear that there has been a significant increase
in the 25 - 34 year age group of both males and females between 1971 and 1981.
The indication from this is that there is a greater number of young, working age
people in the community. It is also noteworthy that the number of people over 60
years of age increased between 1971 and 1981, and it is likely that this trend will
continue into the future.
The industrial structure of Cow Head in 1981 was fairly diversified with 25.0
percent engaged in the Community, Business and Personal Service sector. Three
other industrial sectors, Primary, Manufacturing and Construction accounted for
15.4 percent each of the employed labor force. These five industrial sectors
employed a total of 94.3 percent of the labor force.
8
In terms of occupations, Sales and Service each employed 17.0 percent of the
labor force. The Construction and Processing occupations each accounted for a
further 13.2 percent of the work force. Primary occupations accounted for
another 11.2 percent of the labor force. Together, these five categories comprise
71.6 percent of the occupations in Cow Head.
The processing occupations are associated with two small fish processing plants
located on the Cow Head Peninsula, while the primary occupations were in the
fishing industry. Sales and Service occupations are connected to the various
commercial enterprises and the Shallow Bay Motel.
The industrial structure indicates that the Community / Business / Service and the
Trade sector are very important to the local economy and demonstrates the
potential for expansion in these sectors.
The future requirements for housing in the town are likely to be tied directly to
the population level and local economic conditions. It is evident that most of the
residential areas available for infill development have already been utilized. The
absence of current census data on housing starts make accurate assessments and
forecasts difficult, but the number of new homes in the town indicate that
residential construction has been vigorous. This activity is expected to be stymied
somewhat by the closure of the Daniel's Harbour zinc mine and the number of
new housing starts is expected to drop from previous levels. It is difficult to
estimate how many new starts may occur in the near future, but 6 - 8 per year
would be a reasonable range to expect. These estimates are based on prevailing
socio-economic conditions and would be altered if positive or negative shifts in
the economy were to occur.
9
b)
OTHER TOWN PROBLEMS AND NEEDS
The most urgent problem facing Cow Head is the provision of adequate serviced
areas for future residential expansion. At present, most of the areas available for
residential infill has been utilized and there has been some backlot residential
development. This latter form of development is undesirable in that it can create
inefficiencies in the provision of municipal water and sewer services and
difficulties in snow removal and road maintenance.
In order to mitigate these conditions and prevent their reoccurrence in the future,
it will be necessary to designate areas for future residential expansion.
The town is also lacking in adequate recreational facilities. At present, it has an
unused site where the ice rink was located on Brown's Land and a softball
diamond adjacent the sanitary landfill site on the southernmost link road from
Route 430. The town requires an expanded range of recreation facilities in a
centralized location.
There is also a great potential in Cow Head to develop a series of attractions and
activities to increase tourist visitation to the town. An increased volume of traffic
would improve the likelihood of creating local services to serve this market. Such
an undeveloped attraction exists in the form of the Cow Head peninsula. A
master plan should be developed by Council for the creation of a municipal park
in this area.
10
2.3
POLICY ASSUMPTIONS
a)
ECONOMIC FACTORS
It is anticipated that the economy of Cow Head will remain relatively stable in the
near future. Approximately 10 -12 jobs have been lost locally due to the closure
of the Daniel's Harbour zinc mine, but the future of this operation is highly
speculative and dependent on world zinc prices. If the mine does not reopen, it
will be difficult for local industry to absorb this loss of employment, and the
effects will no doubt be felt in the economy.
There are two promising economic opportunities in the Cow Head area that may
contribute significantly to the regional economy. The Gros Morne National Park
will offer an increased level of vehicular tourist traffic in the future and there are
numerous opportunities associated with the provision of services for this market,
as well as the development of site and activity oriented attractions. This type of
economic resource development will require local, individual initiative. In
addition to this, there may be direct employment opportunities with the National
Park.
The second asset that could prove important to Cow Head is the inshore fishery.
If this industry rebounds significantly in the next decade, there could be increased
employment in the catching and processing of this important natural resource.
Any increased activity in this sector or the tourism industry will have positive
multiplier effects in other areas, particularly the processing and business / service
sectors.
11
3.0
THE MUNICIPAL PLAN
12
3.1
THE FUTURE TOWN
The Town of Cow Head has a compact structure with ample area for future
expansion. It is advantageous to maintain and encourage this pattern of
development in the future. The Town is also deficient in adequate recreational
facilities and steps will be taken to provide centralized facilities more easily
accessible to the public.
The town is also fortunate to have an interesting and relatively undeveloped
scenic attraction on the Cow Head Peninsula. This formation contains important
fossil remains as well as a significant prehistoric Eskimo and Maritime Archaic
Indian archaeological site. It is the intention of this Plan to promote the
development of this area as a low intensity use day park for the benefit of both the
local residents and the travelling public. It is anticipated that such a site would be
a valuable economic and cultural asset to the town.
It is the intention of the Plan to discourage infill and backlot residential
development except in special circumstances and to require the use of serviced
residential building lots in the town.
The industrial area on Cow Head will be given space to expand and it is
anticipated that any increase in fishing activity and related processing will be
located in this area.
Commercial enterprises will be encouraged to locate where suitable land is
available in the Mixed Development area, in response to market demands from
the community.
13
3.2
GOALS AND OBJECTIVES
The following goals and objectives express the general concepts that form the
basis of the Municipal Plan. They are stated in broad terms dealing with wide
concepts of land use and other integral elements that contribute to the town
structure. The goals and objectives express the long-term intention of the plan
and form the elemental constituents in the more specific policies dealing with land
use.
a)
TOWN STRUCTURE
It is the intention of this Plan to provide areas for concentrated residential
development in the Town and, in so far as is economically feasible, to encourage
the growth of a commercial core, the beginnings of which are already visible. A
centralized recreational facility will be developed through a five-year recreation
master plan in addition to a municipal park on the Cow Head Peninsula.
The rural hinterland surrounding the Town will be protected from adverse forms
of development and reserved for traditional uses of benefit to the Town. In this
manner, the benefits of a compact town structure will be enhanced, while
preserving the aesthetic and functional qualities of the surrounding environment.
b)
HOUSING
Goal:
-
To provide adequate, serviced areas for the future
residential needs of the Town.
Objective:
-
To reserve areas that can be provided with municipal water
and sewer services for the 60 - 80 future new homes
expected over the ten-year life span of the Plan.
14
Objective:
-
To encourage residential infilling and redevelopment in the
built-up areas of the community where municipal water and
sewer services are available.
Objective:
-
To discourage backlot development in areas of existing
housing.
c)
COMMERCIAL
Goal:
-
To encourage the growth of a Mixed Development area that
will be oriented to New Commercial Enterprises.
Objective:
-
To encourage the development of commercial enterprises
particularly those catering to the needs of tourist traffic
generated by the Gros Morne National Park.
Objective:
-
To designate an area central to the community where
commercial activities may locate.
d)
ENVIRONMENT AND NATURAL RESOURCES
Goal:
-
To preserve the aesthetic quality of the natural environment
surrounding the Town of Cow Head.
Goal:
-
To protect valuable mineral, agricultural and forestry assets
located in the Municipal Planning Area for future use by
the residents of the Town.
15
Objective:
-
To designate sensitive and scenic areas in the planning area
for environmental protection.
Objective:
-
To ensure that the Cow Head Peninsula is protected from
development that could detract from the quality of the
natural environment.
Objective:
-
To designate specific areas of the Planning Area for
mineral and aggregate extraction.
e)
RECREATION
Goal:
-
To provide adequate sports facilities to meet the
recreational needs of the Town.
Objective:
-
To designate an area of land in the Town suitable for the
development of sports grounds.
Objective:
-
To develop a master plan for recreation in conjunction with
the Cow Head Recreation Commission.
Objective:
-
To ensure that the recreational and cultural potential of the
Cow Head Peninsula is developed to its maximum
potential.
Objective:
-
To draft a park master plan for the Cow Head Peninsula
and to seek sources of funding for the park.
16
f)
INDUSTRIAL
Goal:
-
To ensure that there is adequate land for existing and future
industrial activities.
Objective:
-
To protect existing industrial uses from conflicting land
uses.
Objective:
-
To designate an area that will be reserved for industrial
activities.
g)
TRANSPORTATION
Goal:
-
To provide a safe and efficient network of roads for the
citizens of Cow Head.
Objective:
-
To ensure that all new roads and streets have adequate
rights-of-way for the safety of the public and the safe,
efficient operation of maintenance equipment.
Objective:
-
To establish standards and conditions for the construction
of new roads in the Planning Area.
17
h)
EMPLOYMENT
Goal:
-
To maximize employment opportunities available to the
residents of the Town.
Objective:
-
For Council to assist in identifying the types of services and
facilities required by the Tourism industry.
Objective:
-
To develop and encourage the development of facilities and
attractions that will increase Tourism in the Town.
Objective:
-
To provide an environment that will encourage the
development of the industrial, commercial and service
economic sectors.
i)
MUNICIPAL FINANCE
Goal:
-
To ensure that there are adequate financial resources to
meet the needs of the Town over the life of the Plan.
Objective:
-
To undertake capital works projects that are within the
financial reach of the Town.
Objective:
-
To prepare a schedule of projects for the capital works
program put forward in this Plan.
Objective:
-
To develop a Municipal Plan that minimizes service costs
18
to council and makes optimum use of the physical and
financial resources available to the town.
19
3.3
POLICIES
a)
TOWN STRUCTURE
It is the policy of this Plan to promote the growth of the town while preserving its
compact structure and preventing elongated settlement patterns from developing.
At present, there are three main areas in which specialized land uses are
emerging. These include the area in the immediate vicinity of the Town Hall and
the Shallow Bay Motel, the industrial area on the Cow Head Peninsula and the
Residential area around the high school. It is the policy of the Plan to encourage
this growth and development by designating land use areas in which these
activities will be protected from other conflicting uses.
Such policies are complementary to the strategy of maintaining centralized
residential development as this places most service functions within convenient
reach of the residents and minimizes the cost of service infrastructure and ongoing
maintenance operations.
b)
RESIDENTIAL LAND USE POLICIES
The Town of Cow Head has grown substantially in recent years and nowhere is
this more evident than in the proliferation of residential housing. A great deal of
this infilling and redevelopment has occurred in areas of existing housing,
whereas the most recent construction has been carried out on the periphery of the
Town, indicating the unavailability of building lots closer to the Town centre.
This type of situation is also the forerunner of strip or ribbon development which
is highly undesirable from a servicing perspective.
This Plan shall endeavor to direct residential development to areas of the Town
best reserved for such uses, or the areas of natural growth while preventing
undesirable backlot or strip development.
20
-
An Area of land dedicated for future residential use, to be known as the
Comprehensive Development Area or CDA, will be set aside. This area is
indicated on Future Land Use Map 2.
-
Residential infill development will be permitted in the built-up areas of the
Town, where municipal services presently exist. Such development will
be permitted in residential and Mixed Development land use areas.
-
All residential development shall front on a public road.
-
Backlot Residential development will not be permitted in the Planning
Area.
-
Seasonal residences may be permitted in an existing residential area or
mixed development area at the discretion of the Authority. Such
development shall conform to the standards established for residential
development. Seasonal residences shall not be permitted in any CDA.
-
Land uses that are complementary to residential development such as
churches, schools, convenience stores, medical and professional uses,
recreation facilities, and playgrounds may be permitted in a residential
area.
-
Residential development shall not be permitted except on serviced
building lots.
-
All future residential development shall be limited to the densities
specified for serviced building lots.
21
-
All streets and roads in any residential area shall have adequate rights-of-
way to facilitate the movement of maintenance and snow clearing
equipment and provide an adequate measure of public safety.
-
A CDA is established as indicated on Future Land Use Map 2.
-
The land in this CDA shall be held for future residential expansion. The
development of this CDA shall require an amendment to the Cow Head
Land Use Zoning, Subdivision and Advertisement Regulations and the
institution of a plan of subdivision for the CDA.
c)
OPEN SPACE LAND USE POLICIES
This land use designation is intended to reserve the core area of the Cow Head
peninsula for traditional uses that would not conflict with an adjoining municipal
park. Most of this land is privately owned, and is still largely undeveloped. It is
the policy of the plan to hold development in this area to a minimum to preserve
the existing character. This area will also become a buffer between the industrial
and recreational land uses.
-
An Open Space land use area is established on the Cow Head Peninsula as
indicated on Future Land Use Map 2.
-
The permitted activities in this area shall include agriculture, conservation,
recreational open space, and cemeteries.
-
Mineral working shall not be a permitted use in this area.
22
d)
RECREATIONAL LAND USE POLICIES
The Town of Cow Head has considerable land available for the development of
both active and passive recreation facilities, but any recreation projects should be
undertaken only after careful planning in order to maximize the financial and
physical resources available to the community.
The recreation goals of the Town are twofold. The first is to develop a centralized
recreation complex that can accommodate several types of sports; the second is to
undertake a long term scheme for the creation of a park on the Cow Head
Peninsula. The Town presently has an ideal opportunity to establish a recreation
area because there are few facilities in Cow Head and the project will involve
little duplication of effort.
There are two sites available for the establishment of a recreation complex, the
area surrounding the softball field on the south link road and the site of the former
outdoor ice rink. The first site is somewhat distant from the community and is
mainly accessible by automobile. It is also located near a waste disposal site but
has the advantage of available dry land for expansion.
The rink site on Brown's Lane is centrally located in the community but is
somewhat wet. There is room for expansion in this area and if the area can be
drained it would provide a highly suitable site for a recreation complex.
The undeveloped portion of the Cow Head Peninsula is ideally suited for the
development of a municipal park. The peninsula is a valuable scenic and cultural
asset to the Town in that it contains several prehistoric fossil deposits and at least
three known sites of Dorset Eskimo and Maritime Archaic Indian archaeological
sites. The peninsula is worthy of preservation simply as a site of intrinsic natural
beauty.
23
It is the policy of this Plan to encourage Council to actively pursue the
development of a low intensity use municipal park on this site, in order to protect
and interpret the various features of the peninsula for the benefit of the
community and the visiting public.
It is hoped that by developing a major physical attraction in Cow Head that a
significant volume of tourist traffic travelling through the Gros Morne National
Park will be drawn into the town with positive economic benefits. This is
intended to be a long term project carried out over the life of the Plan.
-
Recreational Open Space land use areas are established as indicated on
Future Land Use Map 2.
-
The main permitted uses in these areas shall be recreational open space
and conservation.
-
Any other uses such as confectionary stands and fair grounds shall be
temporary and ancillary to a permitted use and shall function at the
discretion of the Council.
-
Council or any individual carrying out any type of development on the
Cow Head Peninsula shall consult with the Historic Resources Division of
the Department of Culture, Recreation and Youth prior to commencement.
-
Any archaeological remains encountered during the course of construction
shall be reported to the Council and the Department of Culture, Recreation
and Youth before work can recommence.
24
-
The Recreational Open Space on the Cow Head Peninsula shall be
protected from any adjacent use that may inhibit its development as a
municipal park.
-
The Recreational Open Space Area on Brown's Lane shall be designated
as the site for a future recreation complex if the land can be adequately
drained.
e)
RURAL AND ENVIRONMENTAL PROTECTION LAND USE POLICIES
There are large areas of land within the Municipal Planning Area that are
undeveloped and lie outside the built-up areas of the Town. It is the intention of
the Plan to reserve these hinterland areas for recreation and the utilization of
valuable natural resources such as soils, timber and aggregates. The rural area is
also suitable for uses that may benefit by a separation from other types of urban
land use.
Residential development will not normally be permitted in the unserviced rural
areas. Such development may only be permitted by the Authority in conjunction
with a rural land use when it is essential that the operator live on site.
There are other areas of the Planning Area that are sensitive due to natural hazards
or environmental conditions. Such areas would include the municipal water
supply area, the shoreline of the Town and the Cow Head isthmus. It is the
intention of this Plan to designate these as environmental protection areas in
which uses such as conservation and light agriculture may be permitted.
25
It is also the intention of the Plan to designate specific sections of the rural areas
for mineral working activities, with adequate separation from other activities as
specified by the Department of Mines and Energy regulations.
-
A Rural Resource area is established as indicated on Future Land Use
Maps 1 and 2.
-
The permitted uses in this area may include conservation, recreational
open space, waste disposal, general industry, forestry, and agriculture.
-
Residential development may be permitted in the Rural Resource area at
the discretion of the Authority where such activity is clearly ancillary to a
permitted land use and an on-site dwelling is essential.
-
Mineral Working areas are established as indicated on Future Land Use
Maps 1 and 2.
-
The permitted uses in a Mineral Working area may include quarrying,
gravel pits, agriculture and other such uses that are compatible in nature
with mineral working.
-
Environmental Protection areas are established as indicated on Future
Land Use Map 2.
-
The permitted uses in the Environmental Protection area shall include
conservation and agriculture.
26
-
There shall not be any development or woodcutting within 30.5 metres of
the usual high water mark of any waterbody or watercourse in the Rural
Resource, Mineral Working or Environmental Protection areas.
-
Mineral Working sites will be rehabilitated by the operator to standards set
by the Department of Mines and Energy and the Council, in order to allow
future use of the site by a compatible activity.
-
The Authority will encourage the reforestation of logging sites where
feasible to do so, in conjunction with Department of Forest, Resources and
Lands guidelines.
f)
MIXED DEVELOPMENT LAND USE POLICIES
The commercial outlets in Cow Head are largely concentrated in an area central to
the community and have formed the nucleus of a commercial core. There are
residential uses mixed with commercial, office and civic buildings in this area and
it is the policy that this may continue. The intention of this policy is to encourage
important commercial activities to locate in this area, in deference to other less
desirable areas of Cow Head.
-
A Mixed Development Area is established as indicated on Future Land
Use Map 2.
-
The permitted uses in this area shall include hotels, motels, stores,
restaurants, offices, clubs and civic halls.
-
Residential development in the Commercial Area shall be at the discretion
of the Authority.
27
-
Other uses such as churches and church halls may be permitted at the
discretion of the Authority.
g)
INDUSTRIAL LAND USE POLICIES
The industrial area in Tuckers Cove on the Cow Head Peninsula presently
supports two small fish processing plants and a protected small boat harbor. It is
highly desirable to have an industrial area with room for expansion separated
from other conflicting land uses as is the case in Cow Head.
It is the policy of this Plan to encourage other industrial uses on the Cow Head
Peninsula in the designated Industrial Land Use Area, while discouraging other
non-industrial uses.
-
A Marine-Industrial Land Use Area is designated as indicated on Future
Land Use Map 2.
-
The permitted uses may include light industry, general industry, offices,
shop, and transportation uses.
-
Seasonal residences, mineral working and conservation uses may be
permitted at the discretion of the Authority provided that such uses do not
conflict with any existing or proposed industrial activities.
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4.0
IMPLEMENTATION
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4.1
PROGRAM OF DEVELOPMENT
The Municipal Plan sets forward a series of land use policies and goals which will
guide the development of Cow Head for the next decade. These objectives are
translated into physical form through two mechanisms, the standards set out in the
Development Regulations, and the long term capital works program.
The latter is a plan for major community expenditures and public works projects
that will be undertaken over the life of the Plan. Any such undertakings must be
coordinated with the long term municipal goals and must compliment them in
order to precipitate a desirable community form. Projects such as the installation
of water and sewer systems reflect the need for development but also determine
where development may occur, and so guides the physical growth of the town.
Capital works projects must be within the realistic financial capabilities of the
town but even if financing needs are undetermined for a long term project, it is
still necessary to indicate in the Plan the intention of undertaking that project.
There are several projects that the town intends to undertake during the next five
years. The Town Council, in conjunction with the Cow Head Recreation
Commission will draft a five-year master plan for recreation and will undertake to
obtain land that is central to the town for the development of a recreation
complex.
The servicing of Sunset Drive with water and sewer will create approximately 15
additional building lots by extending the services an additional 130 metres.
This Plan also reserves land in the vicinity of Sunset Drive as an area for future
serviced residential expansion.
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The Main Road through Cow Head is in need of resurfacing and Council will
actively seek to have the Provincial Department of Transportation carry out this
work before the 1992 Municipal Plan review.
Council intends to reconstruct and pave a 600-foot section of Pond Road in 1988.
It is also the intention to extend Parks Drive and Spruce Road during the 1987 -
1988 construction seasons.
The town will also undertake two long term projects, the construction of a new
fire hall and the acquisition of a new fire truck with a larger water capacity. Both
of these projects are important but not pressing and can be considered long term
projects.
The biggest ongoing project facing Council is the extension of the municipal
water supply intake to Big Pond. This would provide the town with plentiful
supply of clean water far into the future. The additional pressure from this system
would also expand the potential areas for residential expansion.
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4.2
PUBLIC WORKS
This program sets out the order of priority for Public Works in the Cow Head
Planning Area. It includes, but is not limited to, municipal public works and
forms the basis of the five-year capital works program and budgets as required
under the Municipal Grants Act.
PUBLIC WORKS
ESTIMATED
COSTS
ADMINISTRATIVE AND
FINANCIAL DEPENDENCY
1. Sunset Drive water and sewer and
road paving
2. Pond Road Resurfacing / Paving
3. Parks Drive / Spruce Road
Extension
4. Widening of By Roads
5. Main Road Resurfacing
6. Construction of Fire Hall
7. Acquisition of New Fire Truck
8. Development of Big Pond
Reservoir
9. Development of Recreation
Complex
$ 64,000.00
$ 26,000.00
$ 1,500.00
$ 1,500.00
$ 200,000.00
Unavailable
$ 70,000.00
One Million
Unavailable
Council, Dept. of Municipal
Affairs
Council
Council
Council
Dept. of Transportation
Council, Dept. of Municipal
Affairs
Council, Dept. of Municipal
Affairs
Council, Dept. of Municipal
Affairs
Council, Dept. of Culture,
Recreation and Youth
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4.3
ADMINISTRATION
a)
INTRODUCTION
The preparation, adoption, and approval of this Municipal Plan represents only a
part of the planning process. In other words, the Plan is not an end in itself nor
does it serve any useful purpose without being implemented.
The Municipal Plan must be implemented by means of the regulatory powers
conferred upon the Council by Section 37 of the Urban and Rural Planning Act
and such other statutes, enabling legislation and programs as may be applicable.
The Plan must serve as a continuing reference and guide to Council and its
officials in order to achieve the goals, objectives, policies, and programs which it
contains.
b)
DEVELOPMENT REGULATIONS
The direction and control of orderly land use is an important feature of the
community's planning program. For the purpose, development regulations are the
most effective tool. After the Plan is formally adopted, Council is required under
Section 37 of the Urban and Rural Planning Act to develop fully a scheme for the
control of the use of land in strict conformity with the Municipal Plan and any
further plans or development scheme. These must include land use zoning
regulations, subdivision regulations, and such other regulations in compliance
with the requirements of Part VIII of the Act as the Council may deem necessary
to control the use and development of land in accordance with the Plan.
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Essentially, zoning is a means of ensuring that the future land uses are in strict
conformity with the Municipal Plan, that they are properly situated in relation to
one another, and that they do not conflict with or adversely affect adjacent
properties. It directs new growth into suitable areas and protects property by
requiring that development afford adequate light, air, and privacy for persons
living and working within the Community. Zoning also allows for the control of
development directly in each area so that property can be effectively serviced by
means of a corresponding extension of the existing public services.
The implementing Land Use Zoning, Subdivision, and Advertisement Regulations
to be administered and enforced by the Council shall include:
-
the powers of Council including rules and administrative procedures
governing the Council's consideration of and decision on planning
applications;
-
rules and administrative procedures for appeal boards;
-
general development standards for all zones;
-
regulations governing advertisements;
-
regulations governing the subdivision of land covering but not limited to
subjects such as services to be provided, building lines, public open space,
design standards, and transfer of streets and utilities to the Council;
-
definitions of key words and phrases to be used in the interpretation of the
Regulations;
-
A classification of uses of land and buildings to be used in the Use Zone
Tables;
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-
Zone Tables tailored specifically for each use zone listing the permitted
and discretionary uses and the standards and conditions for development
in each specific zone;
-
Use Zone maps dividing the planning area into areas corresponding with
the zone tables.
As mentioned above in the Regulations, there are certain uses for each of the
zones which are primary and are permitted as a matter of right anywhere in that
particular zone. The issuing of permits for uses is straight forward and these uses
are subject to the requirements of the Regulations and any further conditions
imposed by Council. A discretionary use is one which may sometimes be
permitted in a specific zone where:
i)
the development would not be contrary to the general intent and purpose
of the Regulations, the Plan, or any other further scheme or plan or
regulations;
ii)
proper public notice has been given and Council is satisfied that it is not
against the public interest and will fit into the zone as a complementary or
non-damaging use;
iii)
Council is satisfied that the discretionary use is suitably located with the
zone proposed.
Permitted and discretionary uses will be listed individually for each zoning
category in the Land Use Zoning Regulations.
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c)
CONTROL OF DEVELOPMENT
Council will exercise proper control over all development within the Planning
Area in accordance with this Plan and the Development Regulations.
Any person wishing to develop* or subdivide land for any purpose within the
Planning Area shall make application on the prescribed forms to Council for
permission. It is important to note that the Council will require a separate permit
to be obtained by the developer for the subdivision** of land. All new
development or redevelopment as well as any change of use or intensity of use or
alteration or improvement to any land or existing building will require a permit
from the Council. In addition, a separate permit will be required for all building
work and the occupancy of a building. A building permit will not be granted until
a development and/or subdivision permit has been obtained.
Council may grant outline permission, sometimes called approval in principle, to
enable a developer to test a proposal without having to go through the expense of
preparing detailed plans.
If the Council is in favour of the proposal, permitted and discretionary uses will
be listed individually for each zoning category in the Land Use Zoning
Regulations.
_________________________________
*The Urban and Rural Planning Act should be referred to for the precise
definition of "development".
**Subdivision means that dividing of any land whether in single or joint
ownership into two or more pieces for the purpose of development.
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d)
CAPITAL WORKS PROGRAM
In an effort to ensure that adequate funds are available at the appropriate time to
implement each feature of the municipal plan, Council shall prepare and submit
every year a five-year forecast of their anticipated capital expenditure
requirements. This will be done in compliance with Section 9 of the Municipal
Grants Act.
37
5.0
PLAN MAPS
38
5.1
EXPLANATION
In order to further the development of an orderly economic and attractive
development pattern, the Planning Area is divided into groups of complementary
land uses having related function which do not ordinarily interfere with each
other, constitute mutual nuisances or hamper each other's activities. The general
land use designations are set out on Future Land Use Maps 1 and 2, which form
part of this Municipal Plan.
The intent of the Plan is to guide development into these land use designations,
thereby separating activities that have conflicting requirements and functions.
Residential and Mixed Development areas are located where they may benefit
from existing services and local resources, and the resulting pattern of uses has
been derived with the intent of preserving important natural features. It must be
stressed that it is not the intent of this Plan to segregate land uses for the sake of
such segregation but only for the purpose of preventing conflicts in development
and to create environments where the optimum functioning of each group of
activities may be achieved.
It is also the intent of the Plan to improve the local road system so that it provides
a safe and efficient network for the movement of people and goods.
39