Ferryland, Newfoundland and Labrador
· adopted 2013-05-10
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Town of Ferryland
Municipal Plan 2011-2021
Prepared for
The Town
of Ferryland
Prepared by
Ill
CBCL UMITED
Dec 2012
Project Number
113043.00
Urban and Rural Planning Act
Resolution to Adopt
Town of Ferryland Municipal Plan
2011 - 2021
Under the authority of Section 16 of the Urban and Rural Planning Act 2000, the Town
Council of Ferryland adopts the Ferryland Municipal Plan 2011-2021 .
.
5+h
Adopted by the Town Council of Ferryland on the
day of fe61-"'Ut1.1"j , 201,i.
Signed and sealed this
5-fA.
day of d~ , 201$.
Mayor:
¼, ~if
Clerk:
~)L/
Canadian Institute of Planners Certification
I certify that the attached Municipal Plan has been prepared in accordance with the
requirements of the Urban E!_nd Rural Planning Act 2000.
(
Urban and Rural Planning Act
Resolution to Approve
Town of Ferryland Municipal Plan
2011 - 2021
Under the authority of section 16, section 17 and section 18 of the Urban and Rural Planning Act
2000, the Town Council of Ferryland
a)
b)
c)
adopted the Ferryland Municipal Plan 2011-2021 on
theSth
day of fehn1,1201.J.
gave notice of the aloption ~f the Ferryland Municipal Plan by advertisement inserted
on the ,J.Sfh day1nd~~t'/fday of /f}anh , 2013 in the Telegram . .::IY1Sh Jcty /};of
set ;.['"h li'lo.rGh J.al3at the loWN J/a! t , Ferryland, for the holding of a public
hearing to consider objections and submissions.
Now under the authority of Section 23 of the Urban and Rural Planning Act 2000, the Town
Council of Ferryland approves the Ferryland Municipal Plan 2012- 2022 as adopted.
SIGNED AND SEALED this day of af r/1
J. n1d
, 2013.
Mayor:
Clerk:
- ---------~----,,.~--
Municipal Pinn/Amendment
REG]Sl'ERJEIO>
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Number S8{) ·- 20 3 - ()2__!
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Contents
1.0 Introduction .................................................................................. 1
1.1
The Purpose of a Municipal Plan ................................................. 1
1.2
Planning Area .................................................................... ........ 1
1.3
The Planning Process ............ ............... ....................................... 1
1.4
Implementation ............................................. ........ .. .................. 2
1.5
Reviewing and Amending the Plan ................................ .............. 3
1. 6
Organization ................ ....................................... ....................... 3
1. 7
Interpretation .... .................................................................. ...... 3
2.0 Planning Context ............................................................................ 4
2.1
Historical Context ............................................ .......................... 4
2.2
Economic Context .............................. ........................................ 6
2.3
Social Context ..................................................... ....................... 7
2.4
Environment ................................................................ .............. 8
2.5
Municipal Services ................................................................... 10
3.0 Vision & Planning Goals ................................................................ 12
3.1
Community Vision Statement .................................... ................ 12
3.2
Community Wide Goals ............................................................ 12
4.0 Com munity Wide Policies ............................................................. 14
4.1
Objectives ............... ..... ................................................ ............ 14
4.2
Policies .............................................................. ...................... 14
5.0 Managing Land Use ...................................................................... 19
5.1
Residential ....... .. ..................................... , ............... ................. 20
5.2
Objectives ............................... ........ ......................................... 20
5.3
Residential Policies ................................................... ............... 20
5.4
Mixed Development ..................... ............................................ 21
5.5
Objectives ................................................................................ 21
5.6
Mixed Development Policies ..................................................... 21
5. 7
Heritage Area ........ ....................... ................... ................... ..... 22
5.8
Objectives ................. ............................................................... 22
5.9
Policies ................................................... .. .... ............. .............. 22
5.10
Open Space Conservation ......................................................... 26
5.11
Objectives .............. ......................................... , ....... ................. 26
5.12
Open Space Conservation Policies ............................................. 27
5.13
Rural ....................................................................................... 27
5.14
Objectives .................................................... , ....... ................. ... 27
5.15
Rural Policies ............................. ................... ........................... 27
5.16
Protected Watershed ............... ........... ..................................... 28
5.17
Objectives ........................ ................... ............... ........ , ............. 28
5.18
Protected Watershed Policies ................. ......... ................ , ........ 28
6.0 Services & Infrastructure .............................................................. 29
6.1
Objectives ................................................................................ 29
6.2
Transportation ......................................................................... 29
6.3
Drinking Water ........................................................................ 29
6.4
Storm and Wastewater ............................................................ 30
6.5
Municipal Infrastructure Policies (Solid Waste) ......................... 30
7 .0 Implementation ........................................................................... 31
7.1
Administration of the Municipal Plan ........................................ 31
7.2
Development Regulations ......................................................... 31
7.3
Public Consultation .................. ................................................ 32
7.4
Amending and Reviewing the Municipal Plan .............. .............. 33
7.5
Municipal Land Assembly ......................................................... 33
7.6
Municipal Budget and Capital Works Program .......................... 34
Appendices ......................................................................................... 35
8.1
Appendix A Flood Information Map .......................................... 35
8.2
Appendix B Future Land Use Map ............................................. 36
ii
...
1.1
The Purpose of a Municipal Plan
The Ferryland Municipal Plan is Council's comprehensive policy document for the management
of growth and development within the municipal planning area over the ten year period from
2012 to 2022. The Plan repeals and replaces the Town of Ferryland Municipal Plan: 1998-2008.
The Plan sets out policies for the management of development in the community. Through the
Plan, Council aims to protect the historic character of Ferryland's landscape, promote the health
and safety of residents, support the local economy and protect the environment through the
efficient utilization of land, water and other resources.
The Municipal Plan sets the vision, goals and objectives for community development and
includes written policies and the Future Land Use Map. Development Regulations implement
Town policies through specific standards and requirements that ensure land is controlled and
managed in accordance with the Plan.
1.2
Planning Area
The figure to the right shows the Municipal
Planning Area for the Town of Ferryland. The
Planning Area is governed by Town Council, which
exercises control over all development, watersheds
and amenities of the municipality.
1.3
The Planning Process
The Ferryland Municipal Plan review process was
undertaken in accordance with the Urban and
Rural Planning Act, 2000. Relevant planning and
land use issues have been reviewed including a
review of current land use, demographic, economic
and environmental information.
The residents of Ferryland were also consulted and given the opportunity to provide feedback to
the Plan review process. On September 20, 2011 , a public meeting was held at the Town Hall.
The event was well attended and confirmed the community's interest in the preservation of the
historic area of the community, and a desire to continue to improve the Town's water, sewer and
recreation services. The consultation process also included contact with various government
agencies and other relevant community organizations such as the Colony of Avalon Foundation.
The Plan preparation and approval process is shown in the following figure. The Draft Municipal
Plan and Development Regulations are submitted to the Minister of Municipal Affairs for review
for conformity with Provincial policy and law. When that review is complete the Municipal Plan
may be formally adopted by resolution of Council under Section 16 (1) of the Urban and Rural
Planning Act, 2000. Council then gives notice of a public hearing on the Municipal Plan. At the
public hearing the Commissioner appointed by the Council will hear representations and then
prepare and submit a report to Council together with copies of all submissions taken at the
hearing.
Planning Process for the Trinity Bay North Municipal Plan
.. - - -
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0
Research &
Analysis
Stakeholder &
Public Consultation
Draft Plan &
Mapping
Plan
Review
Municipal Plan
Approved
1\ssessmcnc of Ct11"ret11
planning contexts, uses and
interests. review of past
wwnscape a11d dcw:lupment
srudics, and assembly of GIS
mappi11g data.
Co11s11/tacio11 with residents,
Council, provincial a_gcncics,
local organizations, and other
srokelroldcrs.
·1ow11 vision, goals and
objeccivcs, plan policies and
mapping prepared for tire
updated Municipal Plan
Development Rcgu/ulions
prepared to implement plan
policies.
Department of Municipal
Affairs reviews Plan for
conformity with Provincial
policy and law.
Council considers drafr /'Ion,
adopts Plar1, und appoints a
Commisioner W froid a public
/reari119.
Council considers
Cornmisioner's report,
approves Pion, submits Plan
to Municipal Affairs for
registratio,1. and pub/is/Jes
Notice of A{lprova/ in the
Newfoundland Gazette.
Council then considers the Commissioner's report and recommendations and may approve the
Plan, or approve it with recommended changes. Council then submits the Municipal Plan and
Development Regulations to the Minister of Municipal Affairs to be registered in a planning
registry established in the Department. The Plan comes into effect on the date notice of its
registration is published in the Newfoundland and Labrador Gazette.
1.4
Implementation
2
When a Municipal Plan comes into effect, Council is required to prepare regulations for the
control of the use of land in the form of Development Regulations. These regulations are
prepared and approved at the same time as the Municipal Plan, and like the Plan, may be
amended at any time to include new land uses and specific regulations to guide development
within the Planning Area.
Introduction / CBCL Limited
Day-to-day administration of the Municipal Plan and Development Regulations is conducted by
staff members authorized by Council who issue permits for developments approved by Council.
Staff also make recommendations to Council on matters pertaining to development in
accordance with the Municipal Plan and enforce the regulations.
1.5
Reviewing and Amending the Plan
Under the Urban and Rural Planning Act, 2000 Council must review the Plan every five years
from the date on which it comes into effect, and if necessary, revise it to reflect changes in the
community that can be foreseen during the next 10-year period. The Plan may be amended as
necessary prior to the five-year review in response to new development proposals, changed
policies, or community priorities. Such amendments must follow the process outlined in Sections
14 to 24 of the Urban and Rural Planning Act, 2000.
1.6
Organization
The Plan consists of introductory sections that present the background to the planning process
and the context for planning in Ferryland. It includes a statement of the future vision and goals
for the community, followed by specific objectives and policies that apply throughout the Town,
and more specific policies that apply to particular areas of the town, types of development and
municipal services.
The final section addresses the Implementation of the Plan. It includes matters regarding the
administration of the Plan and Development Regulations. Finally, the Plan includes a Future
Land Use Map that sets out broad categories of land use within the community.
1.7
Interpretation
Throughout the Plan, maps and graphics are used to illustrate information or policies. These
graphics, while part of the plan, are meant to be illustrative only.
In this Municipal Plan:
Council shall mean the Council of the Town of Ferryland.
Municipal Planning Area shall mean the Ferryland Municipal Planning Area.
The Plan shall mean the Ferryland Municipal Plan
Town shall mean the Town of Ferryland.
The boundaries between the different land uses designated in the Municipal Plan are meant to
be general, except in the case of roads or other prominent pl,ysical features where they are
intended to define the exact limits of each category of land use.
3
2.1
Historical Context
Ferryland is one of the oldest and most historic settlements in Newfoundland. First used as a
fishing station by the French, Spanish and Portuguese, Ferryland was the site of English
colonization in the Seventeenth Century, and was one of the most important fishing-ship ports in
Newfoundland until the early 1800s. Since the 1700s, Ferryland has served as an important
fisl1ing, trade and regional services centre for many Southern Shore settlements. 1
Founded in 1621 by Lord Baltimore, the town was chosen by Lord Baltimore to be the capital of
the Province of Avalon, a colony he created to imitate Old Avalon in Somersetshire, England.
Destroyed in the 1696 by the French, the original site of the colony is today the site of an active
archaeological investigation that is uncovering the fascinating story of the early settlers. The
Colony of Avalon Foundation manages the archaeological site, an interpretation centre (formerly
the Parish Hall), gift shop and replica kitchen and garden and conducts interpretive tours and
hosts other events.
As a Town, Ferryland has a unique and
distinctive landscape, much unchanged
since the first English and later Irish
settlers arrived on it shores. An excerpt
from Lovell's Newfoundland Dictionary
written in 1871 still holds true today, even
as the community has expanded north and
south along the Southern Shore Highway.
·- .:: / ''T:hEfJa.nd --about-F~rryland· is rather.lbw,
;Jrou~r und~latir1g;. and ct great deal :'-'!fit is ·
- under cultivafion.· The town is very prettily- ·,''
:: ' situatE}d, and be~r~ the ~vidence of its past
-,·
history in its ruined batt~'ries and in its
gener~ltone of respectability." .... . .. ·
'. 4 ovel!'s NewtoundlandDictionc1ry (1871) '
Residents of Ferryland have a strong attachment to the landscape - particularly the peninsula
that juts out into the Atlantic forming Ferryland Harbour - the grassland of the Ferryland Downs,
to the iconic Ferryland lighthouse. Spectacular views of the area can be seen from the "Gaze", a
steep hillside overlooking the harbour contributes to this unique landscape. In 1997 when the
first Municipal Plan was prepared, attachment to the unique landscape of Ferryland stood out as
1 Encyclopedia of Newfoundland and Labrador.
4
Planning Context / CBCL Limited
an important part of the community identity and much of the original plan incorporated measures
to preserve and protect these landscape features. Consultations held as part of the 2011
review, also re-affirm this attachment, even in the face of pressures and rising property values,
to permit construction of buildings in areas such as the Ferryland Downs.
Development Pattern
The built environment of Ferryland consists primarily of single dwellings. Commercial and public
buildings are located along the main highway, mixed with residential development. The two
residential areas of the Town - physically separated by the Gaze - include the older area to the
south where most of the community's commercial services such as the grocery and building
supply stores, the medical centre, DFO and RCMP offices, are located; and to the north of
Ferryland Harbour, where there is a restaurant, the Town Hall and the school. At the foot of the
Gaze the historic buildings of Ferryland, including tl1e Church, former Convent and museum are
located along the highway. The Colony of Avalon, the premises of the Southern Shore Folk Arts
Council, parking, Festival grounds, the public wharf, and other visitor services occupy lands
between the Pool and the highway.
. '
I
---
Ferryland Development Pattern (1988)
:"'····
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The development pattern of
Ferryland has been
significantly constrained by
both the ocean and steep
flanking slopes. Wedged
between the ocean and these
slopes, however, is a small
shelf of land with space for the
main road and potential
development on the west side
only. First settlement in
Ferryland was fixed on the
core piece of land between the
Downs and the Gaze ( 1).
Eventually, development
spread north and south of this
area along what is now the
Southern Shore Highway (2
and 3). For the most part, the
majority of all buildings and
structures are situated on or
near the main road , with the
exception of fingers of
development off the main road
along streets such as
Merrymeeting Road, Horsenap
Road and short streets to the
. : .
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southeast of the Southern Shore Highway.
5
2.2
Economic Context
6
Tourism
Efforts of the Town to preserve the natural
landscape of Ferryland from the Pool to the
Ferryland Lighthouse, combined with a relatively
undisturbed coastline, contributes significantly to
a growing tourism industry in the Town and in the
region. The refurbishment and re-use of the
Ferryland Lighthouse by a local entrepreneur
offering picnics, relies heavily on natural
landscape features as part of the visitor
experience. The East Coast Trail - 540km of
wilderness trail from Cape St. Francis to
Aquaforte - includes Ferryland's coastline. The
Trail system has garnered world attention and
was recognized by the National Geographic as
the world's best coastal destination. The Colony of Avalon's continuing efforts to attract visitors
to an evolving program of active archaeology, tours and re-creations of early settler's ways of
life continue to generate economic spinoffs in the community. The Southern Shore Folk Festival
has refurbished and restored the former Kavanagh Premises (a Municipal Heritage Site) and
offers an ever expanding program of music, theater and other events.
Tourism research conducted by the
Department of Tourism, Culture and
Recreation shows that visitors travel to the
province to experience nature, history and
culture. The variety and quality of tourism
assets in Ferryland satisfies these three
desires, in an ever expanding, high quality
product. The proximity of the Town and the
southern shore region to St. John's - a
primary destination for most travellers to the
province - is well positioned to continue to
attract day-travel and post
-
.'itt
conference/convention tourists, as well as an increasingly affluent population in the Northeast
Avalon.
As a community, the Town will need to continue to capture economic and employment benefits
from the tourism sector through the provision of services, accommodations and attractions. Yet
care must also be taken to ensure that the assets of the community that contribute to, and are
intrinsically part of what attracts visitors to it, are maintained over the long term.
Employment and Economy
While no longer the main generator of
employment and income in the community
that it once was, the fishery continues to
exist and support the livelihood of a
number of Ferryland residents. Ferryland
Harbour remains a Fisheries and Oceans
Small Craft Harbour, managed by a local
Harbour Authority. Fishers still use the
federal wharf as well as smaller premises
in the Pool.
In addition to tourism-related businesses,
Planning Context / CBCL Limited
the Town continues to be a service centre for a number of Southern Shore communities with a
supermarket, building supply store, a detachment of the RCMP, medical and dental clinics, a
pharmacy, ambulance service, offices of several provincial agencies, a restaurant, a
construction company, suppliers to the fishing industry, and a number of other small business
establishments. The Plan should support the continuation and expansion of existing businesses
and provide for a wide range of potential business enterprises along the main highway corridor
through the Town.
Offshore oil and gas supply industries at Bay Bulls are contributing to employment growth within
the southern shore region . As this continues, Ferryland may experience some new development
and population as the Town is within a reasonable commuting distance from Bay Bulls.
2.3
Social Context
Population
Population of Ferryland
by census period, 1986 - 2006
The population of Ferryland has been in
decline for over two decades, declining from
855 residents in 1986 to 465 in the most
recent (2011) census. The change is
occurring through outmigration , as younger
people in their 20s move elsewhere to
acquire employment. Natural population
increase is at zero with just about the same
number of births as deaths as was the case
1000 ~ --- -------- -----
-
in 2010. At the same time, the remaining
population is aging, and the community has
a higher percentage of older adults. Overall,
the median age in Ferryland in 2006 was 44,
700
600
500
400
300
200
100
0
slightly higher than the provincial median age of 41.7.
1986
1991
1996
2001
2006
The population changes are also affecting enrollment at the local school. Baltimore School
accommodates children from Kindergarten through Level Ill. There are currently approximately
7
322 students enrolled in the school and many of those are from the surrounding communities.
Like many rural schools in the province, school enrollment continues to decline.
Housing
An aging and declining population presents a
number of challenges for the Town. Fewer
people mean declining school enrollments and
less demand for local products and services. An
aging population will also have an increased
demand for health care and certain forms of
housing as older residents begin to downsize to
smaller homes. Not only will they want smaller
units, they will also look for assisted living
accommodations with a range of care options
provided.
The existing housing stock in Ferryland is in
good condition and properties are well
maintained. Almost half of the current housing
stock was built prior to 1971. New construction
peaked during 1970s and 1980s, with 35
dwellings built in each decade. Since then, the
annual rate of home construction has declined.
Thirty new dwellings were erected in the 1990s,
while only ten were built between 2001 and
2006. With the opening up of land in the
northern part of the community along the
Southern Shore Highway since 2006, several
new homes have been constructed in this area.
Population Pyramid of Ferryland
% of population by age group and gender, 2006
90+
~
-
85-89
80-84
75-79
70-74
65·69
60-64
55-59
.;:::::::::: :::::::-----
50-54
45-49 ----.-
-- -- -- -- ---- ........
- -- -- -- -- -- -- .- .-~-
40-44
35.39
30-34
25-29
----
20·24
15-19
10-14
5-9
0-4
8
4
0
4
Male e e Female
Source: Community Accounts
Much of the developable land in Ferryland has been developed, although there are opportunities
for infill development along existing streets. One area that could accommodate new
development has been identified off the Southern Shore Highway to the south of the school.
This area could be promoted to attract new families to the community.
2.4
Environment
8
Climate and Climate Change Vulnerability
In 1996, the Department of Environment and
Conservation conducted a Flood Risk
Mapping Study which identified several
areas of the community which are prone to
flooding as a result of storms having a
combination of high onshore winds, high
tides and heavy rainfall. The areas identified
to be most at risk from flooding of this
8
Planning Context / CBCL Limited
nature were the areas from the Colony of Avalon Interpretation Centre to the archaeological dig
at the Pool. Also affected is an area on the north side of Ferryland Harbour near the wharf and
slipway. The report documented past flood events and predicted the extent of one in twenty and
one in one hundred-year floods. Such predictions, along with the recorded actual events, pose
constraints to development in these areas. In 2009 and in 2010, severe storms resulted in
collapsed seawalls and the flooding of a section of the harbour-side road. In 2011, Hurricane
Igor caused severe damage to the road to the Pool, and wharves on both sides of the harbour.
While costly repairs have been
undertaken, and more are needed,
the predictions around climate change
suggest that storm events are likely to
occur more frequently and be of
increased intensity in the future.
Combined with an expected 0.5m rise
in sea level over the next 50 years,
more severe flooding is likely to
occur. In addition to ocean impacts,
increased stormwater runoff also has
potential for damages when culverts
and streams overflow during intense
storms.
N A
Flood Information Map
Ferryland has critical infrastructure
that needs to be protected and
adapted to withstand the impacts of
severe weather events. It is
conceivable that in future, repairs to
the road to the Pool will prove so
costly, that abandonment might be an
option for consideration. This would
require the relocation of the remaining
residential properties at the Pool, and
would have considerable economic
repercussions for the Lighthouse
Picnic and Colony of Avalon
Foundation. The Colony of Avalon
Visitor Centre, Gift Shop, marine
infrastructure and the premises of the
Folk Arts Council are all at significant
risk from future storm surge and
flooding impacts. At the Pool, and
along the road to the Pool, measures
Source: Environment Canada, Newfoundland Department
of Environment and Labour, 1997
9
have been taken to prevent future damages, but these areas continue to be vulnerable. On the
north side of the harbour, the low lying area around the waterfront and inland are also within the
1 :20 year floodway.
Measures will be required to manage the risks of damage, such as preventing development -
particularly residential uses - in known floodways and adapting existing buildings and structures
to withstand impacts. New structures, where located in areas prone to flooding, should be
required to be designed to take into account rising sea levels and incorporate floodproofing
measures.
Updating the Flood Risk Mapping should be carried out and incorporated into the Plan as it
becomes available, and efforts made to continuously monitor the vulnerable shoreline and other
areas.
2.5
Municipal Services
10
A portion of residential development in the community is serviced by the municipal water
system. A sufficient supply of potable water comes from Deep Cove Pond, where intake
improvements have been made during the past decade. The distribution system extends from
the Town boundary in the north, south along the Southern Shore Highway to south of Quarry
River. The sewer system is more limited, supplying the older area of the Town, mainly in the
Valley area.
The Town maintains approximately 11 kilometres of roads, a number of which are unpaved and
in poor condition. However, in recent years, some streets have been upgraded and paved and
the Town continues to invest in street improvements as financial resources permit.
The Southern Shore Highway is part of the provincial highway system, and serves as the
community's main street. This road is in generally good condition, but in several key areas
pedestrian safety is an issue where there are no sidewalks. These areas include the historic
area between the Museum and the Colony of Avalon, and south to the Foodland.
Ferryland's former waste disposal site has been closed for a number of years. With the
implementation of the Newfoundland and Labrador Provincial Waste Management Strategy,
towns along the Southern Shore, including Ferryland, are transporting their waste and recycling
to the Regional Integrated Waste Management Facility at Robin Hood Bay. While the former
waste disposal site in Ferryland has been closed, Provincial environmental policies require a 1.6
km buffer around the old waste disposal site be maintained and all proposed development within
it be referred to the Department of Environment and Conservation for evaluation.
Ferryland provides fire protection services for itself and for other nearby communities through a
volunteer fire brigade.
Planning Context / CBCL Limited
Recreation facilities in the community are limited to a sports field at the Colony of Avalon site
that doubles as the site tor community festivals, and sports fields next to Baltimore High School.
During the consultations, some concern was expressed that the Town should place greater
emphasis on ensuring maintenance of existing fields as well as access, particularly to the
playing field at the Colony of Avalon site for the youth of the community. As the population ages,
the Town will be challenged to provide recreation facilities that cater to the divergent needs of
fewer and fewer young people, while also addressing the needs of an increasingly older age
cohort. The Town will need to consider how existing facilities can be modified tor multipurpose
uses.
11
3.1
Community Vision Statement
..... ·.ourfuture.vi~ion of Fer~yla~8:l~pf a c9mm~nitythc1t §.9nt\qq~s,Jq oe -- c1 .. pJ~ce· whereJ>t=opleJ~el
;\' \' _at. home\and' Where Visitors. feei Wei;c:om<3i.AS a'.Jpwn;'.:we -will have a high Jevei of municipal .
services, a commercial sector that-,provides goods, s~rvices,-and employment, and a quality
living environment that encourages active, healthy lifestyles': As··a regidnal centre for culture and
. 'tourfsm.·on the southern shore, \Ne\Vill .- continueJo.prot~ctthe scepicvie\ft/san~-··lands.cape~·.of .
. - Ferr.ylanditl:iat 'are intrinsic :tci our co,mmuriityiciJntitya,nd key to' ouvecb~'on,ic 'prosperif~-- ).
3.2
Community Wide Goals
12
The Town will pursue the following community-wide goals:
Manage growth and development in a sustainable manner
Council will maintain municipal infrastructure, provide a high level of municipal services and
carefully manage municipal infrastructure assets, balancing investment to extend municipal
water and sewer services with the need for ongoing maintenance to ensure quality potable
water, safe streets, waste disposal and recreation facilities.
Preserve and promote the Town's rich heritage and cultural resources
Council will protect historic landscape features, promote the heritage and cultural resources of
Ferryland and continue to support the development of the community as a regional tourism
destination.
Vision & Planning Goals / CBCL Limited
Practice principles of environmental stewardship
Council will incorporate environmental stewardship into its decision-making to protect the
natural environment, waterways, wetlands and coastlines that contribute to a sustainable and
healthy community.
Recognize, anticipate and plan for the impacts of a changing climate
As a coastal community Ferryland is vulnerable to rising sea levels and more frequent and
intense storm events. Council will ensure that new development is planned for safe locations
away from vulnerable areas and take efforts to protect existing developed areas that are at risk
of damage from storm surges and flooding.
Foster public health, recreation and safety
The quality and design of the built environment of communities has a direct impact on
community health. Council will ensure that community health, well-being and safety are
considered in the design and management of public spaces, and in the evaluation of proposals
for development.
Create a supportive environment for community economic development
Council will encourage business development by ensuring that lands are available in
appropriate locations in the community to accommodate a range of commercial enterprises.
13
4.1
Objectives
The Town will pursue the following land use objectives in order to achieve its community-wide
goals:
-
To provide opportunities for a variety of types of development that can be economically and
safely serviced;
-
Ensure that development occurs in an efficient, environmentally safe and responsible
manner.
-
Provide opportunities for community economic development.
-
Protect the cultural and heritage resource assets of the community.
4.2
Policies
14
The following policies shall apply to development throughout the Ferryland Planning Area:
Policy G-1
Growth Management and Municipal Services
Council will ensure that new development will not create unreasonable servicing demands or
costs for roads, water and/or sewer services. New development, where possible, must be
connected to municipal water and sewer services by the time of occupancy if such services are
available.
Policy G-2
Groundwater Protection
Where development is proposed that will rely on private septic systems and groundwater as a
source of drinking water, it must be demonstrated to the satisfaction of the Council and the
Government Service Centre of Service NL, that the site has the capacity to bear such services
over the long term without adverse on or off-site impacts.
Unserviced subdivision development will be required to assess groundwater quantity and quality
in accordance with the Provincial Department of Environment and Conservation Groundwater
Supply Assessment and Reporting Guidelines for Subdivisions Serviced by Individual Private
Wells, 2009.
Community Wide Policies / CBCL Limited
Policy G-3
Road Frontage and Access
All development must have access to and frontage on a public street, the standards for which
shall be set out in the Development Regulations. Where new roads are proposed as part of a
development, they must be constructed, at the developer's expense, to Council standards
before the development proceeds. Ownership of new streets and service infrastructure will be
required to be transferred, at no cost to the Town, upon satisfactory completion.
Council will ensure development makes the most efficient use possible of existing roads and
infrastructure and that pedestrian access and safety are considered and incorporated into the
design.
Development along the Southern Shore Highway will not be permitted if it would create a safety
hazard or impair the functioning of the highway.
Policy G-4
Backlot Development
1. Notwithstanding Policy G-3, limited backlot development may be considered in areas
designated for residential and mixed use on the Future Land Use Map. Such development
may be considered where:
a) There is sufficient land for a lot to be developed, but topography or other constraints
would preclude development of adjoining lands on a more comprehensive basis;
b) The lot will have adequate access to an existing public street;
c) There is no objection from abutting property owners who may be affected by the
proposed development.
2. Backlot development will not be permitted where it would prevent future development of
adjoining undeveloped lands.
Policy G-5
Compatible Development and Temporary Uses
It is the policy of Council to ensure that new development, including temporary uses such as the
parking of vehicles or trailers, will not adversely affect existing land uses by causing a hazard or
nuisance such as excessive traffic, noise, dust, odour or unsightly appearance.
Policy G-6
Protection of Archaeological Resources
Council shall consult with the Provincial Archaeology Office, Historic Resources Division,
Department of Tourism, Culture and Recreation, before undertaking municipal works or
considering the applications for development that is proposed to occur on undeveloped land
within the community where historic resources may be present.
Policy G-7
Protection of Underwater Historic Resources
While generally outside the jurisdiction of local governments, the Town has an interest in
ensuring that underwater historic resources are protected. Council will approach the Provincial
Archaeology Office, Historic Resources Division, Department of Tourism, Culture and
Recreation, to discuss ways to provide protection to historic resources in the waters of
Ferryland Harbour, as well as off Ferryland Head and Crow Island.
15
16
Policy G-8
Home Occupations
It is Council's intent to foster the growth of small businesses as home occupations. Businesses
in the form of home occupations may be considered in any residential dwelling in any land use
designation. Business uses that consist only of an office in a dwelling will be permitted.
Businesses operating as home occupations shall not be highly visible, generate traffic, noise,
odours or create any potential hazards, by virtue of the nature of the business, to surrounding
properties.
Policy G-9
Landscape Alteration
Activities such as filling in of low lying or steeply sloped areas or cutting into hillsides to expand
useable land area can have significant impacts on wetlands, natural drainage, stability of
slopes, result in erosion and create visual eyesores in the community.
Alteration of steeply sloped hillsides through the deposition of fill or by excavation, whether for
the purposes of creating land suitable for development or not, shall be prohibited. Land
disturbance that is not part of an approved development may require application, review and
approval by the Town. Council may require an assessment of geotechnical aspects, visual and
environmental impacts, as well as impacts on adjoining properties of proposals resulting in
alterations of the landscape. Where alterations to the landscape are approved, financial
guarantees may be required to ensure that adequate site rehabilitation and/or landscaping is
undertaken.
Policy G-1 O Waterways, Waterbodies and Wetlands
The Town recognizes the natural and recreational value of rivers, streams, wetlands, and
ponds. It shall be a policy of Council to protect the quality of local streams, rivers and wetlands
by ensuring that all necessary Federal and Provincial approvals for development, including
appropriate building setback requirements, have been obtained prior to issuing approvals or
permits for development near these sensitive areas.
Policy G-11 Development in Areas Vulnerable to Flooding
Proposals for development of lands located within flood zones identified on the 1997 Flood
Information Map included in Appendix A (or any subsequent revisions), are subject to the written
approval of the Minister of Environment and Conservation under the Water Resources Act.
Lands located in the designated floodway (1 :20 year flood zone) are primarily meant for
conservation, docks, recreational open space. No residential development will be permitted in
the 1 :20year floodway.
In order to minimize personal and property damage, particularly within areas identified as being
in the floodway fringe (1 :100 year flood zone), Council may require that soil conditions be
assessed by a competent professional and that certain classes of buildings have been certified
by a professional engineer. Additions, modifications, enhancements and improvements to
existing structures where there is an increase in the floor area within the flood plain, will be
assessed for suitability in the same way as new development would be assessed.
Community Wide Policies / CBCL Limited
Policy G-12 Structures in the Flood Risk Areas
A structure in any identified Flood Risk Area can only be permitted where:
a) The ground floor elevation of the structure is higher than the 1 in 100 year flood level;
b) The structure will not interfere with the flow of water or displace water such that it creates a
worse flooding situation for other properties;
c) The structure and the associated utilities have been designed and constructed in
accordance with the approved flood proofing guidelines of the Department of Environment
and Conservation and entrances and exits from the building can be safely used without
hindrance in the event of a flood;
d) The proposed use of the building and site will not involve any storage of pollutants such as
fuels, chemicals etc., and;
e) The development is in accordance with any additional conditions which may be set out for
the specific project and included in a permit issued under Section 48 of the Water Resources
Act.
Policy G-13 Climate Change Impacts
It shall be a priority of Council to continue to work with the Departments of Environment and
Conservation and Municipal Affairs to monitor and assess the impacts of climate change such
as sea level rise , and implement measures to increase the resiliency of the infrastructure and
the community generally to these impacts.
Policy G-14 East Coast Trail
Council recognizes the importance of the East Coast Trail as a regional and community asset. It
shall be the policy of Council to ensure that development is set back from the trail in a manner
that preserves the integrity of the trail. Council may require an undisturbed natural area as a
separation buffer between a development and the trail, the requirements for which will be
established in consultation with the East Coast Trail Association.
Policy G-15 Waste Disposal Site Referral Buffer
In accordance with Provincial environmental policies, it shall be the policy of Council to maintain
a 1.6 km buffer around the former municipal waste disposal site, within which all proposals for
development will be referred to the Government Service Centre of Service NL for evaluation.
Policy G-16 Non-conforming Uses
In accordance with the Section 108 of the Urban and Rural Planning Act, 2000, Council shall
recognize tl1at any development or land use that legally exists on the day this Plan comes into
effect, may continue. Where a building or use exists which does not comply with the intent of
the Plan, it shall not be substantially expanded. Minor extensions may be approved, and a
change from one non-conforming use to a more acceptable use may be permitted.
Policy G-17 Public Utilities and Telecommunications Uses
The location and placement of utilities, including telecommunications structures may be
permitted throughout the Planning Area. Council will consider the visual impact of such utilities
and may require appropriate screening and buffering or other measures to minimize any
negative visual or other impacts.
17
18
Policy G-18 Parking and Loading
Council shall ensure that commercial, industrial and public buildings provide adequate off-street
parking and loading spaces, the standards for which will be set out in the Development
Regulations.
Policy G-19 Signage within the Community
Signs and advertisements erected in the town shall be of high quality and located and
constructed in a safe manner in accordance with Town standards.
The Municipal Plan identifies and designates lands within the Planning Area into the following land
use designations which are shown on the Future Land Use Map in Appendix B. They include:
Mixed Development
Open Space Conservation
Residential
Rural
Heritage Area
Protected Water Supply
Policy LU-1 Interpretation of Land Use Designations
The boundaries between land use designations on the Future Land Use Map coincide wherever
possible with roads, fences, property lines or other prominent physical features. Where any land
proposed for development appears to be within two or more land use designations, Council may
interpret the Future Land Use Map, consider the goals, objectives and policies of this Plan, and
determine the development to be wholly contained within one land use designation, without
amendment to the Future Land Use Map.
;g
5.1
Residential
The residential land use designation
has been applied to existing areas
of residential development. Within
residential areas, other uses, such
as small-scale agricultural uses
(e.g. pastures and gardens) occur.
Much of the residential development
in the community is serviced by the
municipal water system that extends
from the Town boundary in the
north, south along the Southern
Shore Higl1way to south of Quarry
River. Municipal water and sewer
service is provided to residential
I
I
areas in the "Valley". Within the existing residential areas, there is potential for infill
development, as well as new subdivisions on sites that are suitable for development. The
residential designation provides for residential development in serviced areas and for additional
lands for residential expansion in areas that can be serviced from the existing system .
5.2
Objectives
The Town will pursue the following land use objectives for residential development:
1. To provide suitable residential areas to accommodate new homes in the community.
2. To encourage infill development along existing serviced streets.
3. To ensure a high quality of residential development.
5.3
Residential Policies
20
The following policies shall apply to residential development:
Policy R-1
Residential Land Use
Residential areas shall accommodate single or double dwellings and recreational open space.
Other residential uses such as small apartment buildings, row dwellings and assisted living
accommodations may also be considered. Non-residential uses in the form of home occupations
including bed and breakfast accommodations, as well as childcare, educational, place of
worship, and cultural and civic uses may also be permitted.
Policy R-2
Traditional Uses
Within areas designated for residential uses, traditional uses associated with rural communities,
such as small-scale agriculture uses, pastures and the storage of gear and equipment used in
fishing and forestry industries may be considered, provided that they do not detract from the
residential character of the neighbourhood, or result in any environmental or safety hazards.
Managing land Use / CBCL limited
5.4
Mixed Development
The town has three separate areas
which accommodate a mix of
commercial, public, institutional and
residential uses. The main area is
located along the Southern Shore
Highway south of the Colony of
Avalon area, extending to the
southern municipal boundary of the
Town. This area contains a number of
commercial buildings, such as offices,
convenience and grocery stores, a
bed and breakfast establishment and
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residences, as well as a number of
1
small resource uses such as a lumber
I
yard and storage areas. The second
area includes the marine wharf, slipway and fish plant on the north side of Ferryland Harbour as
well as a restaurant, convenience store and homes along the Southern Shore Highway. The
third area includes the High School, Town Council office and Legion Hall located in the northern
end of the Town.
5.5
Objectives
The Town will pursue the following objectives for development in the Mixed Development land
use designation:
-
To recognize a mix of residential, commercial and civic uses in the community.
-
To manage land use that ensures the peaceful co-existence of residential and other uses.
-
To provide an area for a variety of commercial uses within the community.
5.6
Mixed Development Policies
The following policies shall apply to development in the Mixed Development Land use
designation:
Policy MD-1 Mixed Development Land Uses
Areas designated Mixed Development shall accommodate residential uses including single and
double dwellings, small apartment buildings, assisted living uses, and recreational open space. The
Mixed Development designation may also accommodate row dwellings, a variety of commercial uses
such as tourist accommodations, shops, convenience stores, offices and restaurants, taxi stands,
indoor and outdoor markets, medical, professional, personal service and veterinary use. Other uses
such as civic, cultural and education uses, service stations, general and light industry, agriculture,
forestry and transportation may also be considered.
Policy MD-2 Separation Buffers
Where a development is proposed that, in the opinion of Council, cou ld result in noise, dust, or
other impact on an abutting residential use, Council may require the owner of the site to provide
a separation buffer to screen the development. The buffer shall include provision of such natural
21
or structural barrier as may be required by Council and shall be maintained by the owner or
occupier to the satisfaction of the Council.
·
5.7
Heritage Area
The area of the town along the Southern Shore Highway that includes the Priest's residence,
the church, the community museum
and the historic cemetery, as well as
all lands from the highway to the
Ferryland Lighthouse are designated
Heritage Area. The area includes
the signature cultural landscape of
the community - the Pool, the
Ferryland Downs and the
Lighthouse. Within this historic area,
the efforts of the Colony of Avalon
Foundation, the Southern Shore Folk
Arts Council and the users of the
Ferryland Lighthouse offer world
class tourism products and
experiences that contribute to the
local and regional economy.
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5.8
Objectives
-
To distinguish and preserve the unique historical features of Ferryland.
-
To preserve the landscape of the Ferryland Downs and lighthouse as an intrinsic part of the
commu nity identity.
-
To support the efforts and plans of the Colony of Avalon, the Lighthouse Picnics, the
Southern Shore Folk Arts Council, and other tourism and heritage related businesses in
making Ferryland a world-class tourism destination.
5.9
Policies
22
Policy LU-2 Heritage Land Use Designation
The intent of the Heritage Area land use designation is to preserve the historical character of
the area including landscape features that are central to community identity and to the attraction
of the area as a tourism destination. The area is also intended to support development of visitor
services in accordance with the Colony of Avalon Master Plan, as well as the preservation of the
historic Ferryland Lighthouse.
Within the Heritage Area land use designation, lands will be set aside to serve four functions as
follows:
Managing Land Use / CBCL Limited
Heritage Area Designations
Historic Townscape Area
Visitor Services Area
Special Preservation Area
Historic Conservation Area
Specific boundaries for each of these areas,
the permitted and discretionary uses, will be
established in the Development Regulations.
,1111 Historic Townscape Area
Historic Townscape Area (HTA). The Community of Ferryland has several historic buildings
and heritage features important to the themes that are interpreted at the Colony of Avalon site.
These include the Museum, the Church, and the Convent (now the Down's Inn), and a cemetery
which may date back to the 1600s. This area along the Southern Shore highway through the
community leading to the Colony site shall be given special consideration for development.
Development in this area is already constrained by the harbour on the east side of the highway
and a steep hill to the west side. It is important to ensure that new development in this area is
consistent with the scale and style of heritage buildings and incorporates measures to prevent
or minimize hazards associated with increased tourism-related vehicular and pedestrian traffic,
parking and other through traffic.
Policy H-1
Land Use Mix
The intent for development in this area is to permit the continuation of existing uses but
encourage changes which supplement the visitor services available in the Visitors Services
Area. Small-scale accommodations such as bed and breakfast accommodations or inns, craft
and artist studios and home-based businesses which provide services to the travelling public
will be permitted, as well as single dwellings, places of worship, museums, recreational open
space and conservation uses. Other uses associated with providing services to the touring
public, such as shops, and restaurants may also be considered.
Policy H-2
Design and Redesign
Development shall be consistent with the historic character of buildings in this and the Colony of
Avalon area. New buildings or alterations to existing buildings, construction of signs and fences
shall use traditional construction materials, particularly for windows, doors and exterior siding.
Policy H-3
Pedestrian Safety
It will be the policy of Council to enter into discussions with tl1e Department of Transportation
and Works to implement measures to improve pedestrian safety and walkability of the street
through this area of the community.
23
r7 Visitor Services Area
24
This area includes the Colony of Avalon Interpretation Centre, Garden, Kitchen and Gift Shop,
the folk festival grounds, parking lot, the premises of the Southern Shore Folk Festival and the
wharf. It will be an area of relatively intense development providing visitors with an introduction
to the archaeological dig and the history of the Colony of Avalon. With the establishment of the
former Kavanagh Premises as the centre of activity for the Folk Arts Counci I, the area has also
become an entertainment centre.
Policy H-4
Land Use Mix
A mix of uses will be permitted in this area including visitor facility and service uses such as
food and information services, theatres, restaurants, gift shops, offices, artist studios,
interpretation facilities, or recreational open space. Transportation uses such as wharves and
docks are also permitted as well as marine industrial uses associated with the fishing industry
may be permitted at the discretion of Council. Outdoor and general assembly uses or
convenience stores may also be considered. Applications for development in this area will be
considered in consultation with the Colony of Avalon.
Policy H-5
Colony of Avalon Master Plan
All uses in this designation must be consistent with the Colony of Avalon Master Plan. Council
will consult with the Colony of Avalon Foundation for consideration and recommendation on
development applications before making a decision.
Policy H-6
Reducing Flood Risk
This area has been identified as an area that is subject to flooding during intense storms.
Council is committed to working with the Colony of Avalon Foundation, the Southern Shore Folk
Arts Council federal and provincial agencies to identify and implement measures to reduce the
flood risk, to protect the current investment and ensure the continued development of this
economically important area. Proposals for development will be referred to the Department of
Environment and Conservation in accordance with Policy G-11 and 12.
Special Preservation Area
This area includes the active archaeological dig of the Colony of Avalon. The area around "the
Pool" contains the known heritage resources and historic features of the original Colony that will
be uncovered over time through the archaeological research program. The area contains
several land uses and features including a few residential properties and a range of fishing
premises (such as boat storage areas and sheds). Since the archaeological activities are
essential to the success of the project, visitor activities in this area will be limited to observation
and opportunities to interact with archaeologists and guides. Control of development and
vehicular access is required to accommodate local residents and the archaeology program.
Visitor access to this part of the Heritage area will be along defined footpaths. These will be
designed to minimize disruption to the archaeological work and interference with the day-to-day
life of the residents.
Managing Land Use / CBCL Limited
Policy H-7
Land Use Mix
The primary development goal for this area is the uncovering of the Colony of Avalon through
archaeological investigations, and the continuation of the site as a significant heritage tourism
attraction. This may eventually require the phasing out of other uses, but, until such time, the
development approach will be to continue existing uses and, whenever possible, to incorporate
them into the interpretive aspects of the site. No new uses will be permitted in this designation
except those associated with the archaeological investigations and their interpretation. Such
uses may include, at the discretion of Council, the construction of temporary walkways and
bridges, site stabilization infrastructure and limited reconstruction of some of the Colony's
structures.
Policy H-8
Existing Buildings
Existing buildings will be retained, though some may eventually be converted to project-
compatible uses. These might include their use as temporary accommodations for
archaeologists, the storage of research equipment and materials or as small-scale visitor
services (such as a small tea room or washroom facilities or interpretative programming).
Existing residences may also be used tor tourist accommodations, or converted to other uses
such as an artist studio or gallery.
Policy H-9
Renovations to Existing Buildings
Renovations to the exterior of existing buildings will be undertaken in a way that does not
detract from the historic character of the area - for example the use of wood materials for siding
and fences - in consultation with Council and the Colony of Avalon Foundation.
Policy H-1 O Registered Historic Site
Where required, applications for development in the Special Preservation Area shall be referred
to the Historic Resources Division, Department of Tourism, Culture and Recreation for review
and approval.
rm Historic Conservation Area
Immediately surrounding the archaeological site is the long peninsula that may contain
additional archaeological resources that have yet to be discovered. The peninsula, known
locally as "the Downs", is almost 2 km long and features grassy fields enclosed by steep, rocky
coastline with the historic Ferryland Lighthouse at the easternmost tip. The landscape of the
Ferryland Downs is unique and efforts to preserve both the landscape and the Ferryland
Lighthouse have enhanced the community's reputation as a tourism destination.
Pol icy H-11 Land Use
This area will be preserved and set aside for future archaeological investigation, interpretation
and conservation. Uses will be limited to traditional or low-impact activities that do not result in
ground disturbance. Such uses may include interpretive signage, walking trails, traditional
small-scale agricultural uses such as gardens. Residential development or tourist
accommodations will be prohibited in this area.
25
Policy H-1 2 Ferryland Lighthouse
Council supports the continued re-use of the Ferryland Lighthouse as a tourism attraction in a
manner that remains small-scale and appropriate to the intent of the Heritage Area.
Development at the lighthouse site will be limited to the use of existing buildings. Council may
consider proposals to reconstruct former buildings provided they are situated on the original
sites and are of the same size, style and exterior appearance as the original.
No facilities for parking or other vehicular access will be permitted at the lighthouse, although
Council may consider limited improvements to the narrow road and small parking area at the top
of the Downs. However, it is the policy of Council that the road to the lighthouse from the Pool,
is not considered a publicly maintained road.
Policy H-13 Landscape Alteration
In addition to Policy G-9 any alteration of the landscape in this area either through excavation,
depositing of fill material, or placement of any permanent or temporary structure that is not part
of an approved development, shall be prohibited.
Policy H-14 Assembly of Private Lands
Over the planning period, Council will investigate the potential acquisition of private lands on the
Ferryland Downs for conservation by approaching the Nature Conservancy, the provincial
government or other public or non-profit agencies.
5.1 O Open Space Conservation
Several areas within the Town are
designated for Open Space/Conservation
uses. These include significant wetlands
including the wetland areas along Quarry
River, lands along the coastline and the
steeply sloped lands overlooking
Ferryland Harbour. These lands are set
aside for environmental protection
purposes, to provide areas for recreation
and the protection of views, scenic
landscapes, and fish habitat. Portions of
the East Coast Trail are also included in
this land use designation.
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5.11 Objectives
-
To protect environmentally sensitive areas such as steep slopes, wetlands and shorelines.
-
To ensure wetlands are protected for their important role in stormwater management.
-
To retain existing natural areas along the East Coast Trail.
26
Managing Land Use / CBCL Limited
5.12 Open Space Conservation Policies
Policy OSC-1
Permitted Land Uses
The primary use of lands in this designation will be for conservation; however the Open Space
Conservation designation will also accommodate outdoor recreational activities and facilities
such as parks and passive recreation, including recreational trails, and where existing,
agriculture uses.
Policy OSC-2
Buildings and Structures
Open Space/Conservation areas shall be kept free of buildings and structures, except those that
are accessory or complementary to recreational uses such as trail infrastructure including
boardwalks, stairways, signage and interpretive panels.
5.13 Rural
All lands within the Municipal Planning
Area not designated for another specific
land use are designated as Rural. These
include lands away from the built up area
of the community, typically undeveloped
forested lands.
5.14 Objectives
-
To identify land that can be used for
natural resource, conservation,
recreation and other rural uses.
5.15 Rural Policies
Policy RUR-1
Rural Land Use
I
Lands designated Rural will be used to accommodate uses such as agriculture, forestry,
outdoor recreation uses such as parks and recreational trails and conservation uses. It is the
intent of Council to permit resource uses in rural areas, provided that appropriate environmental
concerns are addressed, and that activities are screened from view of the Southern Shore
Highway. Cemeteries, outdoor assembly and markets, mineral workings and general and marine
industry may also be considered in this land use designation.
Policy RUR-2
Residential Dwellings
Dwellings shall only be permitted where they are associated with and necessary to the
operation of an approved commercial use such as an established farming or forestry enterprise.
Policy RUR-3
Site Restoration
Council may establish conditions and time frames for appropriate site restoration upon
expansion or termination of rural industrial or resource development operations such as pits and
quarries.
27
Policy RUR-4
Marine Uses
Lands designated for Rural in the area of the marine wharf, slipway and the old fish plant on the
north side of the Ferryland Harbour are located within the identified flood risk area.
Development within this area will be limited to marine uses, and proposals for development will
be referred to the Department of Environment and Conservation in accordance with Policy G-11
and 12.
Policy RUR-5
Mineral Workings
Mineral workings shall be screened from view of public streets and be operated in accordance
with conditions of a quarry permit issued by the Department of Natural Resources, Mineral
Lands Division.
5.16 Protected Watershed
----
The municipal water supply for the
town comes from Deep Cove Pond.
Tl1e
Deep
Cove watershed
is
a
Protected Water Supply area under
the Department of Environment Act.
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5.17 Objectives
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To ensure a quality supply of
potable water to the Town.
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5.18 Protected Watershed Policies
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Policy WPA-1
Protected Watershed Land Use
Within the Protected Watershed land use designation land will be protected by limiting use to
conservation purposes.
Policy WPA-2
Prohibited Uses
No development, including buildings or activities will be permitted which may adversely affect
the quality or quantity of the water supply.
Policy WPA-3
Discretionary Uses
Limited rural resource uses such as domestic wood cutting, may be considered in the protected
water supply area. Such uses must conform to environmental buffer requirements of the
Department of Environment and Conservation. All proposals for development within the
watershed will be referred to the Water Resources Management Division of the Department of
Environment and Conservation for approval.
The provision of municipal infrastructure such as streets, sidewalks, water treatment and distribution
systems, fire protection, sewers and sewage treatment facilities, and waste collection and disposal are
tl1e primary responsibilities of municipal government. This infrastructure supports growth and
development of the community and contributes to community safety, health and well-being.
6.1
Objectives
-
To maintain a safe and efficient movement of traffic on local roads and highways throughout
the planning area.
-
To ensure continued safety, supply and distribution of potable water in the community
6.2
Transportation
Policy MSl-1
Local road standards and function
It is Council's intention to ensure the safety of vehicles, pedestrians through regular
maintenance and upgrading of Town streets as part of the municipal capital works
programming.
Policy MSI-2
Street right of ways
All development, including but not limited to buildings, fences, sheds, and parking lots, shall be
set back from the right-of-way of a road far enough to provide an adequate level of public safety
and space for snow clearing and maintenance. Building setback requirements shall be set out
in the Development Regulations.
6.3
Drinking Water
Policy MSl-3
Drinking water distribution system
Council will monitor the capacity and supply of water in the Deep Cove Pond Protected Water
Supply Area and evaluate proposals for new development to ensure that the system has
sufficient capacity and water pressures to service the development.
29
Policy MSl-4
Water Pressures and fire flows
Council shall ensure that areas where it has been determined that water pressure cannot be
sustained at high enough levels to provide adequate firefighting capability, or which are not
located close enough to a water supply source suitable for firefighting purposes, shall be
excluded from development.
6.4
Storm and Wastewater
Policy MSl-5
Wastewater system policies
Council shall ensure that the Town's wastewater system operates in accordance with Provincial
Department of Environment and Conservation standards.
Policy MSl-6
Stormwater management
In reviewing proposals for new development Council shall consider the impact of development
on the Town's stormwater drainage system to ensure there is adequate capacity to
accommodate the development. Where there is insufficient capacity, the development may be
refused or necessary upgrades made at the developer's expense to accommodate the
development.
6.5
Municipal Infrastructure Policies (Solid Waste)
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Policy MSl-7
Waste reduction measures
The Town will continue to participate in provincial waste management strategies. To minimize
costs of transporting and disposing garbage at the Robin Hood Bay landfill, Council will
undertake initiatives to reduce household garbage by encouraging residents and businesses to
compost and recycle.
Tl1e Ferryland Municipal Plan serves as the blueprint for the community's futu re development.
Successful implementation of the Plan involves:
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effective administration of the Plan;
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adoption of Development Regulations;
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adoption of annual municipal capital works budgets;
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preparing and implementing recommended studies;
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a consistent procedure for considering amendments to the Plan; and
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working in partnership with citizens, groups and organizations to achieve the collective goals
of the Community.
7.1
Administration of the Municipal Plan
The Municipal 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.
All proposed development within the Planning Area must conform to the policies of the Plan and
Development Regulations, and be approved by Council. Council will ensure that development
proposals are given a comprehensive review, including circulation to appropriate public
departments and agencies.
Council may refuse or approve applications, with or without conditions. Decisions of Council
made according to the provisions of this Plan and the accompanying Development Regulations
may be appealed to the appropriate Appeal Board established under Part VI of the Urban and
Rural Planning Act, 2000.
7 .2
Development Regulations
To implement the goals, objectives and policies of the Municipal Plan, Council will prepare and
adopt Development Regulations pursuant to Section 35 of the Urban and Rural Planning Act.
All land within the municipal planning area will be covered by land use zones which provide
detailed requirements such as lot size, frontage, building setbacks and parking standards.
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In order for consideration of any proposals for an amendment to the Development Regulations
(i.e., a rezoning), Council shall require a clear proposal to be submitted. Such a proposal must
clearly show:
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The location of the subject property, to scale, showing lot dimensions, area, street frontages;
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The means by which the site is/will be serviced;
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The proposed location of all driveways and parking areas;
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Areas that are to be landscaped or left in a natural state to provide necessary buffers;
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The proposed location of all buildings on the site; and
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Existing land uses, including natural hazards or sensitive natural areas both on-site and on
adjoining properties that may be affected by the development.
In its review of proposals for amendments to the Development Regulations, Council shall
consider all appropriate policies set out in this Plan and have regard for the following:
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The financial ability of the Town to absorb any costs relating to the development;
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The adequacy of municipal water and sewer services, or where on-site services are
proposed, the adequacy of the physical site conditions to accommodate it;
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The adequacy and proximity of schools, recreation and community facilities;
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The adequacy of the road network in, adjacent to, or leading to the development;
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The potential for the contamination or sedimentation of watercourses or for erosion;
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Environmental impacts such as air, water and soil pollution and noise impacts;
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Previous uses of the site which may have caused soil or groundwater contamination;
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Suitability of the site in terms of grades, soil and bedrock conditions, location of
watercourses, marshes, swamps, or bogs;
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Compatibility of the development in terms of height, scale, lot coverage and bulk with
adjacent properties; and
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That the proposal is in conformance with the intent of this Plan and with the requirements of
all other Town by-laws and regulations.
7.3
Public Consultation
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Council is committed to consultation with citizens and will seek input from the public on planning
and development matters that:
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Require an exercise of Council discretion in arriving at a decision on a development
application;
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Involve significant development proposals that are of interest to the community at large;
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Would require a change of Town policy, amendment to the Plan or Development
Regulations; and
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Would result in significant expenditures of town resources for implementation.
Council shall follow the procedures and processes for public consultation as set out in the
Development Regulations consistent with the requirements of the Urban and Rural Planning
Act, 2000.
Implementation / CBCL Limited
7.4
Amending and Reviewing the Municipal Plan
Since conditions in the Town may change during the planning period, amendments to the
Municipal Plan may be adopted by Council. Council may consider amendments to the Municipal
Plan when:
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There is an apparent need to change policy due to changing circumstances;
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Studies have been undertaken which contain recommendations or policies which sl1ould be
incorporated into the Municipal Plan;
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A Provincial Land Use Policy has been released that requires a change in policy by the
Town; and
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There is a development proposal which provides sufficient information and rationale to
support a change in the Municipal Plan.
After five years from the date on which this Plan comes into effect, Council shall review the Plan
and revise it if necessary. Revisions will take account of development which can be foreseen
during the following 10 years. Amendment and review of the Plan shall be carried out in Hrn
same manner as this Plan was brought into effect.
In accordance with Section 27 of the Urban and Rural Planning Act, 2000, Council will charge a
proportion of the cost of carrying out an amendment to the person or association of persons,
who request an amendment. The proportion to be charged will be set by Council as part of its
annual budget process in setting its Schedule of Rates and Fees. The costs may include, but
are not limited to research and preparation of amendments, public notices and consultation,
administrative processing costs and the costs associated with a Public Hearing.
7 .5
Municipal Land Assembly
Municipalities are empowered by the Municipalities Act to acquire lands for municipal works or
economic development purposes. Such projects generally entail the Town acquiring parcels of
land from private landowners or other levels of government for a variety of reasons including:
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To facilitate new growth and development in an area which is actively being revitalized or
redeveloped where such land assemblies cannot by virtue of time or money be assembled
privately;
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To facilitate the development of municipal parks, recreation and conservation areas;
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To facilitate development of municipal parking lots;
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To encourage or make available lands which by virtue of ownersl1ip are not available for
development but which are necessary for logical and contiguous growth of the community;
and
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To facilitate redevelopment of a major non-conforming use where the redevelopment is
either a conforming use or is consistent witt1 the Municipal Plan.
During the planning period, Council may undertake land assembly project and transactions
which are consistent with the objectives of this Plan.
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7.6
Municipal Budget and Capital Works Program
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Over the planning period, Council will place emphasis on extending water and sewer services to
unserviced developed areas of the Town, on maintenance of the system, and on the upgrading
of streets through an annual program of capital works, as financial resources permit.
8.1
Appendix A Flood Information Map
35
I\ Canada - Newfoundland
¥
Flood Damage
Reduction Program
Flood
Information
Map
FERRYLAND
Canad~
lil£ Newfoundland
FLOOD ZONES
oodway" (1 :20 flood zone) is the area subject to
ntflooding.
Floodil
individ1 floodway fringe" (1:100 year flood zone)
develo remainder of the flood risk area. This area
Canadeslessdamage from flooding.
compe
solutioWucture should be erected in the "designated
extensive damage may result from deeper and
Newf0,ving waters. However, it is often desirable, and
storm 3ble, to use land in this area for agricultural or
occursP0 Ses.
Howe\
presstJdway fringe" a building, or an alteration to an
excep9, should receive flood proofing measures. A
Town-~may be used, e.g .. the placing of a dyke around
coverel construction of a building on raised land, or by
shiftecJln of a building.
Scale
b
(metres)
~~==i,,...-11111,===i:--~.
~ 200
400
600
800
1000
r .-,
~
ofu
I
,. .~
'Legend
-
Nonnal Water Level
[3 1 :20 Year Flood Zone
c:::::J 1 :100 Year Flood Zone
-
Historic Flood Zone
1d Department
mt & Labour
rces Management Division
Ferryland Municipal Plan/ Appendices
8.2
Appendix B Future Land Use Map
36