Town of Hawke's Bay Municipal Plan
Hawke's Bay, Newfoundland and Labrador
· adopted 1994-11-16
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TOWN OF HAWKES BAY
MUNICIPAL PLAN
IMPORTANT: To see if there were any changes to
this plan since it came into effect, please refer to:
List of Municipal Plan Amendments
URBAN AND RURAL PLANNING ACT
HAWKES BAY MUNICIPAL PLAN 1994-2004
NOTICE of APPROVAL
I, Arthur D. Reid, Minister of Municipal and Provincial Affairs, under and by virtue of
the power conferred by the Urban and Rural Planning Act, hereby approve the Hawke's Bay
Municipal Plan 1994-2004, adopted by the Town Council of Hawke's Bay on the 16th day of
November, 1994.
Dated at St. John's this tJ.j"'7iay of ~v
, 1995.
-~µ
Arthur D. Reid, M.H.A
Carbonear District
Minister of lvfunicipal and Provincial Affairs
LEGEND
The highlighting in this document indicates changes to the text by deleting or adding as
follows:
deletio11 of text
Following the Public Hearing, all changes will be incorporated into a consolidated
document.
NOTICE of ADOPTION
Resolved, pursuant to section 15 of the Urban and Rural Planning Act, that the Council
of the Town of Hawke's Bay adopt the Municipal Plan which is attached hereto and is
impressed with the Seal of the Council, signed by the Mayor, and certified by the Clerk.
Resolved further, pursuant to section 17 of the Urban and Rural Planning Act, that the
Council apply to the Minister of Municipal and Provincial Affairs for the setting of the time and
place of a Public Hearing to consider objections or representations to the Municipal Plan.
SEAL and SIGNATURE
Signed and sealed pursuant to section 15 of the Urban and Rural Planning Act this
day of fffe)J. /1,r:t, 1994.
SEAL
CLERK'S CERTIFICATE
Certified that the attached Municipal Plan is a correct copy of the Municipal Plan
adopted by the Town of Hawke's Bay on the//,~ day of 't/gLt?TJl:wJ
, 1994.
Clerk
TABLE OF CONTENTS
Page
1
INTRODUCTION
1.1 Foreword
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1
1.2 Interpretation
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
4
1.3 Municipal Planning Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5
2
BACKGROUND FINDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
9
2.1 Population, Housing and Employment ................................... 9
2.2 Problems, Opportunities and Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
3
MUNICIPAL PLAN
3.1 The Future Community . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3.2 Goals of the Municipal Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3.3 Objectives and Policies of the Municipal Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3.3.1 Community Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3.2.2 Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
3.3.3 Employment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3.3.4 Highway Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3.3.5 Environment and Natural Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
3.3.6 Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3.3.7 Health and Community Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
3.3.8 Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
3.3.9 Municipal Finance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4
IMPLEMENTATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
MAP
4.1 Program of Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4.2 Public Works . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4.3 Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Regional Setting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
Hawke's Bay Municipal Planning Area .................................................. 8
1
1
INTRODUCTION
1.1
Foreword
a) Municipal Planning in Newfoundland and Labrador
The following is a brief summary of municipal planning legislation and procedures. It is
intended to assist Council in understanding and using its Municipal Plan. Details are
contained in the Urban and Rural Planning Act.
Municipal Plan
This Municipal Plan has been prepared in accordance with the requirements of section 14
of the Urban and Rural Planning Act, following surveys and studies of land use, population
growth, the local economy, present and future transportation needs, public services, social
services and other relevant factors.
The Plan contains goals, objectives and policies of Council regarding development of the
Municipal Planning Area for the next ten years. Its aim is to coordinate Council policies
and undertakings in order to promote the well-being of the entire community and to
efficiently utilize available financial and material resources, especially land. The Hawke's
Bay Municipal Plan, consists of written text in which the goals, objectives and policies are
set out, and Future Land Use Maps indicating the allocation of land into various land use
categories.
2
Ministerial Approval
When the Municipal Plan is formally adopted by resolution of Council under section 15 (1)
of the Act, two copies must be impressed with the Seal of Council and signed by the Mayor.
Council must then give notice of a public hearing on the Municipal Plan, and its intention
to seek approval of the Minister of Municipal and Provincial Affairs by publishing a notice
to that effect in the Newfoundland Gazette, and in a newspaper circulating in the
community. At a Public Hearing the Commissioner appointed by the Minister will hear
objections and representations, and subsequently forward to the Minister a written report
together with copies of all the evidence taken at the Hearing.
After the Commissioner's Report has been submitted, Council must apply to the Minister
for approval of the Municipal Plan. On receipt of two copies of the Municipal Plan, a copy
of the adopting resolution and all written objections and representations considered at the
Public Hearing, the Minister may approve the Municipal Plan, with or without modification,
or may withhold approval and order that a new Municipal Plan be prepared. Upon
approval, the Minister will endorse a copy of the Plan and return it to Council. Council
must publish a notice of approval in the Newfoundland Gazette and in a local newspaper.
The Effect and Variation of the Municipal Plan
When the Municipal Plan comes into effect it is binding upon Council and upon all other
persons, corporations and organizations. The Plan must be reviewed by Council at the end
of every five years from the date on which it comes into effect and, if necessary, revised to
take account of developments which can be foreseen during the next ten-year period.
Municipal Plan Implementation
When a Municipal Plan comes into effect, Council is required to develop regulations for the
control of the use of land, in strict conformity with the Municipal Plan, in the form of Land
3
Use Zoning, Subdivision and Advertisement Regulations. These are also known as the
Development Regulations. Normally, these are prepared at the same time as the Municipal
Plan, and like the Plan, may be amended at any time to include new land uses and specific
regulations.
Development Regulations must comply with the requirements of the Urban and Rural
Planning Act and the standardized format that has been established for all towns and
communities in the Province.
The day-to-day administration of the Municipal Plan, and implementing regulations, is in
the hands of staff members authorized by Council. Council staff have the duty of issuing
all necessary permits approved by Council, making recommendations to Council in
accordance with the Municipal Plan policies, and implementing regulations regarding all
development in the Municipal Planning Area. The Urban and Rural Planning Division of
the Department of Municipal and Provincial Affairs may be consulted on any development
matters.
Other Plans for Development
At any time after the adoption of the Municipal Plan, Council can prepare and adopt
Development Schemes under section 30 of the Urban and Rural Planning Act for the
purpose of carrying out specific proposals of the Municipal Plan.
Council may also prepare a development scheme for the acquisition, assembly,
consolidation, subdivision, and sale or lease by the municipality, of land and buildings which
are necessary to carry out provisions of the Plan.
Council may reserve land for future acquisition as the site of any public roadway, service or
building, or for a school, park or other open space, and may make such agreement with
owners of the land as will permit its acquisition and use for the purposes. Council may also
4
specify the manner in which any particular area of land is to be used, subdivided or
developed, and may regulate the construction of buildings which would interfere with the
carrying out of any development project.
Development Schemes are prepared and approved in exactly the same way as the Municipal
Plan and, when approved, form part of that Plan.
1.2
lnt.erpretation
The Municipal Plan contains proposals of the general development of the Municipal
Planning Area and in compliance with legislation includes a proposed network of streets and
the division of land into areas of permitted land use classes, as well as public infrastructure
proposals, a public works program showing associated expenses and the method of financing,
and a development program.
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 Hawke's Bay.
"Development Regulations" shall mean the Hawke's Bay Land Use Zoning,
Subdivision and Advertisement Regulations.
"Municipal Planning Area" shall mean the Hawke's Bay Municipal Planning
Area.
"Town" shall means the Town of Hawke's Bay.
5
Toe boundaries between the different land uses designated in the Municipal Plan are meant
to be general, except in the case of roads or other prominent 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.
1.3
Municipal Planning Area
The Hawke's Bay Municipal Planrring Area was designated on October 1, 1984, pursuant
to the powers conferred on the Minister by the Urban and Rural Planning Act. With the
formal approval of its Municipal Plan, Council was able to better control future growth and
development according to the expressed will of community residents.
The area is located on the west coast of the Northern Peninsula and roughly midpoint
between Deer Lake, 230 kilometres to the south and St. Anthony, 200 kilometres to the
north. (See Maps A and B). The Town itself is located on the Viking Trail, the major
communication route rurming through the Town and the peninsula. It is the smallest of
three communities in the region; the others are Port Saunders and Port au Choix to the
north.
The Planning Area boundaries include the peninsula where Keppel Point is located, running
along the southern boundary of Port Saunders and extending inland approximately 3
kilometres from the shoreline of Hawkes Bay. Future Land Use Map 2 illustrates the
Planning Area boundaries.
Hawke's Bay was first incorporated as a Local Improvement District in 1969, followed by
its changed status to a town in June, 1974. A Concept Plan was completed in 1967, at the
time when Bowater's pulpwood operations still contributed to its stability as a one-industry
6
town. A second plan was designed in 1970 by the same consultants, Newfoundland Design
Associates Ltd. The Town anticipated growth in association with the replacement industry,
Newfoundland Forest Products Limited which operated a wood chip and lumber mill.
Periods of stability and instability in the forest industry have largely affected the rate of
growth in previous years. However, this growth was not guided by the Municipal Plan
proposals of 1970, nor had the town ever formally resolved to adopt a Municipal Plan, until
1987.
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9
2
BACKGROUND FINDINGS
This section summarizes the planning considerations to be addressed in the Hawke's Bay
Municipal Plan.
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3
THE MUNICIPAL PLAN
3.1 The Future Community
Based on a comprehensive study and evaluation of land use, population, commercial and social
services and other such relevant factors, the Municipal Plan is intended as an interpretation of
future physical structure and growth in the next ten years.
Over the next ten years, it can be expected that Hawke's Bay will fully develop its recreational
requirements which include a baseball diamond at the "point" south of the Torrent River and
a large nature park straddling the same river further inland.
Future industrial development will locate at the north end of the community where current
industrial activity is concentrated. Infilling of vacant properties will be encouraged before
extending north along the highway.
Commercial activity will likely take the form of highway commercial servicing the needs of local
residents and the travelling public. Mixed development, excluding residential use, will be
accommodated east of the highway with a commercial focus just south of the Torrent River.
Development of residential uses will be through infilling, where possible, to maximize the use
of existing municipal services. Two new areas to open land for residential development will be
in Comprehensive Development Areas to the southwest of the community and behind Maynards
Hotel.
The future physical growth of Hawke's Bay will depend on its success in attracting business
development and its financial ability to best utilize the vacant land that is not marsh or peat bog.
It is the intention of this Municipal Plan that the boundaries between the various Land Use Areas
and Use zones are meant to be general, except where they border roads or other prominent
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geographical features. Similarly, there may be minor overlaps of compatible uses between land
Use Areas and Use Zones.
3.2 CrlJals of The Municipal Plan
The followings goals are expressions of Council's intention, generally, with respect to matters
under its jurisdiction. The objectives, in the following section, are specific measures of that
intention and serve to highlight the purpose of policies to be adopted by Council.
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-~:tt;!~~lffl~Pl%~,~Ltliw~1§P.m~n,~'f~e,gµJ~qn~)j~Jwilli-µffi1?;fcf;littF~~}(!ilAAgQ'g,l~l¥
9#y,el!}piµ,~~i~1~lfuieliy,;¢tifflHili~t#o~jii\',ri\plf~IBgfq~fii~ill;§~nfilWn!inli!mf~;
Goals for ltfl effeet:i-,e !Me l:ISC j:ll!ttern wo1:1le iflelttee:
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To facilitate and encourage economic growth including tourism and industrial expansion.
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To improve the quality and safety of roads, neighbourhoods, and commercial and
industrial areas.
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To protect rural resources and the natural environment from urban-type encroachment.
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To conserve precious developable land by ensuring efficient and effective extensions of
roads, and municipal water and sewer systems.
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3.3 Objectives and Policies of the Municipal Plan
3.3.1 Community Structure
Background
The existing land use pattern is linear in structure and nestled into a protected waterfront area
of the greater Hawke' s Bay. Large tracts of land are effectively segregated by land use type,
which may be attributed to initial settlement and design by International Pulp and Power Co.,
predecessor of Bowater Newfoundland Ltd., in 1927. Latter day subdivision ofresidential areas
has been ad hoc, especially in the Muddy Cove Area. This has resulted in ineffective road
systems, haphazard development, and a waste of developable land which is precious to the
Town. An emphasis on design within similar land use areas is more a priority than concerns
over conflicting land uses.
Objective:
Encourage compact development within each designa1ed land use area and within each new land
space opened for residential development.
Policies:
~&1:m:«:t~1it;~;!t/l'HfiffilB~!~i1£~Jqi~mwlfl~~,;1lm~mtfl-4BftBfi-tl,!
ffjfjrC,(f.tifl~/:iifii;;/rJff,i~W:tdiif!~iy}4;tf;,ifFt}.'f<f+mrt~$,)lff!i;fif!i{ffl'if#J£~irf!J{ijJ:(igif£ttff(f{t!J~1;if,t¢
Plillliillii£1B
Promote infilling in areas serviced with municipal water and sewers.
Prevent low density, residential ribbon development on Highway 430 by designating rural area.s
where sprawl is likely to continue.
15
Designate two Comprehensive Development Areas so that gradual expansion to meet residential
needs will follow a planned layout.
3.3.2 Housing
Background
There are three major areas of residential development in Hawke's Bay. The first area is the
original settlement in which houses front on the local road and highway in an orderly fashion.
In this area, major capital works projects began in the summer of 1984 to upgrade water and
sewer systems. In the Muddy Cove area residential growth has been erratic, resulting in
unattractive and disorgani2'.ed development. The eofldition ef the het1ses Md the rna:ds a:r-e of
a lowef SUlfld0:fd whieh ftirther deprneiates the area. The third area consists of newer homes
located along a P-loop which extends inland along the Torrent River.
Many dwellings have heavy equipment and other machinery stored on the lot, which detracts
from its residential character. Previous development standards which discouraged the building
of garages, especially along the highway should be relaxed in order for residents to safely store
and, consequently, "screen" industrial~related equipment.
Much of the land is marsh or peat bog which past experience indicates is generally unsuitable
for sewage disposal. The need to install sewer systems for expanding residential areas has
proven to be a costly proposition for a small town and one which successive councils have
hesitated to pursue.
Afl 11fJplie&tio11 fer an llf)artme11t 011ildiag is j 1:1 st O11e of the most feee11t press11res fur opetli11g
tte'N J'esideft!ial Meas.
Presently, residential growth can only be directed away from the
highway, east of Bayview Drive and further inland behind Maynards Hotel. The sites selected
16
in this Municipal Plan for future residential subdivision development show less evidence of
wetness, but require professional advice on water and sewer installations.
Objectives:
Provide a minimum of 2.35 hectares of land suitable for new housing sites.
Improve the aesthetics of residential areas that are currently deteriorating.
Residential Area Policies:
Due to a shonage of good land, a maximum number of lots will be obtained in each subdivision
development. Full water and sewer services shall be provided in newly developed areas.
Preference shall be given for single-detached dwellings. The need for other housing types such
as apanments may be located only in residential areas where parking and play areas may be
provided and congestion of Highway 430, a Protected Road, avoided.
All development in Residential areas shall have direct frontage onto a publicly maintained road.
No backlot development shall be permitted.
Other uses may be permitted in Residential Areas provided they are complementary and
compatible to the basic residential character. Examples of these uses dise/'eti@oory er H@fl
residemiel MSes -- ieuld be gereges (fer mi,u;r Fefleils afld st0Fl!lgt? effe~st l'elillefi: maehiHery),
heme 0eeupa1i0n.s (l'flediea:l and pff>jessi0nal uses:!, peFsenal services 8nd e0HWJl'liel'lce steres,
a,Mennae, e,"iurehes and ehild C81'(; MSes. are convenience stores, antennae, schools, churches,
and home occupations such as the provision of personal services, the production and sale of
speciality products, bed and breakfast accommodations, or minor repair services for appliances
or small engines. A home occupation must be contained on a developed residential lot.
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Council shall adopt Occupancy and MainJenance Regulations fer necessary e,iforcemeru &f
imsereened 1:msiee SfflfftgC ef miy maeerial.i ar eq11ipmem.
The 1Witeefrentp1'0f:ICFty sottth of#te Terrem Ri,-er shall be residential 11p011 fhe sak ofiM<ii1-id:11al
lets from the &water's lafld: grant.
Co1111eil shall adept speeijie Feg11ktti0R5 fer this aff!a
allfJwin-gfl6,ibility &/the peffl'li#ed JIHld !ISCS. &eh d:iseretieMry 11Ses Wt!/;lk/ be light fe,estry
related ifld:11Stry or marioo afld: beat landing facilities fifpf'0J:losed in the future).
Comprehensive Development Areas Background and Policies
Background:
Two new areas for directing residential development are designated CDA I and CDA 2 on the
Future Land Use Map I. If these areas are efficiently subdivided, the land will suffice to meet
projected residential growth over the ten-year plan period. Good land for development is scarce
if one considers the closeness of forest resources, the wetness of land and the locational factors
encouraging social cohesion within the community.
The area named CDA 1 is the logical extension of existing development. The surrounding area
is boggy, low-lying and borders the watershed area of the Torrent River.
If residential
subdivision development occurs here, sewer services must be installed. Only a narrow access
point for road extension has be left at the right-hand comer of the P-loop.
No further
development permits will be allowed until Council has designatd a future access and road
extension.
Development in CDA 2 is preferable to CD A 1 since there are fewer constraints to development.
Once again, the absence of planned development has allowed two houses to be built at an angle
inappropriate to future road extension. An improved alignment would have optimized land
available. However, given the large assembly of land beyond, the potential for sound design
may still be realized. A final note of compromise that needs to be addressed rests with the
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presence of productive forest immediately southeast of the proposed residential area.
In
Hawke' s Bay, the opportunities for alternative residential site location is very limited. The
following policies apply:
Policies:
Comprehensive development serviced by municipal water and sewer systems sluJll occur under
a development plan that is prepared according to the provisions of the Development Regulations,
together with appropriate conditions and agreements set by Council. Upon preparation of a
development plan acceptable to Council, the Development Regulations may be amended to permit
residential development in a CDA.
Development approval shall not be given in a CDA (6s desig11ated en ,'Jap l} until such time thet
Council has prepared and approved a development plan ~lflll'B~[r~[tfii~!Y~ll?R-
'fi~S!!!flti?i!fJ;Yllt!l,'#f/.!jJ:;/jJ(!#J{Bit¢,ff11'!}£~,~'l!J~1;r!iJi:s~lle#1r§J;~!f!Ail#l!,11l(f;;[~fN!At#!,ttf~0::~~,;;1m'(Jf!
~~:\iplif!.a.
A comprehensive plan in a CDA would require, where applicable:
conformity to goals, objectives and policies of this Municipal Plan;
a description of subject lands;
the location of proposed buildings;
access and parking spaces;
landscaping and buffering;
land dedications for roads, parks, or other purposes;
description of impact on adjacent land uses; and
any other improvements, infrastructure (water and sewer systems) and facilities
as required by the Council.
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3.3.3 Employment
Background
An overriding concern to the residents and businesses of Hawke's Bay is to secure long-term
prospects for economic stability. The decline in the forestry sector, the major contributor to the
economic base, and the subsequent efforts to convert remaining infrastructure for fish processing
operations, has produced a climate of frustration for local residents and a void in the Town's
economy. In terms of economic planning, the designation of land for industrial uses is necessary
to accommodate developers.
Employment opportunities through commercial activity are expected to largely remain local in
nature. The beginnings of a local commercial area centre around development of Maynard's gas
service, grocery store, and hotel accommodations. Remaining commercial activity is intermittent
along the west ~I of the highway. Considerable room exists for future infilling of commercial
-y,c-,-·-.
activity, however, due consideration will be given to the proper functioning of Highway 430 as
a major transportation route and thoroughfare.
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Objectives:
Protect public safety and encourage a desirable visual appearance to those employment centres
that attract pedestrian and vehicular actin"ty.
Coordinate economic and land use planning to promote the expansion and development of
industrial-commercial areas.
Industrial Area Policies:
The uses permitted in designated Industrial areas shall be those of a general industrial nature.
Other compatible commercial, office or ancillary uses may also be permitted.
The amenity of surrounding non-industrial areas shall be protected from hazards or nuisances
that may result from industrial activity. Development standards for location, access, outdoor
storage, parking, fencing, and screening shall apply to all industrial uses.
!£Ht~1&He;pgljJ?,i'lP~1iilil~,l~9@8Pif!, t'.11'.~'im;j~:i~i~:iiti::E~i~ijr;;pAii~l~ElflPiiH~1~tit~;,:williTu1f m¢
!!iS:~Illi#fa~iW~'t*~i;·~~!J~i!4~§m Xt:::w.tig.l!p~;;!S;~;·,~tm!1t'!tr1i.~:!'.!1~tllf~;M£iIB9!11P~BP!9i1¥ri,i~[jgtb§J
PP:ti!Pimti~I'1lllt!Jl;linf!.l!~!e1ltt!B~Ilit!~t£<ti
All development in Industrial Areas shall have suitable and adequate provisions for its water
supply, sewer system and the disposal of industrial wastes and storm water to the satisfaction
of Council.
No industrial use shall be permitted where an adverse impact to the natural environment will
occur. CouncU shall discourage the further location of hazardous industry west l~f of the
highway where potential pollution in the drainage areas may adversely affect the water quality
in the Torrent Rlver, especially where drainage is above the community's water intake area.
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To this effect, Council shall adopt Development Regulations to zone types of industrial uses
permitted in appropriate areas.
Commercial Area Policies:
Areas designated for Commercial use on Map 1 shall be reserved primarily for commercial
activities such as restaurants, retail shops, offices, and other service facilities. li?fsJ{'ff}l/'pl}Jf}fy
iif;~fff#i!fwi1P!Tlalftlrimitg];per,iweficfq~),¢r@tfbf}:ii'ff{spe~fttaftiJ.e1.Z9ndf;;11t{l'!#trtJi~ii<Sothit{kfi;tq.MJfilid
i4et'il?¥l,$Wfj{b;n;Hifi?li#iiis@:iire(i/inJiip,1twtffiit£t~{(f(fi!iif;pptj,.dtflJJ~IVrli'f!\,~tfi,'efi'p'1ftr{ilr¢~~.iJAef~'f~ir[m
~.f~ffii
Uses in the Commercial Area shall be connected to available municipal )!iqrfif and sewer
,-.-.. ,. .... ,
..... , .... ,
services.
Council will establish parking and loading standards and other necessary standards or conditions
relating to vehicular access, fencing and screening. The development of shared vehicular access
will be encouraged for more than one commercial use in order ro facilitate free traffic movement
on Highway 430.
New commercial development shall not contribute to ad hoc and ribbon development and shall
be confined within the limits of existing development.
Community service uses and residential uses may be pennitted at the discretion of Council. This
would include apartments over commercial premises, caretaker's quarters, or residential
developmem on lots too small for effective commercial use.
22
l\'leted Develapmeat Bael,grouHd aBd Polieies:
Baekgretmd
A ,-ll:riety of mixed 1;1ses eidst ErloHg the east side of Highway 430 iH tlw !lla:iH part of To-;m.
The eHtire west side is resideHtiErl, -,:,·ith little spaee fer iHfilliHg.
P!0:m1i11g efforts !6 red1;1ee
safety l!0:1Mas alo11g the highway will restriet resideRtial de-;elopme11t 8:Hd oUi.er t1ses iH mixed
areas that will further eompfomise the safety of pedestri8:Hs B:Hd vehieles. IAElustria! activity viii!
be diseoumged east of the highway a11d direeted Horth of the TorreHt Ri-.-er. Givell the re!afr,-e
small six!e of the eeffifHtlllity iH plflflHillg terms, the assigflme11t of mixed a:reas will aeeomfflodate
eomffiereia! uses, offiees, geRefa! assemllly uses ruid eivie or eulttiral 1;1ses.
Mixed Areas vlill permit eommereia:! wd pub!ie uses, Md will Aot permit resicle11tia! tises.
IH,fostria.l aeti'rity assoeiated with highwB:y commercial aefr;ity may be permitted 011ly at the
aiseretioA of Co1meil.
All cle ,·elopllle11t i11 Mixee Areas shall emlfleet 16 &Va:ilable mtmieipa:l services Md shall have
share.! vehieu!l!f aeeess, 'Nhere app!iefrb!e. :r-km resideHii!!:l 1:1s&.1 iH Mixed Areas that wauld
eat1se a nt1isanee Ofld are Aot eompatible ·mH1 adjaeeHt land !lses shall flOt be pef!lliUed.
3.3.4 Highway Commercial
Policies:
Areas designated for Highway Commercial use on Map 2 shall be reserved for highway
commercial activity, catering to the travelling public such as vehicle service facilities,
restaurants and tourist industries. Tourist industries may include motels, tourist chalet, lodge
or cab ms. ~~reaamrltilflli#f},ffl.tjl'.iAAiUJ~;i«ill~l~iefm!tlazyif(Jl'.~~11
23
Lounges, snack bars, retail stores and residences must be subsidiary to the main use of the
propenies and form an integral pan of the development.
Council will establish parking and loading standards and other necessary standards or conditions
relating to vehicular access,fencing and screening. The development of shared vehicular access
will be encouraged for more than one commercial use in order to facilitate free traffic movement
on Highway 430.
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flig'.4-1s~t4{ii~Ej£f¢:1ff£fl.WnRl'!ml!m1t~:lft%~;9J;~;ef~m~lt#l1#Irittf!ff:~f ..
g{M'lp9a'§Jfd1~{tl,f
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3.3.5 Environment and Natural Resources
Background
Original settlement of Hawke's Bay was connected to the harvesting of rich forest resources for
timber production and commercial operations. Much of the rural area, populated with balsam
fir - black spruce forests, is Crown land under licence to Comer Brook Pulp and Paper.
Forest management strategies operated by the Department of Forestry and Agriculture include
designations for Domestic Cutting Areas east of Rapes Pond, Forest Improvement Areas west
of Otter Pond and Productive Forest Areas intermittently located throughout the Municipal
Planning Area. The 1985 hftr.-esaAg SCllSOfl has beefl a l'eeom year for loeal forestry ttllils 8.116
CottAeH, thereey eAceuragiflg refores!aam1 10 repleHish !he resources.
The Torrent River is a major geographic feature of the municipality. It serves as the Town's
water supply and is abundant in quality and quantity. Well known for its salmon run and scenic
be<1uty, the river is a focal point for proposed park development.
24
There is no agricultural development in the area and much of the land is composed of sphagnum
bog. The wetness of the land has proven to be a constraint to community growth. as water fl;ftd
sewer sen-ieiag is Mpensi,,e Md s1:1if.able lil:ll:d is rare. Several areas within the built-up area of
Town are also subject to wet conditions.
Objectives:
To prevent the encroachment of community development on valuable resource areas.
To protect the watercourses from any development that would adversely affect the quality and
quantity of the domestic water supply and fish habitats.
To prohibit development within urban areas where poor drainage and flood susceptibility occur,
unless preventative provisions are made to the satisfaction of Council.
Environmental Protection Area Policies:
a)
Watershed Protection
The area to be protected for domestic supply is shown as the Watershed Protection Area on Map
2, and is encircled by the Watershed boundary line on Map 1.
iflitii1iflw:li~t~B1irl?l~J'.lr~ii~ffl?iSltllI!'m!IJ~q~ij/l\,zJf?IilI~~t;~iftt?#lii~1l!li
miYf~fl'l,¥Ii?i"im;;f!l1-!flllitffll\\S~~;[g4~-a~1till&l~i1t;,,~r~i~f~ii~tA:@tint~
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wil~il!~rm-~lw/i-1~~1?~01l~JKJ~~tt,y,"~~tfiti#~o/l~;f~rffi:fg[!flffl~~l¥1ff~~jiiillffq~
niil!:liti~i'.~1m~rl'tifffiitlmfB1i~{i'I~¥~®.f~8;:f~imtlii!!APic';f!;!tq~~'.!ii~P~~~i~~
wff!e,rtJ'tfgulf;1fli~J~tfflflfff!!J&'ffjrm1taR,l'tlffe!SflvtP1WPlfti?affJf;1MfllMii
Rural Resaufff! kmti 1JSes sueh 65 fe."e!itry, aggregate ei/ffl'l:ietien, C0niiel"'>'ali0n a7ld ff!Creatienel
8f)en spd-Ce are pem1iffed H~thin the Wa;ershed 6/'Cfl..
C0uneil shell tztlept e0IW:iti011;s i11
25
De,,'Clepm.em Regule#e,'ifi prehibitirtf echer types ef lie,'ClOj.NHCH! which is ee:uide,s 1h,ee,tening
u1 the walCrshe.I, er criermiuing such de1'Clopmert1 w.'-1:eFC .n«:h fhreats fflff)' /Jc adequa1ely
reH1Ctiie.I, (by insfftlla1i011 e.f'sewers 0r ltmdjilling} w the sfJlisfaaien ef Ceuneil.
b)
Vegetation Buffer Zones
Vegetation buffer zones designated as Conservation shall remain along all watercourses to
protect fish habitats from impacts of erosion or contamination and to protect the amenities of the
natural environment. Where puhlie access is requiretl te streams, rivers, anti pel'!il!i, Ceuneil
will ensu,e Hi/JI the buffer will be :mjfieie1u UJ safely €6fflf!Fel'llise the nMuFal e1wirenme11t a.'lii
public ,·iew. Consultation with Fisheries and Oceans Canada will be made regarding buffer
protection for development within 50 metres of the Torrent River and Stave Pond.
c)
Conservation Areas
Z?'ili!eJqpimiil!)BlP!!Wlie\i"qepmtrea;;~ft areas designated as Conservation on Future Land Use
Maps lpjg~;~{tJ~\'9l(~;!f!!ta\itl,1);;im;!ifflt:!~~f&i~!ffi~f~'!(~(iiJ.i:Jt!~ shall be stRet/y' a)'01deti
fer de;-elopffle1upurp0ses unless emerwise remetiietl far :mitable de)'Cl0pmem. i~·r~ll?Jivf~~
wi@t11Rnle~~-~tili:H4~![~«?!X!'.ltq~~1iktw~~~tgfi\l'~t,ffilitl0J~~?t:1i1mitM!ii1:~1??~~«
qi/iJpJ~fl~)liff prfJy'J,«j These include site specific areas within and outside the watershed area
that are particularly sensitive, yet under potential pressure for development. Characterized by
marsh and excessive slope, the conservmion areas should be left in their natural state.
Rural and Resource Area Policies:
Protection of resources ifl flfffl ttrhan aretli.i'p'fit8ftf!it'ffl!l!lilli§µfi/miffi/iil,'llm(i"g_'i>Wfi will be ensured
by:
1)
prohibiting development that is not in character with the qualities or amenities of the
rural and resource area;
2)
/Jy restricting development that produces an unnecessary demand for municipal water and
sewer services; and
3)
contributes to low-density ribbon development.
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Land use areas designated as Rural and Resources Areas on the Future Land use Maps shall
permit rum ttl'ban uses stteh as open space uses, conservation, resource development and
recreational uses and industrial uses.
agriculture, fo1'Cstry, sttmmer cabins, and mbieffll
w0rkings. Cemeteries shall be encouraged to locate in Rural Areas. Certain industries, such
as scrapyards, outdoor storage, wfiifitlM.t'4l!eift4.¢tt&n,l(filtit,e(l;fif!ft{fatrfet/sJ,i.ph4$;t/s:fff/4ltpliifil,~
i.'-tfii~f&.Mi½ff&, not requin·ng municipal services may be pennitted at Council's discretion.
h~~❖:()'.,;,.,,.O,-,\-c/-0>,,;f:f::,✓,,,;.,,
fJdtif,me:rcit1!#rnrit4tmlaqtiyt/fW,;'(Jnifpg:¢Mfipti.11w)}reqflin11g1s.qtar,mu1~ifrp/11dHefiR!ykltJpia;ar*tm
eliill~1~~ru1w«¥1;wsaaq~J~if<#ettmPlf Jw'.!Jt#l'l«1';t{~!i#~:raYetJt
lt;#;¥t«~;{prfl1¢Jil!?Ji;t~fsx1f!if!!Mf PJJJf!JJq11:;fgfpit#rlJ.t1'tli.~:\~tt~rfrJhh!JdJ/:s11~9ijq)iffe:'1,::~qiifrffei~rwt11J#dr"
if@ftlL'tjffeltR.e_s,kur(#ilp.fili;/us/;llJe$,!gnf!t!{litpffitneXus'ldt'iii4i&ir,i1lfttfiti1ffifµikjidfilf,tifoittpgtff;t'¢1¥,J;fHi
~tliiJ1.'ilt~m#rm?l1~~ltm:tlmi:9riM!il
Where development affects the following resources consultation will be made with the
appropriate agencies:
Forest Areas:
Aggregate and
Mineral Occurrence:
Rivers and Ponds
(including Watershed
Protection Area):
Rapes Pond Recreation:
Prorected Road:
Department of Natural Resources
Department of Mines and Energy
Department of Environment and Lands
Fisheries and Oceans Canada
Town of Port Saunders
Department
of Municipal
and
Provincial
Affairs
(Development Control Unit) and Department of Works,
Services and Transportation
Council may impose conditions on mineral activities in rural areas which it deems necessary to
protect community residents from unacceptable nuisances, and to prevent damage to the natural
environment. This action may include development standards for adequate buffering, setbacks,
Z7
fencing, erosion and sedimentation control, site maintenance, proper access and site
rehabilitation as specified in the Development Regulations for Hawke 's Bay.
No forest covered areas under forest management will be disturbed without prior approval and
consultation from the Depamnent of Forestry and Agriculture.
3.3.6 Recreation
Background
Much of the recreational activity in the municipality of Hawke's Bay is in the planning and
development stages. A summer recreation park has been developed at Rapes Pond. However,
different types of recreational activity are being considered closer to the existing community.
If soil conditions are suitable in summer, a baseball diamond could be located on the point south
of the Torrent River, to provide easy access.
An alternative option would be to locate the
baseball field near schools, to complement existing facilities.
The second recreational development is a 120-hectare Nature Park straddling the Torrent River
that can accommodate local and regional needs. Park planning and the provision of proper waste
disposal facilities are required to protect the quality of the river's watershed. Contamination of
the municipal water supply could result in poorer '#ater quality ar,d a possible health hazard to
the community. Other Open Space areas include buffer strips for Highway 430 and scenic
waterfront property that is unsuitable for development.
The area northwest of Torrent River has been proposed as a large-scale recreation and tourism
site. The stadium is located in this area and it is intended to develop a recreational park to serve
the needs of the tourism industry and the those of the municipality.
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Objective:
To provide sufficient recreational and open space areas for local and regional needs and to
ensure such development is compatible with the surrounding natural environment.
Recreational Open Space Policies:
Council will limit development within Recreational Open Space and highway buffer areas to
protect their open space value {iH highwey buffer B!'eas) and to promote recreational activity that
will not adversely affect the natural environment.
In the long-tenn event of possible highway realignment, park development shall be avoided at
the narrow neck of the Torrent River east of Stave Pond.
All proposals for park development shall be studied for potential adverse effects on the
watershed, especially above the point of the community's water intake. and mfly have c0ndifi0Hs
BPfJlied ta Femcdy file situalien.
Open space uses and conservation are pennitted in Rural and Resource Areas where ne &.'he,
FCS01il'C<! will be in eenjliet they are compatible with adjacent uses.
Recreational Open Space may include parks, playing fields, and other similar facilities;
recreational areas farther removed from the developed area of the community will eHeeuffigc
maFe ,iamFe ariented aeth1i1ics. Ceuneil will adept Regulcuiaf'lfi 9JJeeifying t}'f!es qf ,"(!CFC&tienal
eeflwty JJCfflllffed rit~ti~t!tiif!!tfflYa'iiM,Rl&~!'w11ilt~~Ul'l~g;;t~~ti{gJ!rJl@{,~fi€gyl{~'1'~
29
3.3.7 Health and Community Services
Background
By virtue of the Town's location within a regional area, services unavailable locally may be
obtained in adjoining municipalities of Port Saunders and Port aux Choix. Examples of these
services include medical care, police protection and banking.
Services such as water and sewer rC4uire considerable engineering work and upgrading. The
Department of Health has recommended the extension of piped services to unserviced areas and
the avoidance of onsite sewage disposal. While municipal service systems are being improved
upon, there has been no commitment to service the new residential areas. The scarcity of good
land near the community rC4uires sewer services to accommodate a higher density of
development and reduce potential health hazards.
Objectives:
Preserve the quality of remaining developable land by requiring full servicing before development
occurs.
Seek funding for the extension of water and sewer services to those areas unserviced.
Public Works and Utilities Policies:
New public works and utilities shall follow the programme for development set out in this
Municipal Plan in order thm kl'1il: is eel!§Cl"ved 0;'1il: its fall p0tenti0;l m«y be ,ea/ized 0;t the time
8.f de)~/ef)fflCflf fgtvbgshiv4;gawl!WfiilJf1iaiimii4I#$;iµkfefc/jftfreiir!'ptlre}ftJq~
30
New residential development in Comprehensive Development Areas (CDAs) shall not be epenjor
tievelepment ufliil thefeasibUiry ofa sewer system is studiettll!@~ttqkg~!il,!lt~{;p;~pn/ffl#~);~~~r
'iti!fJeJn'if,i'§tliJilifJl'l~?ft<lrRHtl/ri!f fi~s~;Wtli#cw1m,1,1ne1~~W1r;1ir4,.e11rftfu1rrtef!A
Municipal services shall be constructed as financial resources permit to the specifications of
Council in the ease af the private dew!leper.
Publie flftd Cammt1nity Use Palley:
De½'Ci-opmen.' tkS5(J()iaff!d l'>'ith public tt1tfi community l:l!ie, such as cultw¥tl BM civic, geneml
assembly, ajfiees, mrd persoflal seR'iees, shat! be pel'fflitff!d in JJu:ed Develepmem Areas a11ti,
shall be disaetionary in the Commereial Areas. The siting a.fa municipal garoge UJ hol/SC the
Tovm 's ','Chielcs shall be away from the Town Flail in an !.w:lustrial al'Ce.
3.3.8 Transportation
Background
The road classification of Hawke's Bay transportation system is twofold, consisting of the main
highway and local roads.
Highway 430, a Protected Road under Protected Road Zoning
Regulations, 1979, bisects the community and is used to capacity. The highway currently
presents hazards to motorists and pedestrians by servicing a dual function to: 1) local pedestrian
and vehicular traffic, and 2) to the highway users. Children are often playing near the highway
and there is little separation from the sideline of the highway and pedestrians.
A second road runs parallel to the highway along the waterfront. Much of the land west of this
road is held in grant to Bowaters and is either undeveloped or unoccupied. Unless development
is permitted on the waterfront, the local road will remain under utilized. All roads, ether than
31
the highway, ere leeal iH Hatttre, eoHHeeting with it, or aeeessiHg rural, resource areas. ~1
9ffl;lop}µtw~a~1~4i*ifi!t9h;o'.e¢'t,y?itfo[lliMJill:tiwaJ<;'\9tfiW!iS/l*f//llnif Pl!~*
It is important that access points are preserved to permit future development of backlands.
These access points are located in CDAs.
The road accessing the planer mill should be
upgraded accommodate industrial development. to allo,·,· fer deve!opme11t to follow Ill! "illdttstrittl
f¾l:fk" fashioH.
Objective:
To control development standards such as the frontage requirements and the access to proposed
developments for improved safety, reduced maintenance costs and effective transponation
systems.
Policies:
All new roads and new :00@d deYClepmcnt shall conform to minimum standards adopted by
Council.
Future access points as designated on Map 1, shall be kept free of development in order to
provide access for future back/and development. '\.\lhen a/i,m,ire p{i111 l"?f'swhdi·,·ision is designed,
Access points may be altered to best suit proposed development tjiji/pl'ffflflr[fi{tµffttitr/4,?t~eJfifl4i
~r!lli!t!Yi4k!11w11i#(1flrqf!Ar#ll
The main thoroughfare, Highway 430, functions as an arterial road. The number of accesses
to a development shall be minimized in order to faci/irare free traffic flow. Where practical,
access to the development shall be shared with adjacent development 0, 1</a meartS 0#ier that,
the highway. Until provisions are made for a possible bypass, Council will seek to improve
street lighting and install sidewalks along the west side of the highway in the heart of the Town.
32
Council will also adopt Regulations specifying larger setbacks on the east side of the road where
there is little existing development and an opportunity for a future turning lane.
Applications for development within the Building Control Lines of Highway 430, which extend
100 metres from the centreline of the roadway shall be referred to the Development Control Unit
of the Department of Municipal and Provincial Affairs and is subject to the Protected Road
Zoning Regulations, 1979.
Full access is pennitted on local roads which have low traffic volumes. All roads other than
Highway 430 are local roads.
Dead-end roads shall be discouraged unless provision is made for a cul de sac or turnaround.
t1i~;\l#@ftap!]~?1§p;p]rt?,~ gi,lqi~sflri]f\;ftrtfdti;i¼ ?P£QY(48¢i?~
Local roads shall be upgraded as financing pennits.
3.3.9 Municipal Finance
Objective:
To optimize the use of existing municipal services and infrastructure by directing infill
development to areas with existing services.
Policies:
Extensions of municipal servicing, such as water and sewer systems and roads, will only be made
when there is a need for such servicing.
33
The.financing of new water and sewer services to e.xisting or proposed development will be borne
by the developer or property owner and the services shall be installed in accordance with
standards established by the Council.
The Capital Works Programme set out in the Municipal Plan will be used as a guideline by
Council.
34
4.
IMPLEMENTATION
This PIM will be iffiplemeRted thro1:1gh Reg1:1!atio11s (its deseribed i11 sectioR 4.3), capi!a:l ,.,,,orl,s
11s req1:1ired, and local deeisio11 mllki11g regB:l'di11g !'l!lllRi11g a:Hd de,,eloj'lme11t issties.
4.1
Program of Development
There are no specific dates or time schedules for particular features of the Municipal Plan.
However, within the ten-year plan period, no development should require location beyond the
limits of the built-up community except for rural activities that normally remain isolated llft6
those 0.feas s1:1ggested fer reside11tial eii.J:la:nsioR.
In areas designated for comprehensive residential development, all subdivision designs shall ee
preptl:l'ed ifl suffie.iettt tletll:il to o:How deYe!opme11t to follow the j'lll:ll½ ~9WRf?\~2;~~q)ffl'qU'%iil'#gt~
~~ii'#'1§i,;~fi,!§e'jpll;li,l'.~lll:1). This will avoid piecemeal construction of public works and permit
orderly and phased development.
The outcome of feasibility studies for water and sewer
extensions in CDA l and CDA 2 and their associated costs will determine the order of priority
for development in CDAs.
4.2
Public Works
The following Table 2, Capital Works Forecast, reflects public works required in the Planning
Area. It may form the basis for a 5-year capital works program and budgets as required under
the Municipal Grants Act.
TABLE 2: CAPITAL WORKS FORECAST
Project
1) Upgra.Eling Sewers in
central residential. frfC8:
2. a) Extending water
service to industrial
area east of highway
b) Replacement of
Freezing Water
services - south
subdivision
3) Completion of baseball
diamond
~!~ Completion of
._, ·
Nature Park facilities
5) Feasibility studies
for '"''a.ter tmd sewer
SCf'r'iees in CD A's
i);{tij Construction of
Municipal Garage
$1('+) Clean-up project for
.. , ... ,,
industrial property
west of highway
8) Referes!!l:tion
:1-latuffll Rege11erntioll
Financing
Department of Municipal
and Provincial Affairs &
Town Council
Depfl:ftmcnt of M1:111icipal
Affuirs, a.nd Town Co1:111eil
Department of Municipal &
Provincial Affairs, and
Town Council
Town Council
Hawke's Bay Development
Committee
Town Council
Town Council, and
Job Development Program
of the Canadian Job
Strategies
Department of Municipal
and Provincial Affairs &
Town Council
Department of Municipal
and Provincial Affairs &
Town Council
Deportme11t of Forest,
Resol:lrees ll:lld Lands
&timated Costs
NIA
$75,000
$ 15,245
N/A
N/A
stJejeet lo Prcwit1eial
priorities (lfld 0.I1nual
Federa:1 eo11tria1:1tio11s
35
36
4.3
Administration
The Urban and Rural Planning Act requires every council which has an approved Municipal Plan
to follow a scheme or administrative practice for the control of the use of land in strict
conformity with the Plan. Development control and the processing of a permit is a vital part
of the planning process to ensure maximum use of the Plan in effect and the subsequent orderly
growth of the community.
Development Control
No person shall carry out any development in, on, over or under land, or change the use of land
within the Municipal Planning Area without a development permit as well as a Building or
Occupancy Permit from the Council. Every application for new development and redevelopment
must contain all the information necessary for Council to give proper consideration to the
application and to make a fair and correct decision. A typical application may hence require site
inspection, referrals to government agencies, and the preparation of a report for Council by its
staff.
Councils have the power to approve an application for development or subdivision, approve it
with conditions, or refuse it. Council may also grant outline permission or approval in principle
on applications requiring substantial costs to prepare detailed plans. An outline application will
require a brief description of the proposal in order that Council may still make proper
assessment.
Any decision made by Council respecting a development application can be appealed to an
Appeal Board established under the Urban and Rural Planning Act. Concerning the enforcement
of the Municipal Plan, Council may order any person who is carrying out development or
building without or contrary to a permit, to stop work. Concerns regarding appeals, purchase
notices and enforcement may be addressed to the Department of Municipal and Provincial
37
Affairs, Urban and Rural Planning Division, if necessary, should details in the Regulations be
insufficient.
Confonnity with the kfunicipal Plan and Regulations
Planning permission may be granted if the proposed development is fully in accordance with the
Development Regulations and the Municipal Plan and policies adopted by Council.
No
amendment is required to permit minor adjustments to boundaries between different land uses
in the Plan. The exception would be where boundaries are meant to coincide with roads or
prominent physical features.
Zoning maps show the Land Use or Occupancy permitted in each part of the Municipal Planning
Area.
The Regulations, a necessary requirement to complement the Plan, consist of the
following components.
Part I - General Regulations. Sets out the powers of the Council under the Regulations and
establishes the rules which govern Council's consideration of and decisions on planning
applications.
Part II - General Development Standards.
These development standards, alphabetically
arranged, are applicable to all zones.
Part Ill - Advertisements. With the exception of conventional name plates and small notices,
a permit is required for advertisements to ensure minimum specifications are met.
Part IV - Subdivision of Land.
These regulations mainly govern the relationship between
developers and Council and sets standards for subdivision design. Since Council does not have
an engineer on staff, it will retain one on a consulting basis to supervise, design, construct and
test the subdivision streets and services.
38
Pan V - Use Zones. Authorizes the Planning Area to be divided into Use Zones. Where a
variance is required, the Council must ensure that public notice is given and that the general
public has the opportunity to comment on the application.
Schedule A · Definitions. Supplied for proper interpretation of Regulations.
Schedule B - Classification of Uses of Land and Buildings. Assists councils to determine which
specific uses may be permitted in each use zone.
Schedule C - Use Zone Tables. Tailored specifically to meet the needs of Hawke's Bay, each
table lists the Permitted Uses which must be permitted in that zone, and the Discretionary Uses
that may be permitted at the discretion of Council. Notice of a proposed development which
is a discretionary use must be advertised in a local newspaper in order to include citizen
participation in the planning process. Standards and conditions for development in each zone
are also tabled.