Harbour Grace, Newfoundland and Labrador
· adopted 2025-01-13
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Harbour Grace
Municipal Plan
2024 - 2034
HARBOUI
GRACE
PLAN-TECH
1
ENVIRONMENT
December 2024
Urban and Rural Planning Act, 2000
Resolution to Approve
Harbour Grace Municipal Plan, 2024-2034
Under the authority of sections 16, 17 and 18 of the Urban and Rural Planning Act, 2000, the
Town Council of Harbour Grace:
a)
Adopted the Harbour Grace Municipal Plan, 2024-2034 on the 13th day of January, 2025.
b)
Gave notice of the adoption of the Harbour Grace Municipal Plan, 2024-2034 by on the
Town's website, Facebook page and X (formerly Twitter) starting on 21st day of January 2025 and by
advertisement in the Shoreline Newspaper on January 31, 2025 and February 7, 2025.
c)
Set the 20th day of February 2025, at 7:00 p.m. for the holding of a public hearing to
consider objections and submissions.
Now under section 23 of the Urban and Rural Planning Act, 2000, the Town Council of Harbour
Grace approved the Harbour Grace Municipal Plan, 2024-2034 as amended as follows:
Amending Municipal Plan Policy OSR-3 to:
a.
insert "convenience store" before "catering" and insert "cultural and civic, and"
before "recreational uses" in the first sentence,
b.
insert "Convenience store," before "Take-outs" in the second sentence, and
c.
delete "and shall be temporary" in the second sentence.
Signed and Sealed this 3 day of /n4O;12025.
Aro
Mayor
Clerk:
(Council Seal)
Municipal Plan/Amendment
REGISTERED
Number 2 125 _ 000
Date
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Signature
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Urban and Rural Planning Act, 2000
Resolution to Adopt
Harbour Grace Municipal Plan, 2024-2034
Under the authority of section 16 of the Urban and Rural Planning Act, 2000, the
Town Council of Harbour Grace adopted the Harbour Grace Municipal Plan, 2024-
2034.
Adopted by the Town Council of Harbour Grace on the 13th day of January 2025.
Signed and Sealed this
day of
2025.
Mayor:
(Council Seal)
Clerk:
() LA-, 11"-{,V/
Canadian Institute of Planners Certification
I certify that the attached Harbour Grace Municipal Plan, 2024-2034, has been
prepared in accordance with the requirements of the Urban and Rural Planning
Act, 2000.
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TABLE OF CONTENTS
1.0
INTRODUCTION
1
1.1
Forward
1
1.2
Municipal Planning Area
1
1.3
Municipal Plan
2
1.4
Plan Contents
3
1.5
Plan Preparation and Consultation
4
1.6
Bringing into Legal Effect
7
1.7
Plan Review and Amendment
8
1.8
Plan Administration
8
1.9
Interpretation
9
2.0
PLANNING CONTEXT
10
2.1
Background
10
2.2
Settlement History
10
2.3
Land Use Challenges & Opportunities
11
2.4
Land Use
12
2.5
Demographic Trends
17
2.6
Municipal Finance and Services
21
2.7
Summary
21
2.7
A Strategy for Growth and Change
21
3.0
VISION, GOALS & OBJECTIVES
22
3.1
Community Vision
22
3.2
Community Goals and Objectives
22
4.0
LAND USE POLICIES
27
4.1
Provincial Interests
27
4.2
General Land Use Policies
32
4.3
Environmental Policies
39
4.4
Servicing Policies
39
4.5
Transportation Policies
41
4.6
Land Use Designations
42
4.6.1 Residential Designation
43
4.6.2 Mixed Development Designation
44
4.6.3 Town Centre Designation
45
4.6.4 Heritage Designation
46
4.6.5 Public Use Designation
49
4.6.6 Commercial Designation
49
4.6.7 Industrial Designation
50
4.6.8 Open Space Recreation Designation
51
4.6.9 Open Space Recreation Park Designation
52
4.6.10 Environmental Protection Designation
53
4.6.11 Protected Public Water Supply Designation
53
4.6.12 Transportation Highway Designation
55
4.6.13 Cottage Control Designation
55
4.4.14 Rural Designation
56
5.0
IMPLEMENTATION
59
5.1
Administration of the Plan
59
5.2
Financial Evaluation for Municipal Capital Works
60
5.3
Municipal Plan Proposals
62
5.4
Development Regulations
62
5.5
Procedures for Amending the Plan
63
5.6
Procedures for Considering Rezoning
63
SCHEDULE
GENERALIZED FUTURE LAND USE MAPS
Harbour Grace Municipal Plan 2024 - 2034
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1
1.0 INTRODUCTION
1.1
Forward
The Harbour Grace Municipal Plan 2024-2034 establishes policy guidelines for the sustainable
management of development of lands contained within the Harbour Grace Municipal Planning
Area boundary by setting out a ten-year land use strategy. The Generalized Future Land Use Map
accompanies the Municipal Plan.
By guiding the physical improvement and sustainable growth of the community, the Municipal
Plan indicates the location and timing of development, the general layout and scheduling of
capital works to support development and economic development opportunities.
The Municipal Plan also addresses the environmental, social, cultural, economic, and governance
needs of the community. As required under the Urban and Rural Planning Act, 2000, all relevant
planning issues have been reviewed in the preparation of this Municipal Plan and are presented
in this document.
The Municipal Plan additionally serves as the basis for the companion regulatory planning
document -- the Development Regulations. The Development Regulations address land use zones,
development standards and terms and conditions, and advertisement and subdivision
requirements to support the Municipal Plan's policies. The Land Use Zoning Map accompanies the
Development Regulations.
Once registered, Council administers the Municipal Plan and Development Regulations through
its review of development permits and subdivision applications, and all other proposed land
development inquiries.
Municipal Planning Ara?
Harbour Grace has a defined municipal planning area which came into effect in 1994.
The
municipal planning area is larger than the Harbour Grace municipal boundary and encompasses
the unincorporated community of Bristol's Hope and extends westward beyond Lady Lake.
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Figure 1 shows the relationship between the municipal planning area and the Harbour Grace
municipal boundary.
Figure 1:
Harbour Grace Municipal Planning Area and Municipal Boundary
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Council has planning and development control authority within the municipal planning area.
Within the municipal boundary, Council provides services and has controls as specified in the
Municipalities Act, 1999 including the right to impose property and business taxes.
1.3
Municipal Plail
This Harbour Grace Municipal Plan 2024-2034 is a review of the Harbour Grace Municipal Plan
2010 which came into effect on November 5, 2010, when the notice of registration was published
in the Newfoundland and Labrador Gazette. Prepared pursuant to the Urban and Rural Planning
Act 2000, the Harbour Grace Municipal Plan 2024-2034 contains goals and objectives, policy
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statements and maps approved by Council and registered by the Minister of Municipal and
Community Affairs to guide community growth and development for the next 10 years.
The Municipal Plan is binding upon the Town and upon all other persons, corporations and
organizations.
The Municipal Plan must be reviewed by the Town every five years and, if
necessary, may be amended to take account of development proposals or changes in policy
direction.
When preparing a Municipal Plan, Council is also required to develop regulations for the control
of the use of land in strict conformity with the Municipal Plan, in the form of Development
Regulations.
These implement the Municipal Plan, and like the Plan, may be amended at any
time to include new land uses and specific regulations. The Development Regulations deal with
matters relating to development and buildings as defined under the Urban and Rural Planning
Act, 2000, which include permitted and discretionary land uses, and matters such as non-
conforming uses, advertisements, subdivisions and permitting requirements.
In the Municipal Plan, the Town may reserve land for future acquisition for a public road, service
or building, or for a school, park or other open space.
The Town may also specify the way any
particular area of land is to be used, subdivided or developed. Council may consider the overall
impacts of a development, land suitability, infrastructure and utility availability and how a
development may be impacted by climate change.
1.4
Plan Content
The Harbour Grace Municipal Plan, 2024-2034, consisting of this document and the associated
Generalized Future Land Use Map. The Municipal Plan and Generalized Future Land Use Map
constitutes a legal document once registered in accordance with the Urban and Rural Planning
Act, 2000. It proposes the allocation of land for various uses, and includes Council's vision (goals,
objectives and policies), policies for the sustainable development of the community, and the
timing and costs of recommended capital works over the next decade.
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1..j
Plan Preparation and Consultation
This Municipal Plan was prepared in accordance with the requirements of the Urban and Rural
Planning Act, 2000. The Plan is based on a review of current land uses, available mapping, studies
and reports prepared for Council, and on Council's perception of the land use problems facing the
community, opportunities for improvements to its physical environment, and the direction of
future growth. Community and stakeholder consultation has also been sought in the planning
process.
Early in 2021, the Town Council forwarded a resolution to the Department of Municipal and
Community Affairs to retain Plan-Tech Environment Ltd. to undertake a review of the Town's
Municipal Plan and Development Regulations. The Town requested the Department initiate an
internal provincial consultation process through the Interdepartmental Land Use Committee to
solicit feedback from various departments and agencies that may have an interest in land within
the Harbour Grace Municipal Planning Area.
Inputs from government departments and agencies received from the Interdepartmental Land
Use Committee include:
-
Approvals from the Department of Government Services, are required prior to the start of
construction.
-
Preparation and submission of documents must meet the requirements of the Urban and
Rural Planning Act, 2000 including public consultation.
-
The provincial Highway Sign Regulations, 1999 apply within 100 metres for the centreline of
all highways constructed and maintained by the Department of Transportation and
Infrastructure within an incorporated municipality and 400 metres from the centreline in
unincorporated areas.
-
The Protected Road Zoning Regulations within 100 metres from the centreline of Route 75
within the municipal boundary.
-
Approval from Water Resources Management Division, Department of Environment,
Conservation and Climate Change for any work within any body of water (including wetland),
non-domestic water uses, within shore water zones, within or adjacent to a protected public
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water supply area prior to the start of construction.
-
Any infilling within 15 metres of a body of water must be by permit issued by the Water
Resources Management Division, Department of Environment, Conservation and Climate
Change prior to the start of any infilling.
-
Existing and potential agricultural development should be supported.
-
Minimum separation distances should be applied to new developments near existing
livestock operations in keeping with environmental guidelines for livestock and poultry
producers.
-
Zoning should recognize Crown Lands applications.
-
GIS and Mapping Division, Department of Forestry, Agriculture and Lands must be contacted
if any works within the Town have the potential of affecting an existing control survey
marker.
-
The Wildlife Division, Department of Forestry, Agriculture and Lands identified the Red
Crossbill as an endangered species under both provincial and federal legislation.
In
addition, the Rusty Blackbird, a vulnerable species, has been reported in the Town. The
Wildlife Division recommends a buffer greater than the standard 30 metres be left around
wetlands, streams and rivers.
-
The Wildlife Division, Department of Forestry, Agriculture and Lands recommends that
general wildlife habitat and connectivity be considered by maintaining riparian buffers and
green belts connecting forested areas to create travel corridors for various wildlife species.
-
The Mines Branch, Department of Energy and Mines identifies three areas covered by quarry
permits. In addition, mineral exploration may occur. The Mines Branch requires that the
Municipal Plan and Development Regulations adhere to standard definitions and
requirements.
-
The Climate Change Branch, Department of Environment, Conservation and Climate Change
outlined results of climate change such as more precipitation and more frequent extreme
weather events which may result in increased flooding, storm surges and coastal erosion.
The Climate Change Branch recommends that these climate change impacts be considered
when allocating land for development in areas in proximity to rivers, floodplains, and the
coastline.
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The Climate Change Branch, Department of Environment, Conservation and Climate Change
also notes that the National Building Code of Canada now includes energy efficiency
requirements for new buildings.
The Town must ensure that new development comply
with these requirements.
-
The Geological Survey of Newfoundland and Labrador commented on the geological setting
and potential geological hazards within and near Harbour Grace. The Geological Survey of
Newfoundland and Labrador supports policies requiring a review of new development in
areas with slopes greater than 15 percent; preventing development in areas known to be
subject to flooding; and establishing buffers along waterways, wetlands, and the marine
coastline and estuaries.
Furthermore, the Geological Survey of Newfoundland and
Labrador recommends that: future development be restricted in areas below the 4 metre
above mean sea level (amsl) along the marine coastline and estuaries as areas below this
contour are highly vulnerable to coastal flooding; the Town consider the effects of relative
sea level risk projections as the frequency of geological hazards will likely increase; the Town
recognize that storm surges are forecast to increate in intensity and frequency; a minimum
setback of 30 metres from the cliff edge be established to recognize cliff erosion rates and
associated risks; and disturbances such as changes to ground surfaces and the removal of
sediment and/or vegetation within the coastal setback be avoided.
-
The Provincial Archaeology Office, Department of Tourism, Culture, Arts and Recreation
identified 17 archaeological sites that are proved under the Historic Resources Act, 1990.
These sites are not shared publicly to avoid disturbance. The Provincial Archaeology Office
recommends that the Municipal Plan include policies requiring a referral during the planning
stages of any major development involving ground disturbance so that measures can be
taken to protect known sites and, where appropriate, archaeological surveys be undertaken
to safeguard sites. In the case of an accidental discovery of historic resources, activity must
cease and the Provincial Archaeology Office contacted immediately. The Provincial
Archaeology Office recommends the development of an Archaeology Master Plan to assess
known and potential archaeological resources.
Various meetings were held with Town staff, Council and residents to receive input on the
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challenges and opportunities facing the Town, Council priorities and to review the rationale and
process for preparing an updated Municipal Plan and Development Regulations.
Specifically, a
public open house was held on March 14, 2023, at the Harbour Grace Town Hall to receive input
from residents.
Those residents who attended the meeting outlined issues with respect to:
-
the importance of Harbour Grace's heritage buildings and registered heritage district to the
community's identify and as an economic development attraction;
-
the re-development of the Cathedral of the Immaculate Conception and the Harbour Grace
Courthouse, both of which are registered heritage buildings;
®
issues associated with mineral workings; and
-
the demand for urban agricultural uses.
This public meeting was advertised on the Town's website and by posters placed in prominent
locations in the Town including the doorway of the Town Hall.
A public meeting was held on December 5, 2023, to provide residents with an overview of the
draft Municipal Plan and Development Regulations and an opportunity to provide comment.
The draft Municipal Plan and Development Regulations were posted on the Town's website. An
invitation to the meeting was shared on the Town's Facebook page, posters at the Town Hall, on
X (former Twitter) and via the Town's email list.
Written comments were requested by
Wednesday December 20, 2023.
Input received at the public meeting raised a question about the minimum floor area requirement
for dwelling units, especially apartment units.
After the meeting, further research was
conducted which found that best practice is to remove these minimum floor area requirements.
These minimum standards were adjusted on this basis.
As part of its background research Plan-Tech Environment Ltd. personnel conducted a site visit of
the community.
Lb
Bringing into Legal Effect
The Urban and Rural Planning Act, 2000 sets out the process for bringing a Municipal Plan and
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Development Regulations into legal effect. When Council is satisfied with the draft Municipal Plan
and Development Regulations, Council adopts these planning tools and submits them to the
Department of Municipal and Community Affairs. The Department of Municipal and Community
Affairs is responsible for reviewing the documents to make sure that provincial interests are
represented.
After this provincial review, Council adopts the Municipal Plan and Development
Regulations. A Public Hearing is arranged as per section 16 (1) of the Urban and Rural Planning
Act, 2000 and notices are published announcing the time and place of the hearing. The Council
appoints an independent commissioner to conduct the hearing and the commissioner reports to
Council on any representations made. Council may, by resolution, approve the Municipal Plan and
Development Regulations and/or may make changes.
After approval, Council requests
registration of the Municipal Plan and Development Regulations by the Minister of Municipal and
Community Affairs. Notice of registration is published in the Newfoundland and Labrador Gazette
and the Plan comes into legal effect on this date.
1.7
Plan Review and Amendment
In accordance with section 28(1) of the Urban and Rural Planning Act, 2000, every five years from
the date on which the Municipal Plan first comes into effect, Council is required to initiate a review
of the Plan. Where necessary, changes may then be made to account for any new policies or land
use requirements for the next ten years. The Municipal Plan, and any amendments that have been
made to it, remain in effect until a review is completed and comes into legal effect.
Council may decide to amend the Plan to meet changing circumstances such as a new
development proposal. Any such amendment form part of the Municipal Plan and must align with
other Plan policies. The process to make an amendment must include the same steps as bringing
a Municipal Plan into effect including public consultation, review and release by the Department
of Municipal and Community Affairs, scheduling a statutory public hearing and registration. Once
registered, these amendments become a legal part of the Municipal Plan and are binding on the
Council and those undertaking development.
1.8
Plan Administration
Upon being registered by the Minister of Municipal and Community Affairs, the Harbour Grace
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Municipal Plan is legally binding upon Council and all other persons, corporations and
organizations as per Section 12 of the Urban and Rural Planning Act, 2000.
Council shall administer the Harbour Grace Municipal Plan by carrying out the Plan's policies.
There are several ways in which this is done:
-
By preparing development regulations which are approved at the same time as the Municipal
Plan.
-
By issuing development permits to residents wishing to develop or adaptive reuse of a
building or to subdivide in accordance with regulations, and
-
By undertaking the capital works and development schemes outlined in the Plan when the
financial resources are available.
Interpretation
The following sections and Future Land Use Maps constitute the legally effective parts of the
Municipal Plan.
The general terms referred to hereinafter are defined as follows:
"Council" shall mean the Council of the Town of Harbour Grace.
"Municipal Planning Area" shall mean the Harbour Grace Municipal Planning Area.
"Town" shall mean the Town of Harbour Grace.
The boundaries between the different land uses designated in the Municipal Plan are meant to
be general, except in the case of streets or other prominent physical features where they are
intended to define the exact limits of each category.
Nothing in the Plan shall affect the continuance of land uses which are lawfully established on the
date that this Plan comes into effect.
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Z.0 PLANNING CON I
X ii
2.1 Background
Incorporated in 1945, Harbour Grace is a town with a rich history. Located along the Conception
Bay Highway (Route 70) approximately one hour's drive from St. John's, the Town has a
common boundary with the Town of Carbonear to the north, with the Town of Spaniard's Bay to
the south and with Bryant's Cove to the east.
The municipal boundary of Harbour Grace encompasses an area of 33.71 km2, which with a 2021
population of 2,796 equates to a population density of 82.9 people per km2.
The municipal
planning area extends beyond the municipal boundary to encompass Bristol's Hope and land west
of Bannerman Lake including Island Pond, Fox Pond, Western Island Pond, Andersons Pond, and
Spider Pond.
The Harbour Grace Municipal Plan applies to the full extend of the Harbour Grace
municipal planning area.
2.2
Settlement History
Harbour Grace has a deep and rich history spanning almost 500 years. From the pirating fights of
Peter Easton and the pioneering flights of Amelia Earhart to historical sites and buildings, Harbour
Grace has long been the centre for history. The Harbour Grace airstrip, built in 1927, was
constructed to accommodate the round-the-world flight of the Pride of Detroit and subsequent
transatlantic flights including Amelia Earhart's first solo transatlantic flight.
Today, the airstrip
is still in use
The centre of Harbour Grace is a provincial registered heritage district which recognizes the
Town's historical role as a major fishing harbour, and mercantile and administrative centre.
In
addition, there are an array for provincial registered and municipally designated buildings.
The
Town recognizes the potential of these heritage resources for economic development.
Local businesses provide commercial, industrial, and marine supply services.
The Town is
positioned to offer opportunities as marine services with its safe harbour and proximity to
international trade routes and offshore oil and gas fields.
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Land Use Challenges and Opportunities
2.3.1 Challenges
Large scale retail business has by-passed Harbour Grace for Carbonear and Bay Roberts along with
other services. Harbour Grace has experienced decline in the older part of Town with empty store
fronts, vacant lots, and buildings for sale.
Council brought in a balanced budget on December 21, 2022.
All departments participated in
efforts to minimize costs and Council had to prioritize capital works projects.
This budget
impacts new initiatives and day to day operations.
The Town faces major challenges with respect to municipal infrastructure with an emphasis is
replacing the sewer and water lines and paving Harvey Street.
2.3.2 Opportunities
The Town has an industrial base related to the fishery and to manufacturing and has a high quality
of indoor and outdoor recreational facilities, a registered heritage district, historic buildings,
museum, monuments, and visitor accommodations.
Major facilities include Harbour Grace
Ocean Enterprises, Harbour Grace Cold Storage, R. Tetford and Sons, Golden Crust Bakery, RestNL
Mattresses and Hotel Harbour Grace.
Recreational needs of the Town and surrounding area are well served by the Danny Cleary
Community Centre, a soccer pitch and tennis court at St. Francis Junior High, the ball field at
Moriarity Park, and various other recreational facilities. A major event is the Harbour Grace
Regatta on Lady Lake which always draws a substantial number of entries. Started in 1862, it is
the second oldest continuing sporting event in North America.
The Heritage District, historic churches and homes, Court House, Conception Bay Museum, the
S.S. Kyle, the Amelia Earhart monument, and the Harbour Grace Airstrip part of the heritage of
the Town, and add value to the community as a home, a place to do business, and a place to visit.
Admiral's Marina is located on the south side of Harbour Grace and can accommodate 100 vessels,
both commercial and recreational on a year-round basis. This natural harbour within a harbour
was designed to complement its surroundings, such as a sea wall which follows the natural
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coastline.
The Harbour Grace Harbour Authority also operates a fishermen's wharf on the north side of the
harbour where it has its office. Both the Admiral's Marina and Fishermen's Wharf facilities are
leased by the Harbour Authority from the Department of Fisheries and Oceans Canada.
The Town has completed a strategic planning process with the results outlined in "Let Yourself in
2032". This 10-year strategic plan is a living document providing Council with a street map to
identify and achieve specific goals.
The process for developing the strategic plan involved public
input in the form of a community survey and roundtables.
Overall, Harbour Grace has many fine features -- location, access to services, a good
manufacturing and entrepreneurial base, harbour, scenery and natural environment, high quality
housing and housing environment and an attractive heritage area and buildings.
Council
recognizes its role in governance by developed a vision and set out actions to tackle strategic goals
in its 10-year strategic plan.
2.4
Land Use
2.4.1 Commercial Development
Harbour Grace has over 60 businesses listed in its Business Directory. Due to its proximity to
mercantile hubs of Bay Roberts and Carbonear, Harbour Grace can claim their fair share of the
mercantile trade. Harbour Grace's harbour and port infrastructure support existing industries and
the Town's strategic plan identify the possibility of developing a marine industrial park providing
marine fabrication services, offshore serving, vessel report and other marine related services on
the east end of Point of Beach.
Admiral's Marina, located on the southside, is a year-round home fishing and recreational vessels.
The facility includes a children's playground and a venue available for event rental.
2.4.2 Registered Heritage District and Buildings
The Town recognizes the potential of the provincial registered heritage district as a focus for
economic and tourism opportunities.
The registered heritage district recognizes the Town's
historical role as a major fishing harbour, and mercantile and administrative centre.
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In Harbour Grace, heritage buildings and sites have been designated by the province and by the
Town.
The Town is proud of its built heritage and has adopted Municipal Heritage Site
Designation Regulations under the Municipalities Act, 1999.
These Regulations give Council the
ability to regulate the demolition and exterior renovation of municipally designated heritage
buildings.
The 10-year strategic plan identifies the revitalization of the historic downtown core as a key goal
to support new and existing businesses and create a liveable, vibrant community for residents.
2.4.3 Habitat Conservation
The Town has signed a Municipal Wetland Stewardship Agreement which is an important link in
wetland and waterfowl habitat conservation.
As a signatory to the agreement, the Town agrees
to manage wetlands within its jurisdiction with technical advice from the partners of the Eastern
Habitat Joint Venture and the Wildlife Division, Department of Forestry, Agriculture and Lands.
Habitat Management Plan Objectives:
To present an assessment of the habitats and wildlife species designated for conservation.
To recommend protection and enhancement strategies which will maintain and/or
increase wildlife use in the Stewardship Conservation Areas.
To describe potential engagement initiatives designed to increase Council and public
awareness of the value of conserving wildlife.
To empower Council and municipal residents to conserve these habitats through
informed development decision-making with the support of residents.
Roles of Habitat Stewardship Agreement Signatories
For its part, the Town of Harbour Grace agrees to:
Ensure that the Stewardship Conservation Areas are protected from destruction or
degradation.
The Town referring development applications to the Wildlife Division to allow a 30-day
written review of any proposed development activities that occur in the Stewardship
Conservation Areas.
Incorporate the Habitat Conservation Plan into the Harbour Grace Municipal Plan and
Development Regulations.
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Implement over time, and as opportunities allow, the Habitat Conservation Plan in the
community.
Participate, as capacity allows, in the activities of the Stewardship Association of
Municipalities (SAM) Inc.
The province, through the Wildlife Division, Department of Forestry, Agriculture and Lands, agrees
to:
Develop a Habitat Conservation Plan in consultation with the Town.
Work with the Town on the review of any development proposed to take place
within the Stewardship Conservation Areas.
Support Council and local groups in implementing the Habitat Conservation Plan
through wildlife and habitat conservation education, restoration, or enhancement
projects.
Conservation Areas
There are three Stewardship Conservation Areas" identified in the Habitat Stewardship
Agreement. They are:
1.
Harbour Grace Estuary Conservation Area
The Harbour Grace Estuary is located at the extreme western outlet of Harbour Grace Harbour
where the freshwater meets the salty sea. The Stewardship Conservation Area extends along the
coastline of Spirit of Harbour Grace Municipal Park (including the outlet of Bannerman River)
south to South River and Southside Street/Harvey Street intersection, and east, ending near Bows
Street, capturing the coastline of inner Harbour Grace.
The Stewardship Conservation Area includes the tidal flats
but is not intended to include private land or street
infrastructure.
On
the
other
side
of
Harvey
Street/causeway is a little brackish pond that supports
nesting waterfowl populations.
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In total, the Stewardship Conservation Area at the
Harbour Grace Estuary is approximately 10 hectares.
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2.
Pirates Path Coastline Conservation Area
This Stewardship Conservation Area follows the coastline from Bears Cove up to Cookroom Cove
and would protect the habitat surrounding Pirates Path Municipal Trail. The Stewardship
Conservation Area is approximately 40.5 hectares and includes a 50-metre vegetated buffer
inland from the coastline.
Several sheltered beaches (Patty O'Keefe's Cove, Red Cliff Cove, Long Harry Cove, Pea Cove and
&Wort. Maw
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tar41401)
Cove
Caplin Cove) are found along the coast, providing suitable
caplin spawning habitat and nesting and feeding habitat for
a myriad of seabirds. Dense populations of Black guillemots
and gulls (Ivory, Herring, Great Black-backed, etc.) can be
found around Cookroom Cove. Historically, the area has a
history of hunting and wildlife awareness. Hunting activity is
not impacted by the Stewardship Conservation Area.
3.
Bannerman Lake Conservation Area
Bannerman Lake is designated Protected Public Water Supply and is an integral part of the overall
watershed ecosystem within Harbour Grace. The Stewardship Conservation Area is approximately
100 hectares in size and includes a 100-metre buffer extending from the water's edge of
Bannerman Lake.
A large part of the Stewardship Conservation Area is
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considered to be peatland, a type of water-logged wetland
that slows plant decomposition to such a rate that the
carbon the plants absorbed in the atmosphere is stored
within the peat soils. If left undisturbed by development,
degradation, and overexploitation of land. Peatlands are
J
L_
considered important mitigators in Canada of the effects of
climate change. Protecting this area would ensure carbon
sequestered in the peat would remain intact indefinitely and continue to act as a natural carbon
storage sink.
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2.4.4
Hazards
A review of the Flood Extent Mapping, developed by the Water Resources Management Division,
Department of Environment, Conservation and Climate Change shows designated flood risk areas
for a small portion of the north coast of Bristol's Hope Cove from Horseshoe Cove westward.
"Climate Change Flood Risk Mapping Study for Placentia, Carbonear, Victoria and Salmon Cove",
completed in 2022, extended into Bristol's Hope Cove.
Development within designated flood
risk areas must be in accordance with the Policy for Flood Plain Management, issued by the Water
Resources Management Division, Department of Environment, Conservation and Climate Change.
Council also recognizes the hazards associated with climate change which may result in increased
risk from sea level risk, storm surges, coastal erosion and localized flooding.
L4.5 Rural Development
Council recognizes issues with unregulated cottage development at Glover Street.
A review of the Land Use Atlas, developed by the GIS and Mapping Division, Department of
Forestry, Agriculture and Lands, identified blueberry management areas, domestic cutting areas
and a cottage planning area in the rural portion of the Harbour Grace municipal planning area and
extending into the Bannerman Lake Protected Public Water Supply Area.
According to the Land
Use Atlas, a small area of land has also been set aside by the Department of Forestry, Agriculture
and Lands as Wind Energy Land Reserve on the west boundary of the municipal planning area.
Bannerman Lake is a protected public water supply as designated by the Water Resources
Management Division, Department of Environment, Conservation and Climate Change.
Any
development within the protected public water supply area is subject to provincial approval under
the Water Resources Act, 2002.
2.5
Demographic Trends
The following discussion of selected demographic indicators is based upon data available from
Statistics Canada, 2021 Census. Demographic information is also available through Newfoundland
and Labrador Community Accounts, developed by the Newfoundland and Labrador Statistics
Agency.
Selected demographic indicators compare provincial and municipal trends.
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2.5.1 Population Characteristics
Statistics Canada lists the 2021 population for Harbour Grace as 2,796 persons. As shown in Table
2.1, the population has declined since 1996, except for 2011, where the population increased by
1.9 percent. Between 2016 and 2021, the population has decreased by 199 people (6.6 percent).
In the same period, the population of the Province of Newfoundland and Labrador declined 1.8
percent.
Table 2.1 Harbour Grace Population Change: 1991-2021
Year
Population
Change
% Change
1991
3920
1996
3740
-180
-3.9%
2001
3380
-360
-9.0%
2006
3074
-306
-9.1%
2011
3131
+57
1.9%
2016
2995
-836
-4.3%
2021
2796
-199
-6.6%
Source: Statistics Canada
2.5.2
Age Characteristics
As with provincial age group characteristics, Harbour Grace has an aging population. Tables 2.2
compares age group characteristics for Harbour Grace to those for the province.
Table 2.2 Age Group Characteristics: Harbour Grace vs. Province, 2021
T
Age characteristics
Harbour Grace
Province of NL
Total
Percent
Total
Percent
Total age groups
2795
100.0 %
510,550
100.0 %
0 to 14 years
295
10.6 %
68,190
13.4 %
15 to 64 years
1660
59.4 %
321,750
63.0 %
65 years and over
840
30.1 %
120,610
23.6 %
85 years and over
60
2.1%
10,155
2.0%
100 years and over
0
0.0 %
80
0.0 %
Source: Statistics Canada 2021 Census Data
he population aee group 15 -- 64 years is 59.4 percent of the total population of Harbour Grace
and 67.9 percent for the province. While the age group 0-14 years is 10.6 percent of the total
population in Harbour Grace, it is 13.4 percent for the Province.
The population age group 65
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years and over is 30.1 percent of the population in Harbour Grace with 2.1 percent of the
population being older than 85 years.
In Newfoundland and Labrador, 23.6 percent of the
population is 65 years and over with 2.0 percent of the population older than 85 years.
The age
group 65 years and older constitutes a larger portion of the population than the age group 0 --14
which illustrates the aging population. The average age of the population of Harbour Grace is 49.4
years which is higher than the average of age of the population of the province at 45.5 years.
2.5.3
Household and Family Characteristics
In Harbour Grace, there are a total of 905 census families in private households. Of these, 715 are
a couple family. There are 205 married couples with children and 420 married couples without
children. In Harbour Grace, there are 85 common-law couples of which 40 have children and 50
are without children.
There are 185 one parent families and 510 who are not in a census family
including 395 people who live alone.
Table 2.3 illustrates household types and shows that the largest household type is couple-family
households without children followed by one-person households. These statistics suggest that
housing type may need to change to accommodate household composition.
Table 2.3 Household Type, Harbour Grace, 2021
Household Type
Total
Couple-family households with children
230
Couple-family households without children
430
One-parent-family households
140
Multigenerational households
35
Multiple-census-family households
5
One-census-family households with additional persons
30
Two-or-more-person non-census-family households
35
One-person households
395
Total
1305
Source: Statistics Canada 2021 Census Data
2.5.4 Private Dwellings
Currently, there are 1,483 private dwellings of which 1,307 private dwelling are occupied by usual
residents. Single detached dwellings number 1,185 and this continues to be the predominant
housing type in Harbour Grace. There are 30 semi-detached houses, 35 row dwellings and 60
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apartment units.
Two-person households predominate at 560 and the average household size
is 2.1 persons.
One thousand and ninety dwellings are owned by a member of the household
while 215 dwellings are rented.
According to the 2021 Census, the average monthly shelter costs for owned dwellings is $768
while the average monthly shelter costs for a rented dwelling is $775.
Table 2.4 illustrates private households by period of construction.
More than half of the housing
was built prior to 1981.
Housing permits issued in Harbour Grace over the last five-year period average 7 per year as
shown in Table 2.5.
In the future, the municipality may experience changing housing needs as its population ages and
household size become smaller.
Table 2.4 Dwellings by Period of Construction
Occupied private
dwellings by
period of construction
1195
1960 or prior
335
1961-1980
505
1981-1990
150
1991- 2000
110
2001 - 2005
30
2006 - 2010
65
2011- 2015
85
2016 - 2021
25
Source: NL Community Accounts
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Table 2.5 Housing Permits: 2016-2021
Town of Harbour Grace
Housing Permits
Issued 2016 - 2021
2021
4
2020
4
2019
5
2018
8
2017
11
2016
12
Source: Town of Harbour Grace
2.5.5 Household Income
The average total income of households in Harbour Grace for 2020 is $72,900. This average total
income is lower than that for the province at $91,100. In Harbour Grace, there are 270 private
households whose total income was less than $30,000 in 2020. Three hundred and twenty
households reported a 2020 income greater than $100,000.
2.5.6 Labour Force Status
Labour force status includes a municipality's total population aged 15 years and over.
In
Harbour Grace, 1,200 individuals are in the labour force of which 965 are employed and 235 are
unemployed.
Table 2.6 shows labour force status.
Table 2.6: Labour Force Status, Harbour Grace, 2021
Labour Force Status
Total
Employed
965
Unemployed
235
Not in the labour force
1305
Participation Rate
48.0 %
Employment Rate
38.6 %
Unemployment Rate
19.6 %
Source:
Statistics Canada 2021 Census Data
Table 2.7 shows employment by industry for Harbour Grace.
Sales and services occupations is
the largest industrial class employing 315 people followed by trades, transportation and
equipment and related occupations which employs 280 people.
One hundred and forty-five
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people are employed in business, finance, and administration occupations while 110 people are
employed in manufacturing and utilities and 105 people employed in health occupations.
Table 2.7:
Employment by Industry, Harbour Grace: 2021
Industry
Employees
Legislative and Senior Management Occupations
15
Business, Finance and Administration
145
Natural and Applied Sciences and Related Occupations
45
Health Occupations
105
Occupations in Education, Law and Social, Community and Government Services
95
Occupations in Arts, Culture, Recreation and Sport
20
Sales and Services Occupations
315
Trades, Transport and Equipment Operators and Related Occupations
280
Natural Resources, Agriculture and Related Occupations
55
Occupations in Manufacturing and Utilities
110
TOTAL
1165
Source:
Statistics Canada 2021 Census Data
2.5.7
Education
The residents of Harbour Grace are well educated. There are 1,840 individuals with a high school
diploma or equivalent and 845 individuals have a post-secondary diploma, certificate, or degree.
The latter include the trades, college and university certificates, diplomas, and degrees. Fifty-five
individuals hold a master's degree.
2.6
Municipal Finance and Services
On December 21, 2022, the Town Council of Harbour Grace adopted its Annual Operating Budget
for 2023. The budget included a mill rate for hotels with 25 plus rooms and 50 plus rooms as well
as a change in commercial water and sewer rates for metered water.
Council's Operating
Budget for 2023 with revenues of $3,634,703.68 and expenses totaling $3,634,703.68.
The Town of Harbour Grace provides the usual municipal services: water and sewer, street
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construction and maintenance, snow clearing, street lighting, garbage collection, volunteer fire
department, and recreational sites and facilities.
2.7
Summary
According to the 2021 census data, the community of Harbour Grace has experienced a decrease
in population since 2006, with a current total population of 2,796. The population is aging with 30
percent of the population over the age of 65.
Family and household compositions from the 2021
Census show that the majority of households are either couple family households with no children
or one-person households. This household composition combined with an aging population will
create a demand for smaller and affordable housing.
In general terms, Harbour Grace offers residents a favourable lifestyle in an attractive setting that
is within an easy commute to other larger centres. It is experiencing challenges with respect to
limited growth which impacts the Town's operating revenues and ability to provide amenities,
services and infrastructure that meets the needs of residents.
The Town is committed to protecting critical waterfowl habitat, diversifying economic
development opportunities through tourism, protecting heritage buildings and sites, revitalizing
the registered heritage district, and ensuring that development occurs in an orderly manner using
existing services and infrastructure.
L.6
A Strategy for Growth and Change - Municipal Plan
The development strategy for the Town of Harbour Grace, Municipal Plan 2024-2034 is to
continue to reinforce the patterns of development that have evolved over time. The emphasis
will be on retaining and strengthening current land use patterns to minimize the inefficient use of
land and services. The continued provision of commercial and community services, the
enhancement of tourism, recreation and open space opportunities, and the protection of
significant environmental features and lands will be the focus of this plan.
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VISION, GOALS AND OBJECTIVES
This section outlines the Town's vision, goals, and objectives that will be pursued in the Municipal
Plan for the ten-year period between 2023-2033.
The vision statement, established in the
Town's ten-year strategic plan, creates a picture of the community's future -- a future that Council
will endeavour to achieve through its actions including the implementation of the policies and
proposals outlined in the Municipal Plan. The goals outlined in this Municipal Plan are chosen to
reflect the long-range desires of Council related to specific matters. Goals are concrete, realistic,
action-oriented, and attainable. The realization of an objective moves the goal closer to reality.
The community vision, goals and associated objectives were determined through consultation
with Council and the public.
Community Vision -- Strategic Plan
The Town of Harbour Grace faces challenges like other towns in Newfoundland and Labrador:
public infrastructure deficit, meeting resident expectation with limited resources, aging
demographics, and changing household composition.
The Town's 10-year Strategic Plan -- "Let Yourself In 2032" - a directional document for the Town
which identifies short, medium, and long-term priorities. This internal document was developed
through consultations with staff, committees of Council, roundtable focus groups, and written
community surveys. Based on the input received, Council created the following vision statement.
Vision Statement:
For Harbour Grace to be a thriving, sustainable, inclusive, equitable
community which realizes its rich potential and capitalizes on its unique
assets to guide future growth.
3.2
Community Goals and Objectives
The Municipal Plan establishes goals and objectives. The goal is a desired state which reflects the
long-range purpose of the Plan and is related to a major area of concern.
An objective is a short-
range step toward the goal. The achievement of an objective is intended to move a goal closer to
reality.
Based on the planning context outlined in Section 2, the following are the goals and objectives of
the Harbour Grace Municipal Plan -- 2023-2033.
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Goal A: Physical Structure
Al.
To ensure new development in Harbour Grace is compatible with existing land use patterns,
orderly, and makes the best use of municipal services.
A2.
To create an attractive community with services and amenities meeting the needs of
residents and businesses.
Objectives:
1.
To allocate land for future development based on its best use taking into consideration
physical characteristics, location, and available municipal infrastructure and services.
2.
To protect natural areas such as drainage courses, rocky outcrop, rugged coastlines, and
steep slopes from development to preserve environmental resources and the rural
character of the Town.
3.
To ensure that new development takes place in a manner that does not prejudice access
and the appropriate development of adjacent land.
Goal B: Economic Development
Bl.
To encourage diversified and balanced economic development that fosters employment
opportunities for residents.
B2.
To support existing businesses.
B3.
To preserve the Town's heritage.
B4.
To revitalize the Town's historic downtown core.
Objectives:
1.
To allow a range of new commercial development in appropriate locations.
2.
To allocate land for existing businesses and to support their expansion where appropriate.
3.
To permit the re-use of heritage buildings and sites.
4.
To showcase the Town's natural and cultural heritage by permitting businesses and
amenities related to tourism.
5.
To support existing and new businesses in the Town's historic downtown core.
Goal C: Housing
Cl.
To provide an adequate quantity and mix of quality housing to serve the needs of the
present and future population.
C2.
To provide an attractive residential environment through good site design and a high
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standard of municipal services.
C3.
To support residential growth which maximizes the efficient use of land and services.
Objectives:
1.
To allocate an adequate amount of serviced land to accommodate residential development.
2.
To permit a mixture of housing types which includes affordable housing and housing geared
to seniors and single person households.
3.
To support the development of residential infilling lots within the built-up area of the
municipality.
4.
To maintain a high standard of housing through residential site design, municipal
infrastructure and by controlling the classes of land uses permitted in residential areas.
Goal D: Transportation
Dl.
To provide a safe and efficient network of local Streets.
Objectives:
1.
To maintain existing municipal Streets through regular maintenance and an improvement
program.
2.
To reserve land for future access and ensuring that development takes place in a manner that
does not prejudice access to adjacent land.
3.
To establish standards for new streets and extension of existing streets.
Goal E: Municipal Services
El.
To provide a full range of municipal infrastructure, social and recreational services to
residents of Harbour Grace.
Objectives:
1.
To ensure that water, sewer, and solid waste disposal services meet government standards.
2.
To designate land for recreation, open space, and cultural land uses.
3.
To protect Bannerman Lake Protected Water Supply from development or activities which
could affect water quality and quantity.
Goal F: Environment
Fl.
To value and protect the natural environment.
F2.
To protect residents, property, and infrastructure from climate change impacts.
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Objectives:
1.
To restrict development in environmentally sensitive areas such as wetlands, streams,
ponds and the coastline.
2.
To identify areas impacted by climate change.
3.
To ensure that new development is protected from the impacts of climate change.
4.
To protect conservation areas identified in the Municipal Wetland Stewardship Agreement.
Goal G: Municipal Finance
Gi.
To manage municipal expenditures and revenues to provide infrastructure and
municipal services within a framework of long-term financial stability.
Objectives:
1.
To be prudent regarding provisions of municipal infrastructure and services.
2.
To manage the municipal debt, considering the Town's ability to meet its expenditures over
the long term.
3.
To encourage a more diversified economic base to generate more revenue.
Goal H: Culture, Recreation and Open Space
H1.
To provide a range of leisure and recreation facilities that address the needs of all residents.
Objectives:
1.
To allocate land for open space and recreational facilities to meet the needs of residents.
2.
To develop and maintain facilities and natural areas to accommodate a range of active and
passive recreational opportunities.
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4.0 LAND USE POLICIES
The following policies, along with accompanying Generalized Future Land Use Maps, constitute
the Harbour Grace Municipal Plan, 2024-2034.
Included in this section are policies which
Council sees are necessary to ensure that the physical development of Harbour Grace is
undertaken in an efficient and economic manner during the ten-year (2024-2034) life of this
municipal plan.
4.1
Provincial Interests
According to the Urban and Rural Planning Act, 2000, government departments must be provided
with an opportunity to provide input with respect to the Harbour Grace Municipal Plan, 2024-
2034.
The Department of Municipal and Community Affairs requested input from government
departments by a referral to the Interdepartmental Land Use Committee.
A summary of input
received is outlined in section 1.4.
In addition, a review of the land use atlas was conducted to
ensure that other government interests are identified.
The draft Municipal Plan and Development Regulations are reviewed by the Department of
Municipal and Community Affairs to determine provincial interests.
The Department may make
recommendations for changes. Before registration, the adopted and approved Municipal Plan and
Development Regulations are reviewed by the Department of Municipal and Community Affairs
to determine whether they are contrary to law or a policy of the province.
This section contains policy statements which capture provincial interests.
Policies:
PI-1
Government Service Permits
It is the policy of Council that permits from the Department of Government Services, be provided
to the Town prior to the issuance of a building permit.
PI-2
Water Resources
It is the policy of Council that a permit, issued under the Water Resources Act, 2002, be provided
to the Town for any work in any water body, including a wetland, before work commences.
Any
'at
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effluent or runoff leaving the site must conform to the requirements of the Environmental Control
Water and Sewage Regulations, 2003.
PI-3
Non-Domestic Water Use
It is the policy of Council that a proponent obtains a water use license, under the Water Resources
Act, 2002, for any non-domestic water use from any water source for any purpose. This applies
to all non-domestic water uses within an existing, new, or planned water use from any source.
PI-4
Shore Water Zones
It is the policy of Council that no development shall be permitted in a Shore Water Zone, which
land that is intermittently occupied by water because of fluctuating surface water in either a fresh
or saltwater body, without a permit issued by the Water Resources Management Division,
Department of Environment, Conservation and Climate Change, in accordance with the Water
Resources Act, 2002.
Any proposed work shall comply with the Department of Environment,
Conservation and Climate Change "Policy for Development in Shore Water Zones".
P1-5
Infilling within 15 Metres of Bodies of Water
It is the policy of Council that no infilling shall occur within 15 metres of a body of water without
a permit from the Department of Environment, Conservation and Climate Change, Water
Resources Management Branch, in accordance with the Water Resources Act, 2002.
PI-6
Sewer and Water Main Installation
It is the policy of Council that installation of any water or sewer main only occur with the approval
of the Department of Environment, Conservation and Climate Change in accordance with the
Water Resources Act, 2002 and that these services be designed according to the "Newfoundland
and Labrador Guidelines for the Design, Construction and Operation of Water and Sewage
Systems".
PI-7
Public Wellhead Protection Areas
It is the policy of Council to identify public wellhead protection areas designated under the Water
Resources Act, 2002 on the Generalized Future Land Use Map. No new land uses are permitted
within the area identified as a public wellhead protection area.
Council shall not allow the
storage or use of any potential contaminates, or the spread of fertilizers or pesticide, within 100
metres of a wellhead. Activities within a Public Wellhead Protected Area shall be referred to the
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Water Resources Management Division, Department of Environment, Conservation and Climate
Change and a permit under the Water Resources Act, 2002 may be required.
PI-8
Survey Control Markers
It is the policy of Council to report development that has the potential of disturbing a Control
Survey Control Marker to the GIS and Mapping Division, Department of Forestry, Agriculture and
Lands.
PI-9
Endangered and Vulnerable Species
(1)
It is the policy of Council that the Red Crossbill, which is an endangered species under the
provincial Endangered Species Act and the federal Species at Risk Act, shall not be
disturbed, harassed, injured, or killed.
(2)
It is the policy of Council to protect habitat of the Rusty Blackbird which is a species listed
as vulnerable under the provincial Endangered Species Act and of special concern under
the federal Species at Risk Act.
PI-10
Archaeological Sites
(1)
It is the policy of Council to protect all archaeological resources by initiating consultation
with the Provincial Archaeology Office, Department of Tourism, Culture, Arts and
Recreation about any major development that involves use of land or ground disturbance
before issuing a development permit. Known archaeological sites shall be protected and
archaeological surveys shall be required in areas with high potential to safeguard any
undiscovered sites.
(2)
Where an archeological site is accidentally discovered, the Town shall contact the Provincial
Archaeology Office. Work must immediately cease.
(3)
It is the policy of Council to pursue an Archaeological Master Plan to assess known and
potential archaeological resources with the assistance of the Provincial Archaeology Office,
Department of Tourism, Culture, Arts and Recreation.
PI-11 Blueberry Management Unit
It is the policy of Council to identify designated Blueberry Management Unit on the Generalized
Future Land Use and Zoning Maps. Any development within a Blueberry Management Unit be
referred to the Agriculture Branch, Department of Forestry, Agriculture and Lands before issuing
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a development permit.
PI-12
Domestic Wood Cutting
It is the policy of Council to identify Domestic Harvest Areas on the Generalized Future Land Use
and Zoning Maps. Within the areas identified as Domestic Harvest Areas, Council shall refer any
applications for non-forestry related uses to the Forestry Branch, Department of Forestry,
Agriculture and Lands. A cutting permit is required to cut timber on or remove timber from Crown
Lands in accordance with the Forestry Act.
PI-13
Protected Street, Route 75
It is the policy of Council to recognize Veteran's Memorial Highway, Route 75, as a Protected
Street. All development within 100 metres of the highway centerline requires a permit under the
Protected Road Zoning Regulations. A permit from the Town shall not be issued until a permit
from the Department of Government Services is obtained.
PI-14
Highway Signs
It is the policy of Council to refer all applications for signs within control lines of all provincial
highway to the Department of Government Services for approval, if applicable, under the
Highway Sign Regulations, 1999. The control lines extend 100 metres from provincial highway
centrelines.
PI-15
National Building Code of Canada
In accordance with the Municipalities Act, 1999, Council shall adopt the National Building Code
of Canada. It is the policy of Council that all construction shall comply with the National Building
Code of Canada including section 9.36 which outlines energy efficiency requirements for new
buildings.
PI-16
Climate Change
It is Council's policy to recognize climate change and the environmental and physical impact of
more frequent and extreme weather events, that may result in increased flooding, sea surge,
coastal erosion and sea level rise.
PI-17
Development Below the 4-Metre Contour
It is the policy of Council establish development limits below the 4-metre contour along marine
estuaries and the marine coastline to reduce the impact of flooding in low-lying areas. Where
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there is no established development pattern, physical structures and buildings shall not be
permitted below the 4-metre contour. Where there is an existing development pattern below
the 4-metre contour, Council may consider new land uses or the repair and extension of existing
development subject to appropriate mitigation measures such coastal protection works, flood
proofing, or enhanced engineering standards. Council shall monitor lands above the 4-metre
contour that may be at risk from coastal erosion, flooding, and sea surges and seek input from the
Climate Change Branch, Department of Environment, Conservation and Climate Change.
PI-18
Geological Hazards
It is Council's policy to recognize the hazards associated with storm surges, sea level rise and/or
coastal erosion. Land within 30 metres of Harbour Grace Harbour and Bristol's Hope Cove, or
within 30 metres of a cliff edge, shall not be developed for urban uses unless there is an
established development pattern. Where there is an established urban development pattern,
Council may permit new land uses, including structures and buildings, and the repair and
extension of existing buildings and development.
New land uses and the repair and extension
of existing development may be subject to mitigation measures.
PI-19
Stewardship Conservation Areas
Council is committed to protecting Stewardship Conservation Areas identified in the Municipal
Wetland Stewardship Agreement.
Any proposals for development within the Stewardship
Conservation Areas shown on the Generalized Future Land Use and Zoning maps shall be referred
to the Wildlife Division, Department of Forestry, Agriculture and Lands. Council shall work with
the Wildlife Division and the Eastern Habitat Joint Venture to develop and implement a
conservation plan for these areas based on an all-bird conservation approach.
PI-20
Flood Risk Areas
It is the policy of Council to recognize the designated 1:20 and 1:100 flood risk areas on the north
shore of Bristol's Hope Cove by included them in the Environmental Protection designation and
zone.
Any development in a designated flood risk area requires a permit from the Water
Resources Management Division, Department of Environment, Conservation and Climate Change
before work proceeds.
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PI-21: Wind Energy Land Reserve
Council recognizes that the Department of Forestry, Agriculture and Lands has prohibited the
acceptance of Crown Lands applications in areas identified as Wind Energy Land Reserve on the
Generalized Future Land Use and Zoning maps.
PI-22: Cottage Planning Area
Applications within the Cottage Planning Area shown on the Generalized Future Land Use and
Zoning Maps shall be referred to Land Management Division, Crown Lands Branch, Department
of Forestry, Agriculture and Lands.
PI-23: Tourism Accommodation
All development providing tourism accommodation shall be registered in accordance with the
Tourism Accommodation Act.
PI-24: Antenna
Council recognizes that Innovation, Science and Economic Development Canada is the authority
for approving cell towers, antennas and other telecommunication towers.
As such, Council shall
permit these structures in all zones provided that the applicant consults with Council with respect
to site selection and compatibility with adjacent uses.
The applicant must complete a public
consultation program required by Innovation, Science and Economic Development Canada and
provide Council with details of its actions to mitigate community concerns.
4.2 General Land Use Policies
The following policies are general in scope in that they can be applied to more than one future
land use designation, zone, or land use.
GLU-1 Municipal Plan
It is the policy of Council that this Municipal Plan shall provide for the development of the Harbour
Grace Municipal Plan from 2024 to 2034, a 10-year planning period. Council may amend the
Municipal Plan and Development Regulations from time to time to accommodate new
developments, changes in local conditions or new priorities.
GLU-2 Interpretation
The boundaries between land use designations set out on the Generalized Future Land Use Maps
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are general and are not intended to define exact limits except in the case of streets or other
prominent physical features where they are intended to define the exact limits. It is the policy
of Council to use its discretion to interpret future land use designation or zone limits.
GLU-3 Discretionary Authority
Council may use its discretion to evaluate applications for a discretionary use by assessing its
impact on the surrounding area, infrastructure, utility and street capacity, public safety, and other
considerations that Council considers material, to interpret use classifications, and to impose
conditions on a permit or an approval in principle. Council may also exercise its discretion to refuse
a development when, in its opinion, the development may have undesirable impacts on adjacent
properties or the surrounding area. Council may refuse a development, where in its opinion,
municipal services and infrastructure are inadequate or it is uneconomical to provide and
maintain these services.
GLU-4 Prohibited Uses
Polices in this Municipal Plan shall identify permitted and discretionary uses for each zone. In
some cases, prohibited uses shall also be listed.
If a use is not specifically identified as a
permitted use or a use that may be permitted at Council's discretion, it shall be considered
prohibited.
GLU-5 Growth Management
(1)
It is the policy of Council to direct development in accordance with the Generalized Future
Land Use Map and in accordance with the policies of this Municipal Plan.
Council will
encourage the consolidation of development in areas that can be economically connected
to existing Streets and serviced with water and sewer.
(2)
To ensure that development occurs in an orderly manner and that development
opportunities are maximized, subdivisions and other major development shall co-ordinate
with other existing and proposed developments, the street network, municipal
infrastructure such as water and sewer, and other utilities. Council may require access to
adjacent undeveloped lands to be identified and conveyed to the Town. No property shall
be retained by a developer or owner to prevent future development of adjoining lands.
(3)
Development of vacant lots between existing buildings along existing streets shall be
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encouraged.
GLU-6 Development Standards
It is the policy of Council to require site plans for all new development. Development shall be
compatible with the character of the surrounding area and comply with Council's development
standards outlined in the Development Regulations. Council will ensure that new development
will not negatively impact existing uses through the creation of hazards or nuisance.
GLU-7 Land Suitability
(1)
It is the policy of Council to ensure that development only occurs on suitable land.
Council
shall review development applications and consider where the site is hazardous due to
steep or unstable slopes, poor drainage, high water table, wetlands, erosion or may be
subject to flooding.
(2)
Council shall not permit development in areas with slopes greater than 15 percent, on
unstable land, or in areas subject to erosion or flooding unless a study prepared by a
qualified individual is submitted outlining the extent of the issue and proposing mitigative
measures. The study shall evaluate the adequacy of the site grading, drainage and
landscaping and the potential of the development to be impacted by, or cause erosion or
flooding, on adjacent properties. Upon receipt of the study, Council may refuse to issue a
permit or include conditions to mitigate the hazard and any impacts neighbouring
properties and/or Town land or infrastructure.
(3)
Development shall only be permitted on lands having soil and drainage conditions which
are suitable for the proper siting and development of the proposed uses.
GLU-8 Comprehensive Development Plan
It is Council's policy that all proposals for a subdivision development or other major developments
shall submit a comprehensive development plan that will include:
-
An investigation of physical features of the site including wetlands and waterbodies, site
drainage and slopes as well as the opportunities and constraints to development that they
represent. Where possible, the layout of proposed lots and streets shall conform to the
topography and natural features.
-
An outline of how the proposed subdivision showing how it will integrate with existing
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development, streets, infrastructure, utilities, and services, and provide for future access
to undeveloped lands in the area.
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Potential effects on existing and future land uses in the surrounding area, and
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A review of municipal servicing proposed by the developer and the costs of providing and
maintaining these services.
GLU-9 Public Open Space
No more than 10 percent of the gross area of land developed for subdivision purposes shall be
dedicated to the Town as public open space.
This land must be suitable for park land or other
public purposes. Where it is not feasible, or suitable to set aside land for public open space,
Council may accept payment of a sum of money equal to the fair market value of the land which
would otherwise be conveyed. For a development which is not a subdivision, Council may require
a portion of the land to be conveyed for public purposes.
GLU-10 Development Agreement
As a condition of approval, the Council may require the developer to enter into a development
agreement with the Town. The development agreement shall lay out the obligations and
standards for both parties and may secure financial guarantees.
GLU-11 Financial Guarantees
Council may require a developer to make financial provision to guarantee payment of service
levies, to ensure that the development is completed within a time frame set out in a development
agreement, to provide for site reinstatement and/or the completion of services and street
infrastructure to the established standards, or to enforce the carrying out of any condition
attached to a permit or a development agreement.
GLU-12 Non-Conforming Uses
(1)
In accordance with Section 108 of the Urban and Rural Planning Act, 2000, any
development or land use that legally exists on the day this Plan is registered may continue
in a manner that does not conform to this Municipal Plan or Development Regulations.
Specify provisions with respect to legal non-conforming uses are outlined in the
Development Regulations.
(2)
The right to resume a discontinued non-conforming use of land shall not exceed 12 months.
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The Development Regulations shall specify the provisions with respect to the
discontinuance of a non-conforming use.
GLU-13 Uses Permitted in All Designations
(1)
Conservation, recreational open space, trails, antenna, streets, services, and utilities shall
be permitted in all future land use designations and zones. Recreational open space must
not conflict with surrounding uses and adequate pedestrian and vehicular access and off-
street parking must be provided.
(2)
Wharves, boathouses, slipways and breakwaters are permitted in all designations and
zones subject to compliance with the "Guidelines for the Construction of Wharves,
Breakwaters, Slipways and Boathouses" developed by the Water Resources Management
Division, Department of Environment, Conservation and Climate Change subject to
restrictions set out in the Development Regulations.
(3)
Mineral exploration shall be permitted, as a discretionary use, in all future land use
designations and zones subject to conditions set out in the Development Regulations
limiting impacts on the landscape as well as surrounding uses and requiring site restoration.
In some cases, the exploration proposed will only involve prospecting, geochemical
sampling surveys, ground-based or airborne geophysical surveys which do not meet the
definition of development in the Urban and Rural Planning Act, 2000 and no approval from
the Town is required. A permit is required from the Mines Branch, Department of Energy
and Mines for all mineral exploration activities.
GLU-14 Easements and Emergency Access
(1)
Where land is required for utility easements or emergency access, it is the policy of Council
that such land, or interest in land, be conveyed to appropriate agency as a condition of
approving subdivision or other development applications.
(2)
Future access points are identified on the Generalized Future Land Use and Zoning Maps.
Council shall review development proposals in the vicinity of these future access points to
ensure that they are maintained to provide access to adjacent lands for future
development. Council may require these future access points to be identified and conveyed
to the Town.
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GLU-15 Access to a Public Street
All development shall front onto a publicly maintained street, unless otherwise specified in this
Plan.
An access to a provincial highway is required to obtain prior approval from the Department
of Transportation and Infrastructure and must meet departmental specifications.
GLU-16 Building Line Setbacks
(1)
Buildings must be setback from the street reservation in accordance with the Development
Regulations.
Such setbacks shall be sufficient to allow appropriate landscaping, to permit
the parking and movement of vehicles clear of any street allowance and to allow for future
street improvements.
(2)
Council recognizes that areas which may accommodate infill development may have an
inconsistent building line setback.
To accommodate infill development, Council may
establish a building line setback on a case-by-case basis to ensure that the development fits
with the streetscape.
GLU-17 Heritage Buildings
(1)
It is the policy of Council that demolition of a municipally designated heritage building may
only occur with a permit issued in accordance with the Harbour Grace Municipal Heritage
Site Designation Regulations.
(2)
Renovation to a municipally designated heritage building or site shall be subject to a permit
under the Harbour Grace Municipal Heritage Site Designation Regulations and shall
recognize "The Standards and Guidelines for the Conservation of Historic Places in Canada"
by Parks Canada.
(3)
It is the policy of Council to ensure that renovations to heritage buildings and sites reflect
the heritage value of the building. Renovations shall not remove, replace, or substantially
alter character defining elements.
(4)
It is Council's policy to municipally designate those buildings registered as provincial
heritage buildings to ensure that the Town can regulate exterior renovations and demolition
of all heritage buildings or sites under the Harbour Grace Municipal Heritage Site
Designation Regulations and to promote heritage values.
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It is Council's policy to allow the re-use of provincially registered and municipally designated
heritage buildings or sites provided that the proposed use is compatible with the
surrounding area and that exterior renovations retain the heritage style and character
defining elements of the building and site. Council shall encourage re-use of provincially
registered and municipally designated heritage buildings or sites for uses which are
residential or tourism related.
GLU-18 Parking and Loading
It is the policy of Council that all uses shall provide parking and loading spaces as established in
Schedule D of the Development Regulations.
GLU-19 Urban Agriculture
It is the policy of Council to permit urban agriculture, as a discretionary use, in all land use
designations and zones.
Urban agriculture will be restricted to those activities which have
minimal impact on surrounding uses and do not include intensive livestock operations or activities
such as sod farming, growing of forage which involves spreading of manure over large areas.
Council may prohibit or restrict the number or type of livestock or poultry being kept on-site to
reduce any potential negative impacts on surrounding properties. Council shall create conditions
in the Development Regulations with respect to the number of buildings or structures associated
with urban agriculture uses.
Council shall also create conditions for separation or buffers
between urban agriculture uses and residential or other urban uses.
GLU-20 Bandsaws
It is the policy of Council to allow a bandsaw as an accessory use on the same lot as a dwelling.
Council shall create conditions in the Development Regulations requiring the lumber generated to
be restricted for the use of the resident as well as limiting the accessory buildings or structures
associated with the bandsaw and lumber storage.
GLU-21 Accessory Buildings
It is the policy of Council to permit accessory buildings in all zones subject to conditions and
standards set out in the Development Regulations.
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4.3
Environmental Policies
EP-1
Environmental Protection
It is the policy of Council to ensure that development has a minimal impact on the environment
and natural features such as shorelines, water bodies, wetlands, and steep slopes.
EP-2
Preservation of Trees
It is the policy of Council that mature trees shall be preserved and replaced where necessary.
Mature trees shall be removed only if they are dangerous because of age, disease, or proximity to
a building; if they are overcrowded; if they unduly inhibit light and air circulation; or if they will
unduly inhibit construction.
EP-3
Protection of Water Bodies, Watercourses and Wetlands
Water bodies, wetlands and the coastline shall be protected from pollution.
A 15-metre buffer
of existing vegetation shall be maintained along water bodies, wetlands, and the coastline.
EP-4
Alterations to the Natural Topography
(1)
Development proposals for altering the natural topography through site grading,
placement or removal of fill, ditching or substantial landscaping shall include plans for the
proposed work.
Significant alterations to the topography or natural environment, such
as changing the drainage pattern or removing vegetation, will be considered during the
evaluation of development proposals.
(2)
Council may impose conditions as part of the development approval to ensure that impact
off-site is minimal.
Alterations which will adversely affect adjacent property or
watercourses shall not be permitted.
Topsoil or sods shall not be removed except with
the approval of Council.
4.4
servicing Policies
SP-1
Municipal Services
(1)
It is the policy of Council to ensure that new development makes efficient use of existing
street and municipal infrastructure.
Within and near serviced areas, new development
shall only be permitted in areas which can be provided with full municipal water and
sewage services. Development adjacent to municipal water and sewer services must be
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connected if there is sufficient capacity in the existing system and if it is feasible to do so.
Council shall require the developer to be responsible for the provision or extension of
infrastructure associated with a new development.
(2)
Where a development is proposed near a public wellhead protection area, Council shall
determine whether the well has sufficient quantity of water and capacity to accommodate
the proposal.
(3)
Land located beyond municipal servicing limits shall be serviced by on-site sewer and wells
approved by the Department of Government Services.
SP-2:
Private Wellhead Protection Area Buffers
No new land uses shall be permitted within the private wellhead protection area buffer. Council
shall not allow the storage or use of any potential contaminates, or the spread of fertilizers or
pesticide, within 100 metres of a wellhead.
SP-3
On-Site Sewage Disposal
No on-site Sewage disposal system shall be closer than 30 metres from a waterbody, watercourse,
or wetland and shall comply with the requirements of the Department of Government Services.
SP-4
Groundwater Assessment
New subdivisions consisting of five (5) or more lots shall require a groundwater assessment to be
undertaken to determine the quality and quantity of drinking water. The groundwater assessment
must be approved by the Water Resources Management Division, Department of Environment,
Conservation and Climate Change before the Town can issue a permit. The Groundwater Supply
Assessment and Reporting Guidelines for Subdivisions Serviced, by Individual Private Wells,
provide administrative and technical guidance to developers.
SP-5
Stormwater Management
(1)
Council recognizes that managing stormwater runoff is increasingly challenging because
of an increase in the number and intensity of storms and amount of urban development
which results in more water runoff. Council shall encourage development on the basis
of zero net runoff to manage storm water such as retention ponds, landscaping,
bioswales, and other techniques that decrease water run-off.
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(2)
Development shall be designed so that run-off from the development does not negatively
(3)
impact adjoining properties. Any improvements to Town infrastructure to accommodate
stormwater shall be at the expense of the owner or developer and Council may impose a
service levy or require a financial guarantee.
Proposals for development, including the clearing of land, shall include plans to manage
stormwater runoff to prevent sedimentation and excessive flooding.
4.5 Transportation Policies
T-1: Street Hierarchy
It is the policy of Council to establish a hierarchy of streets according to their functions. There are
three classifications of streets as follows:
(1)
Arterial Streets are intended to function as the principal network for through traffic.
Veteran's Memorial Drive, Route 75, is an arterial street.
Access requires approval from
the Department of Transportation and Infrastructure and access construction must meet
provincial requirements.
All development within 100 metres of the centreline of
Veteran's Memorial Highway must receive a permit from the Department of Government
Services under the Protected Road Zoning Regulations.
(2)
Collector Streets link local streets with arterial streets and carry traffic from town to town,
as well as local traffic within town. Access shall be properly planned with limited on-street
parking allowed. Harvey Street and Cathedral Street (Route 70) through Harbour Grace,
are a collector street and a permit is required from the Department of Transportation and
Infrastructure for any access.
(3)
Local Streets are all other streets in the town are considered as local streets and serve
adjacent properties and generally, are not used as through traffic.
T-2:
Street Reservation and Street Specifications
Council recognizes that streets may be extended to accommodate new development which may
not be in the form of a subdivision.
Council shall establish street reservation standards in the
Development Regulations as well as requirements for street extensions and street specifications.
T-3:
Off-Street Parking and Loading
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Adequate off-street parking and loading spaces shall be provided for all development. Parking
standards shall be established in the Harbour Grace Development Regulations.
4.6
Land Use Designations
The land resources of the Harbour Grace Municipal Planning Area shall be managed in accordance
with the proposed land uses shown on the Generalized Future Land Use Maps 1 and 2 and the
land use policies contained within this Municipal Plan. Fourteen (14) land use designations apply
to the Harbour Grace municipal planning area.
LUD-1 Generalized Future Land Use Map
The Generalized Future Land Use Maps establish the pattern of development by dividing the
Planning Area into the following land use designations:
0
3
.
3
.
0
.
0
0
0
0
0
Residential
Mixed Development
Town Centre
Heritage
Commercial
Industrial
Public Use
Open Space Recreation
Open Space Recreation Park
Environmental Protection
Transportation Highway
Protected Public Water Supply
Rural
Cottage Control
4.6.1 Residential Designation
The Residential Designation is applied to areas that are suitable for residential development and
where it is expected that the predominant land use will remain residential. This designation allows
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for various types of dwellings together with residential and non-residential uses that are
compatible with a residential environment.
Policies:
RES-1 Within the area designated Residential on the Generalized Future Land Use Map, areas
shall be further categorized on the Zoning Map as Residential (RES).
The detailed
requirements for this zone are outlined in Schedule C of the Development Regulations.
RES-2 It is the policy of Council that single dwellings, double dwellings, and child-care services
shall be permitted in the Residential (RES) zone.
In addition, cemetery shall be a
permitted use in the Residential (RES) zone.
RES-3 Council may permit multi-unit dwellings which include row houses, an apartment building,
or a housing complex. Council may also permit educational, medical treatment and special
care, and place of worship, at its discretion, in the Residential (RES) zone.
RES-4 Council may permit, at its discretion, a convenience store which serves local needs
provided it does not distract from the residential character of the area and that the store
is on a lot with fronts onto a collector or arterial street.
RES-5 Short-term tourism accommodation may be permitted at the discretion of Council
provided that the building has an exterior design and landscaping that is sensitive to the
residential character of the surrounding area in terms of appearance, scale, and density.
Tourism cabins may also be permitted at the discretion of Council. The Development
Regulations shall establish conditions with respect to application requirements, setbacks,
parking, screening, and minimum lot area.
RES-6 Home based businesses in the form of medical and professional services, personal
services, offices, and studios may be permitted in the Residential zone, at the discretion
of Council, in accordance with conditions set out in the Development Regulations.
4.6.2 Mixed Development Designation
The Mixed Development designation is applied to areas including land on Cathedral Street south
of its intersection with Veteran's Memorial Highway, the Admiral's Coast Marina and surrounding
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land, and other sites which contains commercial and light industrial businesses. The Mixed
Development designation is intended to provide opportunities for further commercial and light
industrial development while protecting residential development.
New residential
development may be permitted in the Mixed Development designation if it does not impact the
potential for commercial and light industrial development.
Policies:
MU-1 Within the area designated Mixed Development on the Generalized Future Land Use
Map(s), areas shall be further categorized on the Zoning Map(s) as Mixed Development
(MD).
MU-2 It is the policy of Council to permit a range of residential, public, commercial, and light
industrial uses in the MU land use zone.
New residential development shall be
permitted provided it does not negatively affect the potential for future commercial,
public, and light industrial development.
The Development Regulations shall contain
conditions intended to protect adjacent existing residential uses from negative impacts
from public, commercial, and light industrial development.
MU-3 It is the policy of Council to permit single dwellings, double dwellings, multi-unit
dwellings, cultural and civic, media, general assembly, educational, place of worship,
passenger assembly, catering, funeral home, medical treatment and special care,
amusement, indoor assembly, outdoor assembly, medical and professional, fire station,
police station, shopping centre, shop, convenience store, take-out, veterinary, and
service station.
MU-4 Transportation uses, in the form of a marina, are also permitted in the Mixed
Development designation and zone.
MU-5 Light industrial uses may be permitted at the discretion of Council provided that the
surrounding residential uses are not negatively affected by noise, smoke, odour, dust,
vibrations, or unsightly appearance.
The light industrial use shall be designed and built
in a style which is compatible with the surrounding land use.
A buffer shall be provided
between the light industrial use and any adjacent residential uses.
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MU-6 Residential development shall conform to the standards in the Residential zone.
MU-7 Home based businesses in the form of professional, medical and professional services,
personal services, offices and studios shall be permitted in the Residential zone in
accordance with conditions set out in the Development Regulations.
MU-8 The Development Regulations shall contain provisions for open storage and site
maintenance standards for non-residential uses.
MU-9 All land uses shall be connected to municipal water and sewer where feasible.
4.6.3 Town Centre Designation
The Town Centre designation extends across the commercial and residential centre of Harbour
Grace and provides for the conservation and development of the residential, industrial, service,
and commercial core of Harbour Grace. The unique pattern of streets and streetscapes strongly
defines the character of this area.
This area contains a mix of commercial, industrial, residential,
cultural and civic, and services uses.
Vacant land is still available within the Town Centre
designation.
Council wishes to encourage economic diversification by attracting new
development and allowing for the re-development of existing properties. It is Council's intent
is to promote the Town Centre designation as a central, consolidated, core by accommodating a
mix of residential, public, commercial, and industrial uses while reflecting and preserving its
historic character.
Policies:
TC-1
Within the area designated Town Centre on the Future Land Use Map(s), areas shall be
further categorized on the Zoning Map(s) as the Town Centre (TC) zone.
TC-2
It is the policy of Council to permit a range of residential, commercial, public and industrial
uses in the Town Centre designation including single dwelling, double dwelling, multi-unit
dwellings, short-term tourism accommodation, tourism cabins, commercial residential,
medical treatment and special care, club and lodge, catering, micro-brewery, child-care
services, media, convenience store, cultural and civic, educational, fire station, general
service, indoor market, medical and professional, office, outdoor market, passenger
assembly, personal service, place of worship, police station, shop, and studio.
TC-3
It is the policy of Council to permit as a discretionary use, amusement, campground,
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funeral home, general assembly, light industry, general industry, take-out food service,
taxi stand, and veterinary.
TC-4
It is Council's policy to encourage the restoration, renovation and adaptive re-use of
existing buildings and encourage appropriate infill development. Council shall consider
appearance and aesthetic improvements such as building façade, parking areas,
screening and landscaping, sidewalks, and signage in determining a new or adaptive re-
use of a building.
TC-5
It is Council's policy that new development shall be permitted to the extent that it is a
suitable fit with surrounding development and shall not affect neighbouring residential
uses with respect to noise, dust, glare, vibration, odour, traffic, hours of operation and
other nuisance factors.
TC-6
Home based businesses in the form of medical and professional services, personal
services, offices, and studios shall be permitted in the Town Centre zone in accordance
with conditions set out in the Development Regulations.
4.6.4 Heritage Designation
The Harbour Grace Registered Heritage District was created in 1992 by Heritage Newfoundland
and Labrador.
This Registered Heritage District commemorates the Town's historical role as a
major fishing harbour and mercantile centre, its built heritage and supporting landscape features
such as wrought iron fences, rock walls and view planes of Harbour Grace harbour.
The Heritage designation highlights and supports the Registered Heritage District by promoting
tourism and business development while protecting the heritage values of the area.
Two provincially registered heritage buildings -- the former Cathedral of Immaculate Conception
and the Harbour Grace Courthouse -- have been purchased for development as tourism attractions
and amenities.
The renovation and re-use of these buildings for tourism purposes will
strengthen heritage values and supports the development of the area as a tourism destination.
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The Town has worked with a landscape architectural firm to create proposals with the aim of
enhancing tourism potential by showcasing and augmenting heritage features and the Town's
character. The Master Plan for the Heritage District proposes three elements:
-
Beautification and enhancement of public amenities building upon natural and cultural
assets including the development of three walks;
-
Addition of interpretative elements to tell the Town's history; and
-
Redevelopment of the Ridley Hall ruins as a public amenity and community venue.
The Heritage designation and zone support Council's vision of creating a tourism destination by
encouraging new development and re-use of existing buildings and by showcasing the Town's
heritage through tourism experiences that enhance the visitor experience. New development
within the Heritage designation shall respect the heritage character of the area and shall be
compatible in scale, exterior appearance and landscaping with heritage values.
Policies:
H-1 Within the Heritage designation on the Future Land Use Map, the area shall be zoned
Heritage (H). The Heritage designation and zone highlight the importance of the area as
tourism destination by facilitating visitor experiences, encouraging business development,
and creating a liveable, resilient community for residents.
H-2
Council shall implement the "Master Plan for the Heritage District" and shall pursue the
development of visitor walks to showcase the Town's natural and cultural heritage.
Conservation uses including walkways, interpretative wayfaring signage, scenic sites, rest
areas and compatible uses shall be permitted in the Heritage District.
H-3 It is the policy of Council to protect existing heritage buildings, structures, or sites in the
Heritage designation, especially those which are registered by the province or designated
by the Town.
Renovation to existing buildings and sites in the Heritage designation shall
preserve character defining elements, shall reflect the scale and character of adjacent
buildings and shall contribute to the heritage values of the area.
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H-4
Council shall encourage new development which is compatible with the heritage character
and enhances the historic atmosphere and appeal of the area. The Development
Regulations shall specify standards.
H-5
New buildings shall be compatible with the heritage value of the Heritage designation in
terms of scale, exterior appearance, and landscaping.
H-6
Where possible, new development shall incorporate site features such as rock walls,
wrought iron fences, fencing and landscaping to enhance the heritage character and ensure
compatibility with surrounding development.
View planes of Harbour Grace harbour and
waterfront access shall be preserved where possible.
H-7
Council supports the re-use of existing buildings in the Heritage designation.
H-8
It is the policy of Council to encourage a range of residential and commercial uses in the
Heritage designation in recognition of its role as a tourist destination while recognizing
existing residential uses.
Permitted uses shall include single dwelling, double dwelling,
multi-unit dwellings, catering, club and lodge, micro-brewery, commercial residential,
short-term tourism accommodation, cultural and civic, shop, convenience store, studio,
media, office, and place of worship.
H-9
Discretionary uses shall include tourism cabin complexes, campground, take-out food
service, and indoor market. Such uses shall not detract from the character of the area in
terms of scale and exterior design and shall provide sufficient parking on-site.
H-10 Tourism cottages and campgrounds shall be connected to municipal water and sewer
services and shall be landscaped or screened to minimize noise and traffic impacts on
adjacent residential uses.
All cabins and campsites shall only front onto the internal
streetway.
Accessory uses may be permitted except for a dumping station.
H-11 Home based businesses in the form of medical and professional services, personal services,
office, and studios may be permitted in the Heritage zone in accordance with conditions
set out in the Development Regulations.
4.6.5 Public Use Designation
Lands designated Public Use are intended for purposes that serve the general public. Schools,
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places of worship and public buildings support the social and economic fabric of the community.
Council encourages the development of public uses to enhance the quality of life for residents.
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Policies:
CG-1 Within the area designated Commercial on the Future Land Use Map(s), areas shall be
further categorized on the Zoning Map(s) as Commercial General (CG).
CG-2 It is the policy of Council to permit the following uses in the Commercial General zone,
general garage, light industry, service station, transportation, all uses in the Assembly Use
Group, all uses in the business and personal services group, all uses in the mercantile uses
group and tourism accommodation except for short-term tourism accommodation.
General garage and light industry uses shall have minimal impact on adjacent uses and the
character of the surrounding area. The Development Regulations shall contain conditions
for open storage and service stations.
CG-3 Council may permit general industry on a discretionary basis.
CG-4 All commercial and industrial buildings shall be connected to the municipal water and
sewer at the developer's cost and shall front on a public street.
CG-5 Council may require a buffer or screen so that surrounding land uses are not negatively
affected by activities associated with commercial or industrial uses.
CG-6 Council shall require the site to be curbed to prevent unchanneled motor vehicle access.
4.6.7 Industrial Designatiuyi
To accommodate industrial uses, suitable areas of land throughout the municipal planning area
are designated Industrial including land along the north side of the harbour.
Policies:
IG-1 Within the area designated Industrial on the Future Land Use Map(s), these areas shall be
further categorized on the Zoning Map(s) as Industrial General (IG).
IG-2 Council supports the development of a marine service centre east of Point of Beach to
accommodate a range of marine services such as marine fabrication, services to the off-
shore, and vessel repair.
A marine service centre may be permitted, at Council's
discretion, provided that the access is from Beach Hill Street only.
Council recognizes that
this location is adjacent to the Heritage designation and zone and that any development
must be sensitive to and reflect the heritage character of the Heritage designation and
zone, nearby registered heritage buildings and sites, and protect the heritage walkways.
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Any infilling or wharf construction requires approval from Water Resources Management
Division, Department of Environment, Conservation and Climate Change and Habitat
Management, Fisheries and Oceans Canada. An application to Crown Lands may be
required to secure land within 15 metres of the highwater mark and water rights. An
Environmental Assessment must be released before Council can grant approval for
development of a marine industrial centre.
IG-3 It is the policy of Council to permit general industry, light industry, media, general service,
shop, service station, office, passenger assembly, and transportation in the Industrial
General zone.
General industry shall only be allowed where the industrial use is
contained within a building and the scale and type of activities will not be intrusive or
otherwise objectional to neighbouring residential uses.
IG-4 Council may permit, on a discretionary basis, hazardous industry subject to conditions in
the Development Regulations.
IG-5 All hazardous industry, general industry, and light industry must front onto a public street,
must be connected to municipal services and the Town must ensure that firefighting
capacity is adequate.
IG-6 The Development Regulations shall contain provisions for open storage, storage of
flammable liquids, access, and site maintenance standards.
4.6.8 Open Space Recreation Designation
The Town of Harbour Grace is blessed with an abundance of natural open spaces and recreational
areas. These areas provide lands for town recreational facilities, parks, and playgrounds. Areas
designated Open Space Recreation will be reserved primarily for active outdoor recreational uses
including playing fields, sports grounds, parks and playgrounds. Structures and small-scale
buildings that enhance the outdoor recreation use may also be allowed.
Policies:
OSR-1 Within the area designated Open Space Recreation on the Future Land Use Map(s), areas
shall be further categorized on the Zoning Map(s) as Open Space Recreation (OSR).
The
Open Space Recreation designation and zone capture existing outdoor recreation spaces.
OSR-2 In the Open Space Recreation zone, it is the policy of Council to permit recreational open
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space, and cemetery.
OSR-3 Council may permit indoor assembly, outdoor assembly, cultural and civic, convenience
store, catering, take-out food service, and transportation subject to terms and conditions
outlined in Schedule C of the Development Regulations.
Convenience store, take-outs
and catering shall be accessory to cultural and civic, and recreational uses.
OSR-4 Council may also permit structures and small-scale buildings that are accessory to the
main outdoor recreation use and outdoor assembly use.
OSR-5 The development and operation of recreation facilities shall not impose adverse effects
on adjacent residential and other uses in terms of noise, light, traffic, hours of operation,
parking and other nuisances and hazards.
OSR-6 Open Space Recreation land shall provide pedestrian access to recreation facilities.
4.6.9
Open Space Recreation Park
The Open Space Recreation Park Designation applies to sites where there are private recreational
parks and campgrounds. The Town has two commercial camping parks. The Amelia Earhart
Campground is located off Glover Street at the west end of the Planning Area.
It offers few
amenities other than sites for recreational camping trailers. A new site presently under
construction is Verge's Getaway and Retreat located of Bannerman Lake Street and Lady Lake
Street which will offer camping sites and tourist cabin rentals.
Policies:
OSRP-1 Within the area designated Open Space Recreation Park on the Future Land Use Map(s),
areas shall be further categorized on the Zoning Map(s) as Open Space Recreation Park
(OSRP).
The Open Space Recreation Park designation and zone recognizes sites of
commercial camping grounds.
OSRP-2 It is the policy of Council to permit campgrounds, tourism cabins, outdoor assembly, and
convenience store in the Open Space Recreation Park zone subject to terms and
conditions outlined in Schedule C of the Development Regulations.
Council shall also
permit outdoor amusement uses associated with a permitted use.
OSRP-3 It is the policy of Council that indoor assembly, catering, take-out food service, light
Industry and shop may be permitted at Council's discretion associated with a permitted
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use.
OSRP-4 Council has determined that new development in this designation is not required to
connect to the Town's water and sewer system but must receive approval from the
Department of Government Services for any waste and sewer management systems.
4.6.10
-Environmental Protection Designation
The Harbour Grace Municipal Planning Area has an abundance of open space, coastal and
freshwater coastlines, streams, wetlands, and treed areas and walking trails. The Environmental
Protection designation is applied to areas where it is desirable to protect these natural features
from development.
Policies:
EP-1 Within the area designated Environmental Protection on the Future Land Use Map(s),
areas shall be further categorized on the Zoning Map(s) as Environmental Protection (EP).
It is Council's intention that areas designated Environmental Protection be preserved in a
natural state to protect sensitive areas such as the coastline, water courses, water bodies,
and wetlands and to provide habitat for vulnerable or endangered species.
The
Environmental Protection designation and zone also includes the flood risk areas at
Bristol's Hope as designated by the Water Resources Management Division, Department
of Environment, Conservation and Climate Change.
Any development within the flood
risk areas is subject to approval by the Water Resources Management Division, Department
of Environment, Conservation and Climate Change in accordance with policy PI-20.
EP-2 It is the policy of Council that only conservation and recreational open spaces uses that are
passive in nature and transportation in the form of wharves, slipways and docks shall be
permitted.
4.6.11
Protected Public Water Supply Designation
The Town of Harbour Grace obtains its municipal water supply from the Bannerman Lake
Protected Public Water Supply Area and from four municipal wells located on south side of
Harbour Grace. The Bannerman Lake Protected Public Water Supply Area and the four protected
wellheads are designated under the Water Resources Act, 2002.
All development within the
Bannerman Lake Protected Public Water Supply Area and 100 metres of the protected wellheads
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requires a permit from the Water Resources Management Division, Department of Environment,
Conservation and Climate Change and are subject to departmental policies.
The coastline of Lady Lake, which is included within the Bannerman Lake Protected Public Water
Supply Area, has traditionally been used for recreational purposes. The recreational uses of Lady
Lake watershed include the Harbour Grace Regatta facilities, summer cabins, and a portion of the
Harbour Grace Airstrip. In addition, there are several Blueberry Management Units within the
Bannerman Lake Protected Public Water Supply Area. While the prime objective is to protect the
quality of the water in the watersheds of the two lakes, existing uses of land are accommodated.
Policies:
PPWS-1 Within the area designated Protected Public Water Supply on the Future Land Use
Map(s), areas shall be further categorized on the Zoning Map(s) as Protected Public
Water Supply (PPWS).
PPWS-2 It is the policy of Council that all development within the Protected Public Water Supply
zone shall be referred to the Water Resources Management Division, Department of
Environment, Conservation and Climate Change and that Council shall not issue a permit
until a permit has been issued under the Water Resources Act, 2002.
PPWS-3 It is the policy of Council that only conservation and recreational open space uses shall
be permitted in this zone provided that those uses are passive in nature.
PPWS-4 In the Protected Public Water Supply zone, agriculture, forestry, and mineral working
may be permitted at Council's discretion.
PPWS-5 It is the policy of Council to allow existing uses to continue unless it is established that
these uses are impairing water quality or have the potential to impair water quality. No
expansion or renovation of these uses shall be permitted unless written approval has
been received from the Water Resources Management Division, Department of
Environment, Conservation and Climate Change.
PPWS-6 It is the policy of Council to prohibit new subdivision of land or use of land beyond what
is currently in place unless it is a public works or recreational use developed by the
Town. All development is subject to approval by the Water Resources Management
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Division, Department of Environment, Conservation and Climate Change.
PPWS-7 Council shall establish separation distances around the Protected Public Water Supply
source where no development or activity shall be permitted.
4.6.12 Transportation Highway Designation
The Transportation Highway Designation is applied to the Veterans' Memorial Highway (Route
75) corridor.
Policies:
TH-1 Within the area designated Transportation Highway on the Future Land Use Map(s), areas
shall be further categorized on the Zoning Map(s) as Transportation Highway (TH).
TH-2 Access shall require approval from the Department of Transportation and Infrastructure.
Access must be built to provincial government standards.
TH-3 All development within 100 metres of the centreline of Veteran's Memorial Highway must
obtain a permit from the Department of Government Services in accordance with the
Protected Road Zoning Regulations.
TH-4 Only those uses identified as permitted or discretionary in all designations and zones as
identified in GLU-13 are allowed in the Transportation Highway (TH) zone.
_ottage Control Designation
Cow Pond is an unplanned cottage area situated off Glover Street. One existing cottage is just
inside the Harbour Grace municipal boundary, while the remaining number of cottages are inside
the municipal planning area. The Cow Pond cottage area extends beyond the municipal planning
area. The area has become popular for indiscriminate trailer camping and sporadic cottage
development. Council is concerned that the area is near to the Bannerman Lake Protected Public
Water Supply Area and fears that continued development could negatively impact drinking water
quality. Council does not wish to provide municipal infrastructure or services to this area.
Policies:
SC-1 Within the area designated Cottage Control designation on the Generalized Future Land
Use Map, areas shall be further categorized on the Zoning Map(s) as Cottage Control (CC).
This designation and zone are intended to control cottage development which has occurred
on Glover Street near Cow Pond.
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SC-2 It shall be Council's policy to recognize existing seasonal dwellings in the Seasonal Cottage
zone.
New cottage development shall be prohibited except for cottages built on issued
Crown Land grants or applications for cottages submitted to Crown Lands prior to Council's
adoption of this Municipal Plan.
No further Crown Land applications will be approved in
this zone.
Existing cottages shall not be used for full time habitation but may be
renovated and expanded with Council's approval provided Crown Land has been secured.
SC-3 It shall be Council's policy to allow transportation uses in the form of wharves and docks
accessory to legally existing seasonal dwellings as outlined in plan policy GLU-13.
SC-4 It shall be the policy of Council to seek ways and means to control and remove
indiscriminate trailer camping.
The placement of recreational vehicles, mobile homes
and temporary buildings or structures shall be prohibited.
4.6.14 Rurai
The remaining lands within the Harbour Grace Planning Area are designated Rural.
No
development shall be permitted on land within this designation except those associated with
agriculture, forestry, mineral workings, outdoor recreation such as recreational open space and
campgrounds and those industrial uses not suited to an urban location.
Policies:
RUR-1 Within the area designated Rural on the Future Land Use Map(s), areas shall be further
categorized on the Zoning Map(s) as Rural (RUR).
RUR-2 It is the policy of Council that agriculture and forestry shall be permitted in the Rural zone.
It is the policy of Council that any development of livestock or poultry operations shall be
in accordance with "Environmental Guidelines for Livestock Producers" and
"Environmental Guidelines for Poultry Producers" issued by the Newfoundland and
Labrador Federation of Agriculture and that approval from the Department of
Government Services is received for any waste management systems.
It is the policy of
Council to establish separation distances in the Development Regulations between new
livestock and poultry barns and manure storage from property lines, water bodies, private
wells, streets, and existing non-farm residential dwellings to minimize the impact of
odour and other nuisances.
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RUR-3 It is the policy of Council that animal, cemetery, outdoor market, transportation, and
veterinary be permitted subject to terms and conditions outlined in Schedule C of the
Development Regulations.
RUR-4 Single dwellings may be permitted if it is directly associated with registered agricultural
use and the dwelling receives approval from the Agriculture Branch, Department of
Forestry, Agriculture and Lands.
RUR-5 Rural industry uses, in the form of light industry, general industry, hazardous industry and
scrap yard may be permitted at the discretion of Council where it is demonstrated that a
rural rather than urban location is necessary or desired and where the rural industrial use
will have no detrimental affect on adjacent uses or the rural and scenic environment.
Mineral working and mining may be permitted at the discretion of Council.
RUR-6 In the Rural zone, light industry, general industry, hazardous industry, scrap yard, mineral
workings and mining uses need not front onto a public street.
Council may require that
the access street be built to a standard acceptable to the Town to ensure provision of
,APRN
emergency services and that the access street be barred afterhours or during shutdown.
These access streets shall not pass through the Residential zone.
RUR-7 The Rural designation contains forests which provide a long-term domestic wood supply,
recreational opportunities, and wildlife habitat. Council recognizes the importance of
managing this resource and, through this Municipal Plan, supports initiatives of the
Department of Fishery, Forestry and Agriculture to manage the forests for continued use
by the public during and beyond the planning period.
Any non-forestry uses in the
Domestic Harvest Blocks shown on the Generalized Future Land Use and Zoning Maps
shall be referred to the Forestry Branch, Department of Forestry, Agriculture and Lands.
RUR-8 Mining and mineral workings shall only be permitted with a permit issued by the Mineral
Lands Division, Department of Energy and Mines. Provisions for mining and mineral
workings will be set out in the Development Regulations. These provisions shall include
required separation distances from adjacent uses to minimize any negative impacts in the
form of noise, dust, disturbance, or pollution.
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1.0 implementation
The Municipal Plan will be implemented over the next ten years through decisions of Council and
government agencies such as the Departments of Municipal and Community Affairs, Environment,
Conservation and Climate Change, Transportation and Infrastructure, Government Services, and
Fisheries, Forestry and Agriculture, who have responsibility for various aspects of development that affect
the Town. Of particular importance to Council are the following:
(a)
Effective administration of the Plan,
(b)
The adoption of a five-year capital works program, updated annually,
(c)
The adoption of Development Regulations,
(d)
The adoption of development schemes and plans of subdivision; and
(e)
The procedure for considering amendments to the Plan.
5.1
Administration of the Plan
For the purposes of administering the Plan, the Generalized Future Land Use map shall be read only in
conjunction with the Goals, Objectives and Policies outlined in this document. All development
applications shall be carefully evaluated as to their conformity to the Plan. Council shall require the full
conformity of all proposals to the Plan.
The boundaries of land use designations shown on the Generalized Future Land Use Map are meant to
be general, except where they coincide with Streets or other prominent physical features, where they are
intended to define the exact limits. It is intended that no amendment of this Plan shall be required to
permit minor adjustments to these boundaries. Other than such minor changes, no development shall be
permitted that does not conform to this Plan.
Once conformity to the Plan has been established, Council will ensure that all development proposals are
given a comprehensive review that shall include circulation to all affected public departments and
agencies.
Council's final decisions will be based on the desire to guide the development of Harbour
Grace in the best long-term interests of its citizens.
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All persons wishing to develop land for any purpose within the Harbour Grace Municipal Planning Area
shall apply to Council for permission through the established procedure. Council may refuse or approve
applications, with or without conditions. The appeal of all Council decisions to the appropriate Appeal
Board will be permitted in accordance with the Part VI of the Urban and Rural Planning Act, 2000.
Prior to the major development of land within the Planning Area are approved, a development agreement
may be required and will be signed by both the developer and Council. This agreement shall establish the
conditions under which development may proceed and shall be binding on both parties.
Conditions
governing development attached to the development permit and shall be enforced.
Nothing in this Plan shall affect the continuance of land uses that are lawfully established on the date that
the Plan is registered.
5.2
Financial Evaluation for Municipal Capital Works Projects
In order to suitably implement the goals and objectives of the Plan, an annual public works program will
be adopted and implemented by Council. This will include a financial overview and preparation of a
Financial Evaluation for Municipal Capital Works Projects which outlines proposed capital works to be
undertaken by Council subject to the availability of government funding. The Evaluation will include a
five-year program of works to be undertaken as required under the Municipalities Act, 1999. The
proposed capital works plan for 2021 is intended to maintain existing municipal infrastructure in the
community and provide the same level of services to residents.
5 Year Municipal Capital Works Program
The following is a list of priorities recommended as a guide for Applying for Funding for Municipal Capital
Works. Priorities are listed in order.
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Harbour Grace Municipal Capital Works Projects and
Gas Tax Projects
PROJECT
TOTAL ESTIMATED COST
LEMARCHANT STREET - WATER & SEWER UPGRADE
$85,677.73
NEW SEWER PUMPING STATION - RIVERHEAD
$41,848.73
GAS TAX PROJECT
TOTAL ESTIMATED COST
LOCAL STREET IMPROVEMENTS
TO BE DETERMINED
Council's ability to undertake major public works during the 10-year planning period will depend largely
on its financial management program. Overall, the objective will be to minimize the increase in municipal
debt load and to economize on project costs where possible.
The following are regarded as important components of a financial management program for the
municipality:
(a)
All proposed public works, which qualify for assistance from the provincial or federal
governments, should be financed on this basis. This shall include cost sharing programs
with the provincial government and grants.
(b)
Funds raised by the municipality to undertake public works shall be obtained from local
revenues where possible. The principle source from which funds could be realized for this
purpose is new development. Minor public works in particular should be financed from
current accounts where possible.
(c)
Mill rates and service fees shall be managed during the Planning Period to keep pace with
inflation and to ensure that an acceptable level of municipal services can be achieved.
(d)
Additional borrowing to undertake major public works shall preferably be on the basis of
government guaranteed loans.
(e)
Annual locally generated revenue shall be applied against the municipality's long-term
debt. Payments shall be in keeping with the policy of the Department of Environment,
Climate Change and Municipalities and agreement between the Town and Department.
(f)
For subdivision development, Council shall pursue a break-even policy for development
that will require the developer to pay for the installation of all services to municipal
standards.
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Municipal Plan Proposals
The Municipal Plan identifies several strategic proposals intended to strengthen the Town's decision-
making capacity.
These include:
-
Archaeology Master Plan (Municipal Plan Policy GLU-10 (3)) with input from the Provincial
Archaeology Office, Department of Tourism, Culture, Arts and Recreation,
-
Municipally designating those buildings, structures and uses registered as provincial heritage
resources so that the Town can regulated exterior renovations and demolition of all heritage
buildings and sites through its Municipal Heritage Site Designation Regulations (Municipal Plan
Policy GLU-16 (4)),
-
Implementation of the "Master Plan for the Heritage District" and pursuing the development of
visitor walks to showcase the Town's natural and cultural heritage (Municipal Plan Policy H-2); and
-
Work with the Wildlife Division, Department of Forestry, Fisheries and Agriculture and the
Eastern Habitat Joint Venture to develop a conservation plan for the stewardship conservation
areas based on an all-bird conservation approach.
5.4
Development Regulations
Council shall adopt Development Regulations pursuant to Section 35 of the Urban and Rural Planning
Act, 2000 when adopting the Harbour Grace Municipal Plan 2024-2034.
The Development Regulation implement the Goals, Objectives and Land Use Policies of the Municipal
Plan. The document will contain general land use and subdivision regulations designed to control all land
subdivision and development within the Harbour Grace Municipal Planning Area
All land within the Municipal Planning Area will be covered by land use zones which will provide for such
detailed requirements as lots size and coverage, building setbacks and parking regulations.
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
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to an adjudicator appointed to hear appeals in accordance with Part VI of the Urban and Rural Planning
Act, 2000.
5.5
Procedures for Amending the Municipal Plan
The administration and implementation of a Municipal Plan is a continuous process. During the planning
period, conditions in the town may change, and where necessary, amendments to the Municipal Plan
may be undertaken as per Sections 14 to 25 of the Urban and Rural Planning Act, 2000 and adopted by
Council.
In accordance with Section 27 of the Act, 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
notice and consultation, administrative processing costs, and the costs associated with a Public Hearing.
Any such amendment will be read with and form part of this Plan. After five years from the date on which
this Plan comes into effect, Council shall review the Plan and revise it if necessary.
Any revision should
take account of development that can be foreseen during the following ten years.
Amendment and
review of the Plan shall be carried out in the same manner as this Plan was brought into effect.
i".6
Procedure for Considering Rezoning
Development Regulations can be changed through text amendments (the addition of a permitted use
within a use zone, additions to or changes in a condition, or a change in definition) or through map
amendments (a change to the zoning map) as per Sections 14 -25 of the Act.
The consideration of any
proposals to amend the Development Regulations, Council shall require a clear proposal to be submitted
that shows:
(a)
The location of the subject property, to scale, showing lot dimensions, area, Street
frontages.
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(b)
The proposed means by which the site is/will be serviced.
(c)
The proposed location of all driveways and parking areas.
(d)
Areas that are to be landscaped or left in a natural state.
(e)
The proposed location of all buildings on a site.
(f)
Identification of adjoining land uses; natural hazards; or sensitive natural areas, and
(g)
The identification by a qualified consultant, of steep slopes and construction methods that
will be employed to ameliorate potential negative or hazardous effects of the proposed
development.
When considering proposals for developments that necessitate amendments to the Development
Regulations, Council shall give regard to the goals, objectives, and land use policies outlined in this
Municipal Plan, and whether or not the proposal is in conformance with the intent of the Municipal Plan,
Development Regulations and all other Town policies and regulations.
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