Town of Harbour Main-Chapel's Cove-Lakeview Municipal Plan
Harbour Main-Chapel's Cove-Lakeview, Newfoundland and Labrador
· adopted 2016-10-26
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20·1-6
Prepared for:
The Town of Harbour Main
Chapel's Cove
Lakeview
Prepared by:
1111
CBCL Limited
Date·:
January 2016
Project #:
CBCL LIMITED
143120.00
Cor.sulfl,g Envff'mt
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Urban and Rural Planning Act
Resolution to Approve
Town of Harbour Main - Chapel's Cove - Lakeview Municipal Plan
2016
Under the authority of section 16, section 17 and section 18 of the Urban and Rural Planning Act 2000,
the Town Council of Harbour Main - Chapel's Cove - Lakeview
1. adopted the Harbour Main - Chapel's Cove - Lakeview Municipal Plan 2016 on
the 26th day of October, 2016.
2.
gave notice of the adoption of the Harbour Main - Chapel's Cove - Lakeview Municipal Plan by
advertisement inserted on the 10th day and the 17th day of November , 2016 in the Shoreline.
3. Set November 29th- 2016 at the Parish Hall, Harbour Main - Chapel's Cove - Lakeview, for the
holding of a public hearing to consider objections and submissions.
4. A number of written objections with respect to the Municipal Plan were received at the Harbour
Main-Chapel's Cove-Lakeview Town Office within the time stipulated in the notice of public
hearing and the hearing proceeded as advertised.
5. The Town Council of Harbour Main-Chapel's Cove-Lakeview considered the Commissioner's
report at a regular meeting of Council held P,u. Su .,.,+-
LS""
, 2017, and hereby
approves the Harbour Main - Chapel's Cove - Lakeview Municipal Plan 2016 with the following
changes:
a)
Municipal Plan -The map graphics in the Municipal Plan document that highlight the Land
Use designations for each category have been deleted.
b)
In Section 5.1 Residential -the following has been added to Policy R-1:
The site of Hickeys Building Supply store shall be recognized as a permitted use in the Residential
land use designation and use zone.
c)
d)
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Section 5.5 Rural - Policy RUR-5 Urban Expansion into Rural Area - has been deleted as
most of the Rural land use designation has been changed to the Residential land use
designation.
Section 5.6 Wellhead Protection Area Policy PWS-2 Wellhead Protection, second
paragraph is revised to read:
Council recognizes that there are at present several dwellings and other uses such as
agriculture within the area of influence of these wells. Existing uses shall be permitted to
continue. No expansion of existing uses, a change of use, or new uses shall be permitted
within 100m of these wellheads without approval from the Water Resources Management
Town of Harbour Main - Chapel's Cove - Lakeview Municipal Plan i
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Division, Department of Municipal Affairs and Environment. Council will work with the
Water Resources Management Division and property owners within the wellhead protection
area to develop plans to ensure the safety of these water supplies.
e)
The Future Land Use Map is revised by changing lands designated Rural and some areas
designated Environmental Protection, to Residential north of the Conception Bay Highway,
and some areas south of the Conception Bay Highway designated Rural to Residential.
Lands around the east side of Third Pond are designated Environmental Protection. Map
labels for waterbodies, streets and landmarks have been added or corrected.
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SIGNED AND SEALED this 15
day of aJ..(y1.. <; 1
, 2017.
Mayor:
<af-
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Clerk:
~Uh.·
.
luuicipal Plan/Amendment
REGISTERED
-- C)O I
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Town of Harbour Main - Chapel's Cove - Lakeview Municipal Plan ii
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Urban and Rural Planning Act
Resolution to Adopt
Town of Harbour Main - Chapel's Cove - Lakeview Municipal Plan
2016
Under the authority of Section 16 of the Urban and Rural Planning Act 2000, the Town Council of
Harbour Main - Chapel's Cove - Lakeview adopts the Harbour Main - Chapel's Cove - Lakeview Municipal
Plan 2016.
Adopted by the Town Council of Harbour Main - Chapel's Cove - Lakeview on the 26th day of October,
2016.
/
t,t-
/}
.
Signed and sealed thisC/ )
day of Wlr.S {.( s·r ,
2017.
Mayor:
Clerk:
Canadian Institute of Planners Certification
I certify that the attached Municipal Plan has been prepared in accordance with the requirements of the
Urban and Rural Planning Act 2000.
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Town of Harbour Main - Chapel's Cove - Lakeview Municipal Plan iii
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Table of Contents
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1.1.
1.
Introduction .......................................................................................................................................... 1
The Purpose of a Municipal Plan .................................................................................................. 1
1.2.
The Planning Area ......................................................................................................................... 1
1.3.
The Planning Process .................................................................................................................... 1
1.4.
Effect and Implementation ........................................................................................................... 3
1.5.
Reviewing and Amending the Plan ............................................................................................... 3
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1.6.
1.7.
Organization .................................................................................................................................. 3
Interpretation ................................................................................................................................ 4
2.
Planning Context ................................................................................................................................... 5
2.1.
Historical Context .......................................................................................................................... 5
2.2.
Social Context ................................................................................................................................ 6
2.3.1.
Demographic Profile ............................................................................................................. 6
2.3.2.
Housing ................................................................................................................................. 6
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2.3.
Economic Context ......................................................................................................................... 7
2.4.
Development Pattern .................................................................................................................... 8
2.5.
Environmental Context ................................................................................................................. 8
2.6.1.
Topography ........................................................................................................................... 9
2.6.2.
Natural Areas ........................................................................................................................ 9
2.6.3.
Groundwater Protection ..................................................................................................... 10
2.6.4.
Parks, Recreation, and Open Space .................................................................................... 10
2.6.5.
Climate Change ................................................................................................................... 11
2.6.
Infrastructure .............................................................................................................................. 12
2.7.1.
Roads, Water and Sewage .................................................................................................. 12
2.7.2.
Service Limits ...................................................................................................................... 12
2.7.3.
Emergency Response Services ............................................................................................ 13
2.7.4.
Education ............................................................................................................................ 13
3.
Vision and Planning Goals ................................................................................................................... 14
3.1.
CommunityVision ....................................................................................................................... 14
3.2.
Community Wide Goals .............................................................................................................. 14
4.
Community Wide Policies ................................................................................................................... 15
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5.
Managing Land Use ............................................................................................................................. 18
5.1.
Residential ................................................................................................................................... 18
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Town of Harbour Main - Chapel's Cove - Lakeview Municipal Plan iv
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5.2.
Community Centre ...................................................................................................................... 20
5.3.
Environmental Protection ........................................................................................................... 21
5.4.
Open Space Recreation ............................................................................................................... 21
S.S.
Rural ............................................................................................................................................ 22
5.6.
Protected Water Supply .............................................................................................................. 23
6.
Services & Infrastructure .................................................................................................................... 24
6.1.
Transportation ............................................................................................................................ 24
6.2.
Water and Wastewater. .............................................................................................................. 24
7.
Implementation .................................................................................................................................. 25
7.1.
Administration of the Municipal Plan ......................................................................................... 25
7.2.
Development Regulations ........................................................................................................... 25
7.3.
Public Consultation ..................................................................................................................... 26
7.4.
Amending and Reviewing the Municipal Plan ............................................................................ 26
7.5.
Municipal Land Assembly ........................................................................................................... 26
7.6.
Professional Advice ..................................................................................................................... 27
7.7.
Municipal Budget and Capital Works Program ........................................................................... 27
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Future Land Use Map .............................................................................................................................. 28
Table of Figures
Figure 1: Town of Harbour Main - Chapel's Cove - Lakeview Municipal Planning Area ............................. 2
Figure 2: Municipal Plan Process .................................................................................................................. 3
Figure 3: Population of Harbour Main - Chapel's Cove - Lakeview by Census Period, 1976 - 2011 ........... 6
Figure 4: Population Pyramid - % of population by age group and gender, 2011 ........................................ 6
Figure 5: Dwelling Types, 2011 ..................................................................................................................... 7
Figure 6: Homes by Period of Construction .................................................................................................. 7
Figure 7: CBC Regional Recreation & Leisure Master Plan Proposed Development Concepts .................. 11
Figure 8: Limit of Service Plan ..................................................................................................................... 13
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNllY WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
1. Introduction
1.1. The Purpose of a Municipal Plan
The Municipal Plan is Council's main policy
document for providing guidance for decisions
on land use and development within the Town.
For citizens, the Municipal Plan serves as a
reference manual, particularly for those
engaged in residential or commercial
development. The policies set out in the Plan
include provisions for managing growth and
development, policies to protect the character
and built form of the Town, promote the health
and safety of residents, support the local
economy, and protect the environment through
the efficient utilization of land, water and other
resources. The Municipal Plan sets the vision,
goals, and objectives for community
development and includes written policies and
the Future Land Use Map. The Development
Regulations implement Town policies through
specific requirements that ensure land is
controlled and managed in accordance with the
Plan.
The Municipal Plan and Development
Regulations will guide future sustainable growth
and development over a ten-year period -
remaining in effect until 2025.
1.2. The Planning Area
The policies of the Municipal Plan apply to all
lands within the Municipal Planning Area for the
Town as shown in Figure 1 on the next page.
1.3. The Planning Process
The process to review a Municipal Plan takes
place in several steps, illustrated in Figure 2.
The first step involves researching relevant
planning issues, including a review of current
land use, demographic, historical, social, and
economic data about the Town. The research
also involves assessing Town initiatives, reports,
studies, and incorporating recommendations
that are relevant into the Plan.
Public meeting, Parish Holl June 9'h, 2015.
The second step involves consultations with
residents. On June 9th, 2015, a consultation
meeting was held at the Parish Hall on Harbour
Drive. Approximately 40 residents attended and
participated in discussions about the purpose of
a Municipal Plan, the future of the community
and the assets that people value that should be
considered in creating a new Plan. Input from
various government departments and agencies
was also sought and incorporated into the
planning documents as appropriate.
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Town of Harbour Main - Chapel's Cove - Lakeview Municipal Plan 1
INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNITY WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
Figure 1: Town of Harbour Moin - Chapel's Cove - Lakeview Municipal Planning Area
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Town of Harbour Main - Chapel's Cove - Lakeview M unicipal Plan 2
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNITY WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
ti?
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Reseerch &
Stakeholder 6
Draft Plan
Draft Plan
Adopt
Public
Municipal Plan
Anolysls
Publlc Consultation
Review
Draft Plan
Hearing
Approved
Figure 2: Municipal Plan Process
Next, the Municipal Plan and Development
Regulations were written based on the
information provided during the research and
public consultation stages. The Draft Plan is
submitted to the Minister of Municipal Affairs
for review to ensure that the Plan conforms to
provincial policy and law. Following the
completion of the provincial review, Council
may, by resolution, formally adopt the Plan in
accordance with Section 16 (1) of the Urban and
Rural Planning Act (2000). Council then gives
notice of a public hearing on the Municipal Plan.
At the public hearing, a Commissioner
appointed by the Council, hears representations
on the Plan, and then writes a report to Council
with recommendations for changes to the Plan
based on the representations made at the
Hearing.
After the Commissioner's report has been
submitted, Council considers the
recommendations and may approve the Plan, or
approve it with changes recommended by the
Commissioner. Council then submits the
Municipal Plan and Development Regulations to
the Minister of Municipal Affairs to be
registered in a planning registry established in
the Department. The Plan comes into effect on
the date notice of its registration is published in
the Newfoundland and Labrador Gazette.
1.4. Effect and Implementation
When the Municipal Plan and Development
Regulations come into effect, they are legally
binding upon Council.
Day-to-day administration of the Municipal Plan
and Development Regulations will be conducted
by staff members authorized by Council, who
will be responsible for processing applications
and issuing permits for developments approved
by Council. Staff will also make
recommendations to Council on matters
pertaining to development in accordance with
the Municipal Plan, and enforce the regulations.
Details about the implementation of the Plan
are outlined in Section 7.
In accordance with the Urban and Rural
Planning Act, nothing in this Plan shall affect the
continuance of land uses that are lawfully
established on the date that this Plan comes
into effect.
1.5. Reviewing and Amending the
Plan
Under the Urban and Rural Planning Act (2000),
Council must review the Plan every five years
from the date on which it comes into effect, and
if necessary, revise it to reflect changes in the
community that can be foreseen during the
next 10-year period. The Plan may be amended
as necessary prior to the five-year review in
response to new development proposals,
changed policies, or community priorities. Such
amendments must follow the process outlined
in Sections 14 to 24 of the Act.
1.6. Organization
This Municipal Plan consists of the Plan
document and the Future Land Use Map which
is included in Appendix A. Section 2 of the Plan
presents background information about the
Town and sets the context for the vision, goals
and objectives of the Plan contained in Section
3. Section 4 sets out land use policies that apply
throughout the Town, followed by policies that
apply to specific areas identified on the Future
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNllY WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
Land Use Map. Section 6 presents policies for
services and infrastructure and the final section
deals with how the Plan will be implemented.
1.7. Interpretation
Throughout this document, several frequently
used terms are used that shall be interpreted as
follows;
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Council shall mean the Council of the
Town of Harbour Main - Chapel's Cove -
Lakeview.
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Development Regulations shall mean
the Harbour Main - Chapel's Cove -
Lakeview Development Regulations.
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Planning Area shall mean the Harbour
Main - Chapel's Cove - Lakeview
Municipal Planning Area.
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The Plan shall mean the Harbour Main -
Chapel's Cove - Lakeview Municipal
Plan.
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNl1Y WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
2. Planning Context
Preparing a Municipal Plan requires
consideration of the historical, social, economic,
environmental, and infrastructure contexts of
the community, and where land use policy is
needed to address challenges and take
advantage of opportunities, consistent with
community values.
This section of the Plan briefly outlines these
considerations and frames the context for
planning in Harbour Main - Chapel's Cove -
Lakeview.
2.1. Historical Context1
Amalgamated in 1980, the Town of Harbour
Main - Chapel's Cove - Lakeview was originally
three separate communities. Harbour Main,
being the earliest settled of the three, first
appeared on a map believed to have been
produced in the 1630s or 1640s while Chapel's
Cove and Lakeview first recorded settlers in
1 Factual basis of historical context provided by:
Encyclopedia of Newfoundland and Labrador, Digital
Archives Initiative, Centre for Newfoundland Studie.s
of Memorial University of Newfoundland.
1836 and 1935 respectively. As coastal
communities, the area benefitted from close
proximity t o productive inshore fishing grounds.
The presence of suitable soils and a favourable
micro-climate also meant the area could
support local food production.
The earliest recorded resident (1675) was a
planter named Jeremy Fortune who operated a
prosperous fishing enterprise. Early permanent
settlers and seasonal visitors used the Harbour
as a fishing station. According to local tradition,
Harbour Main was known for its fishery and
Chapel's Cove for its small farms and
agricultural production. By 1774, maps
produced of the area show that there were 34
stages in Harbour Main and Chapel's Cove.
By the time of the first official census in 1836,
Harbour Main had a population of 550 residents
while nearby Chapel's Cove had a population of
158. The main occupation was the fishery, with
as many as 70 boats operating out of Harbour
Main. The communities continued to grow, and
schools and churches were constructed. By
1857, the population of Harbour Main and
Chapel's Cove had reached 1,138. By 1891, the
population had increased to 1396.
Until t he 1950s, residents in the area made
their living from fishing and farming. Post-
confederation, the construction of highways,
the availability of jobs in the urban region of St.
John's, combined with a downturn in the fishery
meant that more and more residents began
moving out of the community or commuting to
jobs elsewhere in the region.
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Town of Harbour Main - Chapel's Cove - Lakeview Municipal Plan S
INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNITY WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
2.2. Social Context 2
2.3.1. Demographic Profile
By the 1980s, the town, like many other
communities in the province, was experiencing
a decline in population. By far the greatest
decrease occurred in the period between 1996
and 2001 when the population declined by 150
people to just over 1,100.
In the period between 2001 and the most
recent Census year, the data show the
population continuing to decline, but at a
slower rate. As of the 2011 Census, there were
just under 1,100 people living in the
community.
Figure 3: Population of Harbour Main - Chapel's Cove -
Lakeview by Census Period, 1976 - 2011
C:
1350
1300
1250
.g 1200
"'
:::,
g- 1150
Q.
1100
1050
1000
1986 1991 1996 2001 2006 2011
Year
More recent data show an increasing number of
births in the community which may help to
stabilize or offset the total population decline.
In 2013 there were 15 births in Harbour Main-
2 Social Context data:
Statistics Canada - National Household Survey
Statistics Canada - 2006, 2011 Canada Census
Chapel's Cove-Lakeview, a 50.0% increase over
2012 when there were 10 births3-
While trends in the total population are
important for understanding whether growth is
occurring in a community, it is also important to
consider what is happening within the total
population. Data from the 2011 census shows
that the current population is largely of middle
aged and older persons, with a median age of
46.
Changing demographics such as this create
challenges for the Town in terms of services for
the growing population of elderly residents,
while at the same time trying to improve and
maintain amenities such as parks and recreation
that will attract new families to the Town.
Figure 4: Population Pyramid - % of population by age
group and gender, 2011
85+
80-84
75.79
70-74
65-69
60-64
a. 55-59
~ 50-54
.._ 45-49
C, 40-44
t 35.39
ct 30-34
25·29
20-24
14·19
10-14
5.9
0-4
15%
- Female - Male
5%
5%
Percent of Population
2.3.2. Housing
15%
The 2011 Census recorded 410 dwellings in the
community, an increase of 20 (+5%) dwellings
over the Census period from 2006 when there
were a total of 390 dwellings. This translates to
3 Community Accounts, Harbour Main-Chapel' s
Cove-Lakeview Profile.
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNl1Y WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
approximately four dwellings constructed
annually. The majority (98%) of the housing
stock consists of single-detached dwellings and
it is likely that the demand for t his form of
housing will continue. However, as the
proportion of the population that will reach t he
age of retirement over the next decade
continues to grow, there may be some demand
for smaller dwelling units, as single dwellings, or
as various forms of multi-unit housing for those
wishing to remain in the community.
Figure 5: Dwelling Types, 2011
Semi-
detached
house
1%
Apartment,
duplex
Single-
detached
house
98%
Proximity to the Northeast Avalon has resulted
in some pressure on the Town for additional
building lots and construction. Such
development may not necessarily mean an
increase in overall population, as the number of
people living in households is also declining. In
2011, the average household size in the
community was 2.6, down from 2.8 in 2006.
Housing affordability is important to a
community's social and economic health.
Affordable housing is housing t hat meets the
needs of a variety of households in the low to
moderate income range. Housing that is
affordable, typically costs less than 30% of
before-tax household income on shelter costs.
Within the Town, the majority (96%) of
residents own their own home and spend less
t han 30% of t heir incomes on shelter.
The existing housing stock in the community
appears to be in good condition. However, the
stock is old, with about 86% of all dwellings
built before 1990. Of those, about 135 dwellings
were built before 1971.
Figure 6: Homes by Period of Construction
120
100
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cu
80
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0
J: -
0
60
...
cu
..c
E 40
::,
z
20
0
....-
1960 or 1961 to 1981 to 1991 to 2001 to 2006 to
before
1980
1990
2000
2005
2011
Period of Construction
2.3. Economic Context
Today, the local economy of the community no
longer relies on natural resource industries such
as fishing and agriculture for local employment.
Geographically, the Town
is
within
easy
commuting distance from the Northeast Avalon
urban region, which is the provincial centre for
employment, retail, education and government.
People from the community are also within
daily commuting distance to the large-scale
industrial sites at Bull Arm and Long Harbour
which makes it an attractive place for people
employed in these areas to live.
Evidence of high levels of commuting to work
outside the community shows that residents
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUN11Y WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
spend a median duration of 45.3 minutes
travelling to work.4
Income data for the community further
illustrates this, showing individual and
household incomes higher than average
provincial incomes, with people employed
mainly in business, finance and administration,
education, government, and sales and service.
The data also shows a high percentage of
people employed in the trades and natural and
applied sciences.
The convenience of access to jobs and services
elsewhere means that there are few local
businesses. Long-standing businesses such as
P.J. Kennedy Ltd. have closed and the local fish
plant has a reduced level of activity. Businesses
that remain include those that provide
convenience goods, building supplies and
tourist services and accommodations. There are
also a few home-based businesses.
Variety Foods Ltd. Plant in Harbour Main
While the population seems to have stabilized
in terms of the overall number of people in the
community, local business will remain
challenged by the proximity of the community
to the larger urban centres and wider array of
retail and service options. However, there will
still be demand for very localized services and
the Town could benefit from having a small,
identifiable area along the main highway, where
new businesses could be encouraged to locate.
- National Household Survey
2.4. Development Pattern
The existing pattern of development in the
Town is that of a typical rural residential
community. The community is generally
characterized by quiet, picturesque residential
streets off the Conception Bay Highway into the
former communities that make up the town
today. In these areas, residential dwellings and
their associated outbuildings are set back from
the streets, oftentimes to take advantage of
scenic views or natural features. Some of the
area's agricultural heritage can still be seen in
the few remaining farm properties used for
crops, hay and gardens.
The main transportation corridor through the
Town is the Conception Bay Highway which
enters Lakeview in the east, through to Chapel's
Cove, and then out of Harbour Main in the
west.
In Harbour Main, there is one particular area
that has a mix of public, open space, residential,
commercial, and industrial uses that include the
Fire Hall, Town Hall, Post Office, the former P.J.
Kennedy Ltd. store, homes, and the Variety
Foods Ltd. plant. This central area provides a
focal point for the community where new
commercial development could be encouraged
to locate.
2.5. Environmental Context
The natural environment plays an important
role in the attractiveness of the community as a
place to live. The rugged coastline with many
coves and pebble beaches, provide scenic vistas
and opportunities for recreation.
Rivers, ponds and varied landscapes of forest,
coastline, wetlands and open areas, also
provide a high amenity value, as well as value
for the ecological functions they serve for
handling stormwater and providing habitat for
plant's, fish and wildlife.
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNllY WIDE POLICIES
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2.6.1. Topography
The topography of Harbour Main-Chapel's
Cove-Lakeview is defined by numerous valleys
and rugged hills capped with igneous rock
masses that rise to over 130m above sea level.
Hills copped with igneous rock mosses in Chapel's
Cove.
Early development in the Town occurred
primarily within the flat, low-lying valley areas
near the harbours. In more recent years as land
values have increased, developments have
occurred in other, more challenging locations,
such as a new residential development
occurring at the top of Cemetery Road. In a
town such as Harbour Main - Chapel's Cove -
Lakeview with limited piped services,
development on steep slopes and hilltops can
be difficult and costly to service, or to
guarantee a sustained supply of groundwater.
Earthworks f or residential development occurring on
hilltop along Cemetery Rood.
2.6.2. Natural Areas
The Town is characterized by ponds and rivers
throughout the planning area. Two main rivers,
Maloney's River and Long River are the largest
and most significant river systems.
Maloney's River and its associated watershed is
a provincially designated Protected Public
Water Supply Area, occupying 44% of the total
Planning Area. The Lee's Pond watershed is also
a Protected Water Supply Area for the Town of
Avondale. Together, these two watersheds
encompass over 50% of the Town's total
Planning Area.
As land values in the region have increased,
many areas that have not been considered
developable in the past, are of interest for
development and there is evidence throughout
the town of wetlands and shorelines around
ponds for example, being filled in for the
purposes of development.
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Wetland infilling on Harbour Drive.
The Town has a high forest cover, in both
developed and undeveloped areas. Forested
areas provide amenity, habitat for wildlife and
opportunities for recreation and resource use.
Protecting and managing forest resources are
an important consideration in many
communities as climate-induced changes are
expected to result in longer, drier summers,
increasing the risk of forest fires.
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2.6.3. Groundwater Protection
Groundwater resources are becoming an
increasingly important area of concern for many
municipalities in the province. In Towns like
Harbour Main - Chapel's Cove - Lakeview
where many homes rely on groundwater as
their source of potable water, ensuring that this
resource is protected is in everyone's interest
when the cost of providing piped services to
rural residential areas is considered.
In addition to the many private wells, there are
two community wells - Flynn's Hill and Holden's
Road wells. It will be important for the Town to
maintain these wells and manage development
within the wellhead areas of these wells to
prevent contamination of these water supplies.
2.6.4. Parks, Recreation, and Open Space
Parks, open spaces, and natural areas are an
integral element of community design that
contributes to the health and well-being of
residents. The park and open space system of
Harbour Main - Chapel's Cove - Lakeview
includes playing fields, sports grounds, parks
and playgrounds and in some cases, natural,
undisturbed landscapes.
Park on Conrons Road
A 2014 study of regional recreation and leisure
in Conception Bay Centre5 included an
inventory of recreation facilities in the town.
5 CBS Regional Recreation & Leisure Master Plan -
Tract Consulting Inc. 2014.
These facilities include the Tide swimming area
and beach park in Harbour Main, a playground
in Chapel's Cove, beaches, marinas, and coastal
trails.
Two indoor facilities - the Town Hall basement
and the Harbour Main Parish Hall - provide
space for recreation programs, community
gatherings, and public functions.
The Recreation & Leisure Master Plan
recommended several amenities that could be
developed including:
-
extending Gaskiers Coastal Trail,
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upgrading the Parish Hall area,
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Enhancements at the Tide, and
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Upgrades to the Chapel's Cove Ballfield.
Proposals for these areas are shown in Figure 7.
A portion of the Provincial T'Railway Park
passes through the southern area of the Town.
This multi-purpose trail is recommended to
become part of an integrated regional trailway
system in the Regional Recreation Master Plan.
Since the completion of the Regional Recreation
Master Plan, the Town has upgraded the
Gaskiers Trail (now known as the Goat Shore
Walking Trail) which included trail widening,
installation of signage and brush removal in
overgrown areas.
It is Council's intention to continue to work with
its regional partners to implement the Regional
Recreation Plan.
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Figure 7: CBC Regional Recreation & Leisure Moster Plan Proposed Development Concepts
Proposed Upgrades to Goskiers Coastol Trail
Proposed Upgrades to the Tide
2.6.5. Climat e Change
Changes in local weather patterns and events
has been a concern of municipal governments
for a number of years. As the global climate
heats up, the local effects include such things as
rising sea levels, more frequent and intense
storms, longer drier summers and
unpredictable freeze/thaw cycles. All these
things affect communities directly.
Proposed Upgrades to St. Peter and Paul's Pork
Proposed Upgrades to Chapel's Cove Ball Field
In low-lying coastal areas, properties and
infrastructure are at risk from storm surges,
erosion of the coastline and the flow of
stormwater to the sea.
The Town has already experienced damage to
the Tide beach park from storms, and has
placed armour stone on the beach to prevent
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further erosion and damage to the swimming
and park area.
Shoreline armouring olong The Tide.
In built up areas of the community, particularly
in the river valleys, the mapping of floodplains
that consider the forecasts of future
precipitation, help identify vulnerable areas
where it is not safe to permit residential
development. In addition, identifying areas
where existing stormwater infrastructure such
as bridges and culverts many not be adequate,
and implementing a program to upgrade it, can
improve public safety in the long term.
2.6. Infrastructure
2.7.1. Roads, Water and Sewage
The Town continues to invest in water and
sewer upgrading and road upgrading through a
program of municipal capital works. This
included the recent backfill, patching, and
recapping of Ridge Road and extensions and
upgrades to the water supply system.
The Province maintains development control
along Routes 60, 60-23, 60-24 and the Trans
Canada Highway, controlling access, setbacks
and signage.
Stormwater in the Town is handled through
open roadside ditches.
The management of wastewater is particularly
important in the context of environmental
sustainability. Within the next ten years, the
federal government will enact higher standards
of treatment for wastewater discharged into
marine environments. Like most other towns in
the province, the Town currently does not meet
federal requirements for wastewater discharge.
While the Town has a trunk sewer that runs
along the Conception Bay Highway, there are a
number of gaps in the system with outfalls into
Conception Bay at Chapel's Cove and Harbour
Main. It is also likely that there are direct sewer
discharges from individual homes.
Water in the community is provide by a
municipal system from Maloney's River, and
from two community wells. Many homes in the
community have private wells and on-site septic
systems.
Fire flow woter distribution system in Harbour Main.
2.7.2. Service Limits
The Town has a Limit of Service (LOS)
agreement with the Department of Municipal
and Intergovernmental Affairs that identifies
specific roads that are eligible for provincial
cost-shared funding for the capital cost of
municipal infrastructure such as roads, water
distribution/supply systems, and sewage
collection and disposal systems. Outside the
Limits of Service, the cost of servicing is not
eligible for funding.
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As a result, it is important to manage
development in a manner that does not result
in long-term servicing costs to the taxpayers of
the community.
Figure 8: Limit of Service Pion
Limit ol Service Plan
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Gravel Suri.ice
2.7.3. Emergency Response Services
Harbour Main - Chapel's Cove - Lakeview shares
many municipal services with neighbouring
towns of Holyrood and Avondale, including
emergency response services. The Town's
Volunteer Fire Department has a station located
in Harbour Main on Highway 60 (the
Conception Bay Highway).
2.7.4.
Education
There are currently no schools in the
community. School age children from the Town
travel to Holyrood to attend elementary school
at Holy Cross Elementary (P-6), and then high
school at Roncalli Central High in Avondale.
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3. Vision and Planning Goals
3.1. Community Vision
The following statement conveys the desired
future for Harbour Main - Chapel's Cove-
Lakeview that emerged during the planning
process:
The Town of Harbour Main-Chapel's Cove-
Lakeview continues to provide a distinctive rural
residential living environment, where natural
and cultural resources, and scenic qualities of
the town are valued and protected, and where
a sense of togetherness is nurtured through
community events, celebrations of history, and
good governance.
3.2. Community Wide Goals
The Town will pursue the following
community-wide goals:
1. Growth Management and Community
Structure
To encourage new growth in a manner that
ensures orderly development, efficient use and
provision of municipal services, compatibility
between land uses, and protection of the
Town's natural features.
2. Economic Long-Term Sustainability
To create a climate that encourages economic
development in local retail services, tourism,
marine industries and other sectors.
3.
Environmental Protection and
Stewardship
To enhance, protect, and conserve our natural
environment including our land, coastal and
freshwater resources, the ecology of our
streams, forests, and wetland areas, and of our
natural energy resources.
4. Community Health and Well-Being
To enhance the well-being of residents by
ensuring opportunities for physical activity and
social interaction.
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Community Wide Policies
Policy CW-1
Non-Conforming Uses
..:;. -·~
..
0iii~i;1ijkJ!t~f !,:~~:~~
In accordance with Section 108 of the Urban
and Rural Planning Act, 2000, Council shall
recognize that any development or land use
that legally exists on the day this Plan comes
into effect, may continue. Where a building or
use exists which does not comply with the
intent of this Plan, it shall not be substantially
expanded. Minor extensions may be approved,
and a change from one non-conforming use to a
more acceptable use may be permitted. Specific
provisions concerning legal non-conforming
uses are set out in the Development
Regulations.
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4. Community Wide Policies
The Municipal Plan designates land within the
Planning Area for general land uses that are
considered most appropriate for future
development. The Future Land Use Map
identifies the major land use categories for the
Town of Harbour Main - Chapel's Cove -
Lakeview.
Section 5 of this Plan sets out specific policies
that apply to each of the land use designations
shown on the Future Land Use Map. Within the
Municipal Planning Area, there are a number of
policies that will apply generally to all types of
development, regardless of their designation.
The following objectives and policies shall apply
throughout the municipality.
Objectives
1.
Ensure that development occurs in an
efficient, environmentally safe, and
responsible manner.
2.
Preserve prominent features that
define the Town's character, including
heights of land, shorelines, floodplains,
open spaces, trails, and scenic vistas.
Policy CW-2
Servicing
Council will ensure that new development does
not result in future servicing demands or costs.
Where piped municipal services are available,
new development will be required to connect to
it wherever possible. Where a development is
proposed and it is not feasible to provide
municipal sewer and water services, Council
may permit development serviced with on-site
wells and septic systems subject to the approval
of the Government Service Centre (Service NL).
Policy CW-3
Public Utilities
The location and placement of utilities,
including telecommunications structures may
be permitted throughout the Planning Area.
Council may require appropriate screening and
buffering or other measures to minimize visual
impacts on surrounding properties.
Policy CW-4
Road Frontage and Access
All development must have proper access and
frontage onto a public road, the standards for
which are set out in the Development
Regulations. Where new streets, street
extensions, and services are part of a proposed
development, the street and services shall be
constructed by the developer to Town
standards. Ownership of new streets and
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service infrastructure will be required to be
transferred, at no cost to the Municipality upon
satisfactory completion.
Policy CW-5
Growth Management
It is a policy of Council that development along
existing roads will be the preferred form of
development in the community. Empty
buildings and existing undeveloped lots provide
opportunities for new residential and
commercial uses within existing built-up areas
of the Town.
Policy CW-6
Setbacks from Streets
All development, including but not limited to
buildings, fences, sheds, and parking lots, shall
be set back from the right of way of a public
road far enough to provide an adequate level of
public safety and space for snow clearing and
maintenance. Along Routes 60, 60-23, 60-24
and the Trans Canada Highway, development
will be required to be referred to the Provincial
Department ofTransportation and Works for
approval.
Policy CW-7
Development in Hazardous
Areas
It shall be a policy of Council to generally
restrict development in areas that are not
suitable for development such as areas of steep
slopes, on unstable soils or rock outcrops, and
along shoreline areas and waterways
susceptible to erosion or flooding. Council will
require residential development to be set back
from the coastline, and from streams and
wetlands to reduce the risk of damage due to
erosion, storm surges, and flooding. Council
may require detailed engineering studies to
evaluate the suitability of land for development
in developed areas that are vulnerable to
natural hazards, or in undeveloped areas, where
backfilling is proposed, or where there may be
potential for flooding, erosion or other hazard
to occur.
Policy CW-8
Development Agreements
The Town may require agreements for new
developments involving residential, commercial,
industrial or resource developments, and for
the subdivision of land. Such an agreement will
be negotiated between the developer and the
Town, and include conditions for development
and for financing of any necessary
infrastructure to service the development.
Policy CW-9
Use of Discretionary
Authority
Council may exercise its discretionary authority
to prohibit, or set conditions on development
when, in its opinion, the development might
result in undesirable consequences for property
owners (for example flood damage) or
environmental impacts (for example, excessive
run-off onto adjacent properties, flooding,
erosion, siltation of streams, or unpreventable
exposure of contaminated soils.
Policy CW-10 Home Occupations
It is Council's intent to foster growth of small
businesses as home occupations in a manner
compatible with surrounding land uses.
Businesses in the form of home occupations
may be considered in any residential dwelling in
any land use designation. Business uses that
consist only of an office in a dwelling will be a
permitted use. Businesses operating as home
occupations shall not be highly visible, generate
traffic, noise, odours or create any nuisance to
adjacent residential properties.
Policy CW-11 Signs
All signs within the Planning Area shall be
developed in accordance with the standards set
out in the Development Regulations.
Policy CW-12 Community Trails
New development in Harbour Main - Chapel's
Cove - Lakeview must take into account and
provide for the continuation of traditional
footpaths, right of ways, and tra ii networks,
including the T'Railway Provincial Park, in the
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community. In considering applications for
development, or the use of a public right of way
for access to private property, Council will
ensure that pedestrian pathways remain open
and accessible as a condition of approval. New
development may be required to provide a
separation buffer between a proposed
development and existing trail or pathway. Over
the planning period, it shall be a policy of
Council to formally identify and map all
traditional footpaths, right of ways and
community trails which shall be protected when
assessing future proposals for development.
Policy CW-13 Public Access to Shorelines
The shoreline of Harbour Main - Chapel's Cove -
Lakeview Harbour is a valued community asset.
Maintaining an open and accessible shoreline
shall be a priority to the Town. When
considering proposals for development adjacent
to the coast, Council will require that existing
public access points to shoreline areas be
retained. Developments that enhance public
access and recreational usage of shoreline areas
are encouraged.
Policy CW-14 Waterways, Waterbodies
and Wetlands
The Town recognizes the natural and
recreational value of rivers, streams, wetlands,
and ponds. It shall be a policy of Council to
protect the quality of local streams, rivers and
wetlands by ensuring that all necessary Federal
and Provincial approvals for development,
including appropriate building setback
requirements, have been obtained prior to
issuing approvals or permits for development
near these sensitive areas.
Policy CW-15 Groundwater Protection
Where development is proposed that will rely
on private wells and septic systems, it shall be a
policy of Council to require an assessment of
groundwater quantity and quality in accordance
with the Provincial Department of Environment
and Conservation Groundwater Supply
Assessment and Reporting Guidelines for
Subdivisions Services by Individual Private
Wells.
Policy CW-16 Planning for Climate Change
It shall be the intention of Council to seek map
areas of the community that are vulnerable to
the impacts of the changing climate and
prevent development from occurring in such
areas. Over the planning period, Council will
endeavour to formally identify and map all
areas susceptible to climate change impacts
such as river and coastal floodplains and take
necessary measures to upgrade municipal
infrastructure to reduce the risk of climate-
induced damage.
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5. Managing Land Use
The Municipal Plan designates land within the
Planning Area into general land categories that
are considered most appropriate for future
development of the Town. The Future Land Use
Map included in Appendix A identifies the major
land use categories for the Town of Harbour
Main - Chapel's Cove - Lakeview.
Land use will be managed in accordance with
the general land use policies set out in Section 4
of this Plan and policies for each of the land use
designations listed below.
Land Use Designations
Residential
Community Centre
I I Environmental Protection
Open Space Recreation
Rural
- Protected Public Water Supply
Maps and graphics included in this section are
for illustration only.
5.1. Residential
The Residential land use designation is applied
to areas along the existing streets of the
community characterized by predominantly
rural residential land use. Other areas,
accessible to existing streets and suitable for
development are also included in this land use
designation.
Objectives
1. To identify areas to accommodate
residential development within the
community.
2. To ensure land uses are compatible with
the rural character, including the overall
density of development.
3. To encourage and facilitate new
residential developments in backland
areas which are serviceable from the
municipal water and sewer system.
4. To ensure a high quality of
development that will attract new
families to the community.
Residential Policies
Policy R-1
Permitted and Discretionary
Land Uses
The Residential land use designation shall
accommodate primarily single and double
dwellings, including subsidiary apartments.
Other forms of residential uses, such as
supportive living complexes will also be
permitted.
Non-residential uses that will be permitted
include home-based businesses in the form of
home offices, childcare, tourism
accommodations, and small-scale agriculture.
Conservation and recreational open space uses
will also be permitted in this land use
designation.
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Other land uses that may be considered by
Council include such home-based occupations
such as personal and general services such as
beauty salons, teaching studios, small-scale
manufacturing/workshops and repair shops.
A variety of commercial, industrial, and public
and assembly types of uses such as stores,
banks, offices, schools, churches, cemeteries,
arenas, civic, and government buildings may
also be permitted in the residential land use
designation at the discretion of Council.
The site of Hickeys Building Supply store shall be
recognized as a permitted use in the Residential
land use designation and use zone.
Policy R-2
Subdivision Development
Residential subdivision development will only
be considered for approval as part of a
development agreement with a layout
approved by Council. Proposed subdivisions will
be subjected to evaluation for conformity with
the goals, objectives and policies of this
Municipal Plan and the requirements set out in
the Development Regulations.
The developer shall be responsible for the cost
of development, including all road, water and
sewer extensions in accordance with Policy CW-
4. Preparation of land for subdivision
development will be carried out in a way that
respects the environment and provides for
proper site drainage, avoids erosion, and does
not contribute to pollution, on or off site.
Because mature trees prevent erosion, shield
houses from wind and blowing snow, and
provide aesthetic benefits, developers will have
regard to preserving mature trees when
preparing a site for subdivision development.
Policy R-3
Back Lot Residential
Development
Notwithstanding Policy CW-4, back lot
development may be considered on a limited
basis in areas designated for residential
development on the Future Land Use Map. Such
development may be considered where:
1. There is sufficient land for a lot to be
developed, but topography or other
constraints would preclude development of
adjoining lands on a more comprehensive
basis;
2. The lot will have adequate access to an
existing public street; and
3. There is no objection from abutting
property owners who may be affected by
the proposed development.
4. The development would not prevent future
development of adjoining undeveloped
lands.
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Policy R-4
Non-Residential Uses
To ensure the compatibility of non-residential
uses that may be permitted in the Residential
land use designation, Council may require a
buffer between the development and adjoining
residential uses in the form of a fence, a
separation distance, or other means. Adequate
off-street parking space must be provided and
pedestrian and vehicular access well-designed
to ensure safety and efficient flow of traffic.
5.2. Community Centre
The Community Centre land use designation
applies to a small area in Harbour Main that has
a concentration of public buildings and
commercial premises. Within this area, a range
of commercial uses shall be encouraged in
addition to existing land uses.
Objectives
1. To encourage business investment
through adaptive reuse of existing
buildings in the Town centre area.
2. To encourage commercial uses to
locate in a central area of the Town.
Community Centre Policies
Policy CC-1
Permitted and
Discretionary Uses
Within the area designated Community Centre,
it is Council's intent to allow a range of
residential, commercial, assembly, and public
uses such as stores, banks, offices, churches,
cemeteries, arenas and civic buildings.
A Community Centre Land use zone shall be
established in the Development Regulations
that identifies specific uses that may be
considered which may include such things as
restaurants, service stations and light and
general industry uses.
Residential Uses
Policy CC-2
Residential Development
Residential development in the Community
Centre land use designation shall be subject to
the policies of the Residential land use
designation of this Plan and the Residential
Land Use Zone set out in the Development
Regulations.
Non-Residential Uses
Policy CC-3
Adaptive Reuse
It shall be a policy of Council to encourage the
adaptive reuse of existing buildings and
properties, such as the P.J. Kennedy store, in
the Community Centre designation.
Policy CC-4
Compatibility with
Adjoining Uses
In considering proposals for non-residential
uses in the Community Centre Area, Council will
consider the compatibility of the proposed use
with adjoining residential properties and may
require appropriate measures to be taken to
reduce or eliminate potential conflicts.
Council shall ensure that all areas for outdoor
storage associated with any use, including the
storage of waste, is located in rear or side yards,
with appropriate screening and containment.
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5.3. Environmental Protection
The Environmental Protection land use
designation is applied to areas where it is
desirable to protect the natural features from
development. These features include the
coastlines, watercourses, wetlands, ponds, and
areas of steep slope.
Objectives
1. To identify environmentally valuable
areas that should be retained in
their natural condition.
Environmental Protection Policies
Policy EP-1
Permitted and Discretionary
Uses
The intent of the Environmental Protection
designation is to protect and conserve
environmentally sensitive and important lands
in the community. In these area non-building
uses, such as recreational trails and associated
infrast ructure such as trail signage may be
permitted.
It is recognized that there are existing
structures in areas that are identified for
conservation. Such structures may be permitted
to expand or change if the change or expansion
can be done safely and in a manner that is not
detrimental to the adjacent watercourse or
wetland and subject to approval by the
appropriate federal and/ or provincial
environmental authority.
5.4. Open Space Recreation
The Open Space Recreation land use
designation is applied to community recreation
areas, both passive and active, which include
parks and natural areas. The Tide Park is
included in the Open Space Recreat ion land use
designation.
Objectives
1. To provide active and passive
,.
recreation opportunities and
activities on land within the
communitt
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2. To ensure recreation uses are
designed for compatibility with
existing land uses.
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3. To encourage a range of
-J
recreational land use that provides
opportunities to serve the needs of
Town residents of all ages.
"
Open Space Recreation Policies
Policy OSR-1 Permitted and Discretionary
Uses
Within the Open Space Recreation land use
designation, permitted uses include sports
fields, parks and trails.
Other uses that may be permitted include
indoor recreation facilities such as a recreation
centre and outdoor facilities such as community
festival areas, and picnic and day use parks.
Policy OSR-2 CBC Regional Recreation
Master Plan
It is Council's intention to continue to work with
its municipal partners to implement t he
recommendations of the Conception Bay Centre
Regional Recreation Master Plan.
Council will ensure that new development does
not conflict with the aims and objectives of the
Conception Bay Centre Regional Recreation
Master Plan or prevent its successful
implementation.
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Policy OSR-3 Land Use Compatibility
Development and operation of recreation
facilities shall not impose adverse effects on
adjacent residential land uses with regard to
light, noise, traffic, and hours of operation.
5.5. Rural
The Rural designation includes areas outside the
built-up area of the community and those lands
identified for future development. Rural lands
provide areas for rural resource uses such as
agriculture, forestry and aggregate extraction
uses. Where undisturbed, rural lands provide
wildlife habitat, and opportunities for passive
recreation.
Objectives
1. To permit existing natural resource
lands and associated uses to
continue, and to preserve land for
future development within the Town.
2. To allocate lands for rural resource
use.
3. To ensure that natural resource
uses occur in a manner that is
environmentally responsible.
Rural Policies
Policy RUR-1 Permitted and Discretionary
Uses
Lands designated Rural are reserved for rural
and resource based uses, such as forestry,
agriculture and mineral exploration. Within the
Rural land use designation conservation and
recreation uses such as nature parks and hiking
trails will also be permitted.
Other uses, such as cemeteries, general
industry, mineral workings, and assembly uses
may also be permitted.
Policy RUR-2 Agriculture
Agriculture is permitted in the Rural land use
designation subject to any requirements of the
Forestry and Agrifoods Agency. Agricultural uses
shall be carried out in accordance with
agricultural best practices for managing
livestock wastes and general land use
management.
Policy RUR-3 Mineral Workings and
Mineral Exploration
Mineral exploration and aggregate extraction
activities will be required to obtain a permit or
licence from the Mineral Lands Division of the
Department of Natural Resources and comply
with all conditions for development, operation,
decommissioning and rehabilitation.
Policy RUR-4 Extractive Resources
Extractive resource activities and land uses in
this designation shall be screened from public
roads, residential areas, parks, trails, and if
appropriate, from other rural uses where
possible, by leaving existing tree cover in place.
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNITY WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
5.6. Protected Water Supply
The Town of Harbour Main - Chapel's Cove -
Lakeview obtains its water supply from
Maloney's River, which is designated a
Protected Water Supply Area under the Water
Resources Act. This important designation
protects the water supply and its surrounding
watershed.
Areas around the wellheads of two community
wells are also included in this land use
designation.
The Town of Avondale, a neighbouring
municipality, has a water supply that is obtained
from Lee' s Pond. A portion of the Protected
Water Supply Area lies within the Town of
Harbour Main- Lakeview- Chapel's Cove and is
also included in this land use designation.
Objectives
1. To ensure that Harbour Main -
Chapel's Cove - Lakeview has an
adequate supply of safe, high
quality potable water.
2.
To support regional coordination of
water resources.
3. To protect groundwater quality is
community wells.
Protected Water Supply Policies
Policy PWS-1 Permitted and Discretionary
Uses
Within the Protected Water Supply land use
designation, only uses that are directly related
to the functioning of the water supply system
will be permitted. Other uses such as natural
resource uses or passive recreation may only be
permitted with the approval of the Department
of Environment and Conservation Water
Resources Management Division.
Policy PWS-2 Wellhead Protection
The Protected Water Supply designation is
applied to an area around each of the drilled
wells that serve several homes in the Town.
Surface land use and geology have potential to
impact water quality in these wells.
Council recognizes that there are at present
several dwellings and other uses such as
agriculture within the area of influence of these
wells. Existing uses shall be permitted to
continue. No expansion of existing uses, a
change of use, or new uses shall be permitted
within 100m of these wellheads without
approval from the Water Resources
Management Division, Department of Municipal
Affairs and Environment. Council will work with
the Water Resources Management Division and
property owners within the wellhead protection
area to develop plans to ensure the safety of
these water supplies.
Should municipal water service be extended
such that use of these wells is no longer
required, development in the protected areas
shall be permitted without amendment to this
Plan in accordance with the policies of the
Residential land use designation and use zone
set out in the Development Regulations.
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNITY WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
6. Services & Infrastructure
The provision of municipal infrastructure such
as streets, sidewalks, water treatment and
distribution systems, sewers and sewage
treatment facilities, and waste collection and
disposal are the primary responsibilities of
municipal government. This infrastructure
supports growth and development of the
community and contributes to community
safety, health, and well-being.
Objectives
1. Provide a safe, convenient, and
efficient street network in the
community
2.
Investigate appropriate solutions for
the collection and treatment of
municipal sewage wastes.
3. Ensure continued safety, supply,
and distribution of potable water in
the community.
Municipal Services Infrastructure Policies
6.1. Transportation
Policy Sl-1
Street Standards and
Function
Council shall adopt road design standards
specified in the Development Regulations in
implementing this plan. All new road
development shall conform to these standards.
It is Council's intention to ensure the safety,
maintenance, and upgrading of Town streets as
a priority for municipal capital works
programming.
6.2. Water and Wastewater
Policy Sl-2
Drinking Water Distribution
System
Council will monitor the capacity and quality of
water in the Protected Water Supply Area of
Maloney's River and to ensure that the system
provides an adequate supply of potable water
to the community.
Policy Sl-3
Fire Flows
Council will ensure that the water distribution
system in the community is maintained to
provide sufficient water pressure for emergency
fire services.
Policy Sl-4
Wastewater
Council will maintain the wastewater collection
system to reduce the risk of damages due to
extreme weather events by placing a priority on
maintenance and upgrading before extending
the piped sewer system.
Policy Sl-5
Waste Reduction Measures
The Town will continue to participate in
provincial waste management strategies. To
minimize costs of transporting and disposing
garbage, Council will undertake initiatives to
reduce household garbage encouraging
residents and businesses to compost and
recycle.
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNITY WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
7. Implementation
The Harbour Main - Chapel's Cove - Lakeview Municipal
Plan serves as the blueprint for the community's future
development.
Successful implementation of the Plan involves:
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effective administration of the Plan;
adoption of Development Regulations;
adoption of annual municipal capital works
budgets;
preparing and implementing recommended
studies;
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a consistent procedure for considering
amendments to the Plan; and
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working in partnership with citizens, groups and
organizations to achieve the collective goals of
the Community.
7.1. Administration of the Municipal Plan
The Municipal Plan must serve as a continuing reference
and guide to Council and its officials in order to achieve
the goals, objectives, policies and programs which it
contains.
The boundaries between land use designations on the
Future Land Use Map coincide where possible with
roads, fences, property lines or other prominent physical
features. Where a property proposed for development
straddles more than one land use designation, minor
adjustments to the boundaries between the land use
designations may be made without amendment, to
accommodate the development.
All proposed development within the Planning Area must
conform to the policies of the Plan and Development
Regulations, and be approved by Council. Council will
ensure that development proposals are given a
comprehensive review, including circulation to
appropriate public departments and agencies.
Council may refuse or approve applications, with or
without conditions. Decisions of Council made according
to the provisions of this Plan and the accompanying
Development Regulations may be appealed to the
appropriate Appeal Board established under Part VI of
the Urban and Rural Planning Act, 2000.
7.2. Development Regulations
To implement the goals, objectives and policies of the
Municipal Plan, Council will prepare and adopt
Development Regulations pursuant to Section 35 of the
Urban and Rural Planning Act.
All land within the municipal planning area will be
covered by land use zones which provide detailed
requirements such as lot size, frontage, building setbacks
and parking standards.
In order for consideration of any proposals for an
amendment to the Development Regulations (i.e., a
rezoning), Council shall require a formal proposal to be
submitted. Such a proposal must clearly show:
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The location of the subject property, to scale,
showing lot dimensions, area, street frontages;
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The means by which the site is/will be serviced;
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The proposed location of all driveways and
parking areas;
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Areas that are to be landscaped or left in a
natural state to provide necessary buffers;
The proposed location of all buildings on the site;
and
Existing land uses, including natural hazards or
sensitive natural areas both on-site and on
adjoining properties that may be affected by the
development.
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In its review of proposals for amendments to the
Council shall follow the procedures and processes for
Development Regulations, Council shall consider all
appropriate policies set out in this Plan and have regard
for the following:
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The financial ability of the Town to absorb any
costs relating to the development;
The adequacy of municipal water and sewer
services, or where on-site services are proposed,
the quantity of groundwater and physical site
conditions to accommodate development;
The adequacy and proximity of schools,
recreation and community facilities;
The adequacy of the road network in, adjacent
to, or leading to the development;
The potential for the contamination or
sedimentation of watercourses or for erosion;
Environmental impacts such as air, water and
soil pollution and noise impacts;
Previous uses of the site which may have caused
soil or groundwater contamination;
Suitability of the site in terms of grades, soil and
bedrock conditions, location of watercourses
and wetlands;
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Compatibility of the development in terms of
height, scale, lot coverage and bulk with
adjacent properties; and
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That the proposal is in conformance with the
intent of this Plan and with the requirements of
all other Town by-laws and regulations.
7.3. Public Consultation
Council is committed to consultation with citizens and
will seek input from the public on planning and
development matters that:
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Require an exercise of Council discretion in
arriving at a decision on a development
application;
Involve significant development proposals that
are of interest to the community at large;
Would require a change ofTown policy,
amendment to the Plan or Development
Regulations;
Would result in significant expenditures of town
resources for implementation.
public consultation as set out in the Development
Regulations consistent with the requirements of the
Urban and Rural Planning Act, 2000.
7.4. Amending and Reviewing the Municipal
Plan
Since conditions in the Town may change during the
planning period, amendments to the Municipal Plan may
be adopted by Council from time to time. Council may
consider amendments to the Municipal Plan when:
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There is an apparent need to change policy due
to changing circumstances;
Studies have been undertaken which contain
recommendations or policies which should be
incorporated into the Municipal Plan;
A Provincial Land Use Policy has been released
that requires a change in policy by the Town; and
There is a development proposal which provides
sufficient information and rationale to support a
change in the Municipal Plan .
After five years from the date on which this Plan comes
into effect, Council shall review the Plan and revise it if
necessary. Revisions will take account of development
which can be foreseen during the following 10 years.
Amendment and review of the Plan shall be carried out
in the same manner as this Plan was brought into effect.
In accordance with Section 27 of the Urban and Rural
Planning Act, 2000, Council will charge a proportion of
the cost of carrying out an amendment to the person or
association of persons, who request an amendment. The
proportion to be charged will be set by Council as part of
its annual budget process in setting its Schedule of Rates
and Fees. The costs may include, but are not limited to
research and preparation of amendments, public notices
and consultation, administrative processing costs and
the costs associated with a Public Hearing.
7.5. Municipal Land Assembly
Municipalities are empowered by the Municipalities Act
to acquire lands for municipal works or economic
development purposes. Such projects generally entail
the Town acquiring parcels of land from private
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INTRODUCTION I PLANNING CONTEXT I VISION & PLANNING GOALS I COMMUNITY WIDE POLICIES
MANAGING LAND USE I SERVICES & INFRASTRUCTURE I IMPLEMENTATION
landowners or other levels of government for a variety of
reasons including:
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To facilitate new growth and development in an
area which is actively being revitalized or
redeveloped where such land assemblies cannot
by virtue of time or money be assembled
privately;
To facilitate the development of municipal parks,
recreation and conservation areas;
To facilitate development of municipal parking
lots;
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To encourage or make available lands which by
virtue of ownership are not available for
development but which are necessary for logical
and contiguous growth of the community; and
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To facilitate redevelopment of a major non-
conforming use where the redevelopment is
either a conforming use or is consistent with the
Municipal Plan.
During the planning period, Council may undertake land
assembly projects and transactions which are consistent
with the objectives of this Plan.
7.6. Professional Advice
Council may obtain professional advice in regard to any
proposed amendment to the Municipal Plan or
Development Regulations or in regards to the evaluation
of proposals for development within the community,
where, in the opinion of Council, such advice is
warranted.
7.7. Municipal Budget and Capital Works
Program
Like most businesses, the Town has a budget which
directs annual expenditures. Where and how the Town
chooses to spend funds each year can have a significant
impact on the future development. The various policies
related to municipal infrastructure in the Municipal Plan
will be implemented through expenditures in accordance
with a Capital Works Plan.
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APPENDICES
Appendix A
Future Land Use Map
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