L'Anse-au-Loup, Newfoundland and Labrador
· adopted 2016-04-29
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Municipal Plan 2014 - 2024
prepared for:
Town Council of L'Anse au Loup
prepared by;
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L'Anse au Loup Municipal Plan 2014-2024
Council Resolution to Adopt
L'Anse au Loup Municipal Plan 2014-2024
Under the authori .y of Section 16 of the Urban and Rural Planning Act 2000, the Council
of L'Anse au Loup hereby adopts the L'Anse au Loup Municipal Plan 2014
2024.
Adopted by the TJwn Council of L'Anse au Loup on the _d_ day of j'\J[),\01)1\)' t:: ,
20 I~)
Signed and sealec this
,20/~
Mayor:
(Council Seal)
Clerk:
Canadian Institute of Planners Certification
I hereby certify tilat this document has been prepared under the provisions of the Urban
and Rural Planni
Act 2000
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URBAN AND RURA _ PLANNING ACT
RESOLUTION TO APPROVE
TOWN OF L'ANSE AU LOUP MUNICIPAL PLAN 2014-2024
Under the authority of section 16, section 17 and section 18 of the Urban and Rural Planning Act
2000, the To\'\n Coundl of L'Anse au Loup:
a)
adopte,l the L'A.nse au Loup Municipal Plan on the 2nd day of November, 2015:
b)
gave nltice of the adoption of the L'Anse au Loup Municipal Plan by
advertisement inserted on the I st day and the 8th day of February, 2016 in the
Northc m Pen nev.'spaper; and
c)
set the 17th day of February at 10: 30 a.m. at the L'Anse au Loup Town Hall for the
holdin; of a public hearing to consider objections and submissions.
Now under the autho ·ity of section 23 of the Urban and Rural Planning Act 2000, the Town
Council of L'Anse ai Loup approves the L'Anse au Loup Municipal Plai12014-2024 as adopted.
SIGNED AND SEA .ED this \ \'\ h, day of 1,-\(,l\"c \"I
. 2016
Mayor:
Clerk:
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(Council Seal)
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L'Anse au Loup Municipal Plan 2014 - 2024
Table of Contents
Approval Certific 1tes
The Plan
1. Objectivei
2. Land Use Management Policies
Mixed
Residential
Heritage Conservation
Industrfa I Marine
Industrh I/Commercial
Water S,1pply Area
Rural
General Policies
3. Plan Impl~mentation
Adminii tration of the Plan
Amendi 1g & Reviewing the Plan
Develo~ ment Regulations
.
Capital N orks Program & Budgeting
Future L,nd Use Maps I & 2.
Background Report
1. Introduct on
2, The Curr :nt Community and Preparing for the Future
2.1. The >eople
2.2. The >lace .
2.3. The :.:conomy
The i'ishery
Toulism
Education
Heri :age, Culture & the Arts
Busi riess Development
Lon:i Dist,mce Commuting
Con munications
Trar sportation
Electricity
2.4
Pop 1lation Growth Potential
2.5
Plar ning Issues
2
6
9
9
10
11
11
12
13
14
15
18
18
18
19
20
21
22
23
23
25
28
28
28
29
29
29
29
29
30
30
30
31
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L'Anse au Loup Municipal Plan 2014-2024
Musk.J at Falls
Optio1 ts for Residential Development
Cornn tercial/Industrial
Other Land Use Issues
2.6
Cone! ~sions and Recommendations
Appendix
Labrador Straits ICSP, L'Anse au Loup Section
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31
35
37
38
40
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L'Anse au Loup Municipal Plan 2014 - 2024
The Plan
It is a priority oft 1is Plan to meet the land use management needs of the people of
L'Anse au Loup curing the 2014- 2024 Planning Period. This section of the Plan is
divided into three parts:
Objectives
Land Use I\ lanagement Policies
Plan lmpleuentation
It is the aim o · Council to practise comprehensive land use management
within the L' /,nse au Loup Municipal Planning Area
1. Objectives
The following lai ,d use management objectives will be priorities of Council during the
2014- 2024 Plar ning Period .
.Economy
o To prom< te further development of young entrepreneurs in L'Anse au Loup by
encourag ng initiatives such as awareness-raising and mentoring by business
owners.
o To support the development of viable, long term business and employment
opportun ties in the local economy, including the fishery, tourism and public
service. '[his will include making every effort to match new development
opportun ties with the required land and municipal services.
o To suppc rt the further development of facilities a11d attractions that will grow the
tourism hdustry in L'Anse au Loup such as the designation of historic buildings
and com1 nunity beautification progran1s.
Heritage Pre1:ervation
o To supp< rt heritage preservation projects such as development of hiking trails, the
erection )f storyboards interpreting local heritage and the collection and recording
ofstorie, about L'Anse au Loup.
o To encomage the designation of all archaeological sites and sites of historic
significa 1ce in all lai1d use designations identified in this plan.
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L'Anse au Loup Municipal Plan 2014-2024
Community Growth
o To plan for a 5% increase in the current population by 2024 (increasing to
approximi tely 580 in 2024 ).
o To contim 1e to ensure that L'Anse au Loup expands in a way that ensures the
most economical use of land and municipal services.
o To encourage less intensive uses (such as warehousing) to locate in areas not
serviced t y municipal water and sewerage.
Housing
o To plan fi ,r a minimum of 15 new dwelling units by 2024.
o To establ: sh residential lot sizes that meet the minimum safety and servicing
require1rnnts of Council and the lifestyle requirements of residents.
o To invest.gate illllovative housing designs that increase the economical use of
land and nunicipal services and serve the varying (functional and aesthetic) needs
and inten ,sts of the population; e.g., singles, extended families and seniors.
Recreation a1.d Community Services
o To suppc rt the sports, recreation and health needs of all age groups within the
communty.
Environment
o To conserve the natural heritage of the land, shoreline and marine environments
within the planning area.
o To oversee the wise management of the natural resources of the community,
includinL the requirement that undertakings having significant environmental
effect be registered under the Environmental Protection Act.
o To ensut e that contamination of sites by oil and other substances is remediated on
an urgent basis.
Municipal St rvices
o To prepae and implement a Capital Works Plan, in conformity with this plan.
.
o To continue to provide and upgrade drainage ditches for flood prevention and
erosion ,:ontrol.
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L'Anse au Loup Municipal Plan 2014-2024
o To presen e the environmental quality of the L'Anse au Loup Water Supply Area
and to aPI: ly for its protection under provincial legislation, Water Resources
Managem :nt Division, Department of Environment and Conservation.
o To partici ,ate in the regional effort to establish a regional waste disposal facility
for the La irador Straits/Eastern Labrador Region.
Municipal Ad ministration
o To admin ster the Municipality of L'Anse au Loup witbin the framework laid out
in the Mu 1icipalities Act, 2000, including Part III; Administration and Staff
o To pursue training and upgrading opportunities for municipal staff and ensure that
all munic pal employees are serving the town with a maximum level of
productiv ty. This will take different fom1s, including:
- V deo-conferencing through the facilities of Smrut Labrador, ruid
- Iniividual training requests to the Department of Municipal Affairs.
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L'Anse au Loup Municipal Plan 2014 2024
2. Land L se Management Policies
Land Use Design: 1tions have been developed to express the land use policies of Council
for the 2014 - 20'. '.4 Planning Period. They are:
Mixed,
Residentil 1,
Heritage Conservation,
Industrial Marine,
Industrial, Commercial,
Water Supply Area, and
Rural.
The policies that tallow (including General Policies starting page 14) and Future Land
Use Maps I and'.'. constitute the land use policy component of this plan.
Mixed
i) General Inte1 ,t
The intent of this designation is to continue the traditional mix of residential, public and
commercial uses that have always co-existed in L'Anse au Loup. It is applied to much of
the land accessing onto the Main Road. The land behind Main Road between Bel bin's
Lane and Hillsid: Drive has potential for development. However, the area has flooding
and drainage iss1.es that will need to be thoroughly analysed before development is
considered by C()uncil. New development will need to be supplied with municipal water
and sewage services.
ii) Uses
Uses that shall b: permitted in this designation include single, double dwelling and
mobile home residential uses, bed and breakfast and boarding house residential and
recreational ope1, space.
A wide range of uses may be pennitted at the discretion of Council. They include
religious, educational, medical and professional, commercial uses (e.g., those related to
business, profesi.ional and personal service, general retail, catering and tourism), offices,
commercial resi, lential, home-based business, club and lodge, service station, restaurant,
convenience sto:e, shop, indoor and outdoor market, apartment, child care, educational,
place of worshiI, indoor assembly, antenna and agriculture. These uses may be
permitted, provi led there are no concerns re heritage preservation, public safety, amenity
and the natural i nvironment.
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L'Anse au Loup Municipal Plan 2014-2024
iii) Commercial
Commercial and : mall-scale industrial uses in, for example, engine repair, manufacturing
and traditional us, :s related to the fishery may be permitted, providing they are not a
hazard or nuisanc: to other uses.
iv) Public Servi- e
Uses such as recr, :ation, educational, religious, health and other services designed for the
public good may ,e permitted in Mixed areas.
v) Heritage Pres :rvation
Council will assi1 :n high pliority to the preservation of structures and sites that
demonstrate and ·epresent the cultural and natural heritage of L'Anse au Loup and its
people, including aboriginal sites. Development proposals will be circulated to the
Provincial Archa, :ology Office for comment.
vi) Environ men ta! Quality
It is the policy of Council to ensure that all environmental regulations are employed to
ensure a clean environment throughout the community.
Measures of environmental improvement will include the upgrading of small open
spaces, planting and signage. Council will apply measures sueh as these to its buildings
and will encourn ;e other property owners to do the san1e.
vii) Buffering
Council may req 1ire buffering or screening between land uses where the enjoyment of
property is an is; ue.
Residential
i)
General ln1 ent
The intent of thi:: designation is to continue primalily residential uses in established areas
and to encourag( new development where infilling or rounding out of development is
possible. New development shall be supplied with municipal water and sewage services.
ii) Uses
Uses that shall b ~ permitted in this designation include single dwelling and double
dwelling resider tial, recreational open space and conservation uses.
Uses that may h: permitted at the discretion of Council include apartment building,
subsidiary apart1 nent, child care, home-based (personal service) businesses, bed and
breakfast, board ng house residential, family and group home, home for the aged and
convenience sto ·es. Other uses traditional to the commtmity such as the storage of gear
and equipment t.sed in the fishing industry, may be considered, provided they do not
detract from the residential character of the area or result in any environmental or safety
hazards.
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L'Anse au Loup Municipal Plan 2014 - 2024
iii) Road Standa1 ·ds
Where proposed< evelopment requires construction of a new road or road extension,
Council shall ens1 ire that it will be developed to a standard acceptable to Council, prior to
issuing permits fc r development.
iv) Hillside Drh e Expansion - General Intent
The Residential designation recognizes the expansion of the Hillside Drive residential
area as the best OJ 1tion for residential development available to the town in the near to
medium term. New development shall be supplied with municipal water and sewage
services.
v) Development itandards
Prior to approvin.; development, Council will be satisfied that the Hillside Drive
expansion area is properly planned. This will include having a layout for the area
completed to Cotncil's satisfaction and ensuring that the proposed extension ofroad,
water and sewer : :ervices are checked by a qualified Engineer and constructed to
Council's standa1 ds. This will also apply to any development in the Brook Road area.
vi) Secondary A :cess
Future Land Use Map 2 reflects Council's intention to provide secondary road access to
Hillside Drive, tt ereby complying with safety and emergency access requirements.
Permission for ru cess onto the Straits Highway will be required from the Department of
Transportation ai 1d Works.
Heritage Coniervation
i) General Inte1 at
The intent of thi1 designation is to preserve the highly valuable cultural (both historic and
pre-historic) and natural heritage of L'Anse au Loup. It includes land along the banks of
the L'Anse au L, mp Brook below the Main Road, and Schooner Cove, both of which are
rich in archaeolc gical resources. The intent will be to maintain Schooner Cove as a
major cultural ht ritage resource.
ii) Uses
Conservation us,:s will be permitted in this designation, focussed on the conservation of
natural and cultt ral resources.
Uses that may b,: permitted include cemetery, agriculture, antenna and seasonal
residential. An) proposed additional seasonal residential development in Schooner Cove
will be assessed very carefully in consultation with the Provincial Archaeology Office.
Trail development, such as the Labrador Pioneer Trail, may be permitted on the land
designated Heri1 age Conservation if it doesn't compromise the preservation of natural
and cultural heritage. Uses related to the fishery or marine transportation (e.g., slipways,
wharves or ston ge buildings) may be permitted provided proper site evaluation is carried
out with respect to historic and archaeological resources.
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L'Anse au Loup Municipal Plan 2014 - 2024
iii) Natural Cons train ts
Development sha! I not be permitted in areas that are susceptible to flooding, have
excessive slope 01 other environmental hazards.
iv) Approval Required
Approval of the Provincial Archaeology Office is required prior to any development
being permitted e ther through the Council or Crown Lands Division. This will apply to all
applications ford :velopment, including building permits, land severance and
subdivisions.
Industrial Marine
i) General Inter t
This designation is meant to accommodate uses associated with marine transportation,
fishing and aqua( ulture.
ii) Uses
lJses permitted v1 ithin the Industrial Marine designation shall include general industry
(e.g., seafood precessing, marine repair and supply) and antenna. Other complementary
uses may be perr titted provided that they do not inhibit the function and operation of the
permitted use.
Uses that may b, permitted at the discretion of Council include transportation, catering,
recreational oper space and utilities.
iii) Tntersectio11 Realignment
The Branch Roal/Waterfront Drive intersection needs to be realigned in the long tenn, to
permit the efficit :nt movement of goods to and from the fish plant. Council will work
with the plant o, mer to this end.
Industrial/Cc mmercial
i) General Intent
This designatior is meant to preserve land for industrial and commercial uses in the area
shown on Maps I and 2, including:
both sidt s of the Straits Highway (Main Road) from around 1/2 kilometre south of
the exist ng quarry to the Straits Arena,
from the Arena east to the Small Craft Harbour, and
south ap ,roximately I kilometre towards Schooner Cove.
Uses will be lirr ited to those not requiring municipal water supply and sewage disposal
services.
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L'Anse au Loup Municipal Plan 2014 - 2024
ii) Uses
For land accessing onto the Straits Highway, uses to be permitted shall include indoor
assembly, general commercial ( e.g., outdoor market), service station, light industry and
conservation. Uses to be permitted elsewhere in the area designated
lndustrial/Commt rcial include those associated with the marine-related uses on the
waterfront.
Uses that may be permitted at the discretion of Council include general industry, antenna,
cemetery, agricul ure, outdoor assembly, cultural and civic, office, shop and recreational
open space. Resc urce extraction (quarry) uses may be permitted, subject to regulations
and review under the Quarry Materials Act and/or the Mineral Act. This will include a
requirement for r, :habilitation of quarry sites under the Quarry Materials Act.
iii) Buffering
A minimum buf£ :r of l 5 metres from the high water mark must be maintained along the
shoreline (under· ,ection 48 of the Water Resources Act), for environmental and public
access purposes. Any development within the buffer is to be approved by The
Department of Environment and Conservation.
Unsightly operat ons must be screened from public view, for the benefit of residents and
tourists travellini. along the Straits Highway or hiking the Labrador Pioneer Footpath.
iv) Provincial A ·chaeology Office
Consultation wit 1 the Provincial Archaeologist will be required for any proposed
development alo 1g the shoreline leading to Schooner Cove.
v) Pioneer Foot11ath
Preservation oft ie Labrador Pioneer Footpath as a walking route for residents and
tourists, connectng Waterfront Drive to Schooner Cove is a priority. Any proposed use
plans that would impact the footpath will need to include a plan for its preservation in the
long-term.
Water Suppl;, Area
i) General Inte lt
The intent ofthi; designation is to prevent any development or extraction activity that
would affect the quality of the municipal water supply. It is vital that residents have an
adequate supply of quality, potable water.
ii) Uses
No developmen shall be permitted except those aimed at environmental conservation
and passive recr :ation (such as hiking and canoeing). Antenna uses may be permitted,
subject to criteria ( e.g., that they don't cause pollution, erosion or other major alteration).
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L'Anse au Loup Municipal Plan 2014-2024
iii) Protection Measures
All development I iroposals shall be required to show plans for grading, ditching and
landscaping. Wh<!re necessary, Council will create awareness of the Town's water
supply and the ne id to protect it, including the posting of signs along the watershed area
boundary. Envirc nmental monitoring and remediation shall be carried out where
required.
Council will appl r for protection of the water supply area under provincial legislation, as
administered by t 1e Water Resources Management Division, Department of Environment
and Conservation.
Rural
i) General Inter t
The balance of laad within the L'Anse au Loup Planning Area, on Future Land Use Maps
I and 2, is designated Rural. The intent is that the traditional use of these lands for
subsistence, recn ation, public utility and other purposes, will be continued. Further, this
designation is to msure the environmental protection of sensitive and hazardous lands,
including those s 1bject to flooding.
ii) Uses
Rural lands will : ienerally be retained in their natural state. Development will be limited
to environmental conservation, and traditional, resource-based activities such as home
gardening or con tmercial fur farming.
Forestry uses may be permitted, subject to the approval of Council and the Department of
Natural Resoure, ,s. Other uses that may be permitted at Council's discretion include
recreational oper space, outdoor assembly, transportation and cemetery. Public utility
uses may be pen 1itted subject to criteria ( e.g., that they don't cause pollution, erosion or
other major alter ,tion). Council will evaluate each development proposal to determine
impacts on the n ttural environment and L'Anse au Lo up's cultural heritage.
Development pn ,posals will be circulated to the Provincial Archaeology Office for their
recommendations.
iii) Mining
When issuing a] 1ermit for any mining operation, Council may attach such conditions as,
in its opinion, ar: necessary. These could relate to, for example,
noise, , lust and pollution control, and
site rel' abilitation.
Existing quarry ;ites are to be exhausted before new sites are developed.
Mineral explora .ion may be permi!ted in the Planning Area if agreeable to Council, with
the understandir g that any proposed mineral development would be subject to
comprehensive , :nvironmental impact assessment.
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L'Anse au Loup Municipal Plan 2014 - 2024
iv) Solid Waste )isposal
A buffer of not leis than 1.6 km (1 mile) is to be maintained around any disposal site
used by the Towr, to protect against smell, rodents and other adverse environmental
effects. Within tl .e buffer zone, residential use may be permitted through
infilling/roundinf out of existing development and as otherwise allowed in this Plan,
except where it fi rther encroaches on the disposal site.
General Polic es
The following policies will apply to all Land Use Designations within this Municipal
Plan.
i)
Steep Slope::
Any proposal to , levelop a stmcture on a site with slopes in excess of 15% is to be
certified by a Pre fessional Engineer.
ii) Roads
Municipal roads :l!e to he maintained in an acceptable condition to maximize safety and
convenience for he public.
iii) Property Mi intenance
The exteriors of Juildings are to be finished and maintained to the satisfaction of Council;
owners of dilapi, lated structures shall be required to repair or remove them if they present
a safety hazard.
\\-'recked or inorerable vehicles, machinery or equipment of any kind shall not be stored
or abandoned where they may be in general public view.
iv) Developme11t Near Waterbodies
Development wi II not be permitted within 15 metres ( 49 feet) of the high water mark of
all water bodies within the Planning Area, including rivers, strean1s, ponds and wetlands,
except for the following, and then only with approval from the Departments of
Environment an I Conservation and Fisheries and Oceans:
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wharv< s, slipways and sheds along the coast to allow for marine operations, and
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public works and utilities.
v) Recreation/Tourism
Creating and pn,serving recreation experiences for both residents and visitors is a priority
for Council. Th is includes playgrounds, the L'Anse au Loup portion of the Labrador
Pioneer Trail 1, 11e Basque Whalers Snowmobile Trail2, the L'Anse au Loup Ski Trail3
and the scenic beauty of the landscape throughout the Planning Area.
1 The trail route sh, ,wn on Maps 1 and 2 was obtained from the Labrador Straits Historical Development
Corporation.
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L'Anse au Loup Municipal Plan 2014 2024
vi) N on-Confon ~ing Uses
A use ofland that legally existed at the time of the registration of this Municipal Plan will
be allowed to continue irrespective of its conformity to this Municipal Plan.
Specific
provisions concerning legal non-confonning uses shall be set out in the Development
Regulations."
- It is the in tent of this Plan that non-conforming uses shall, over the long term,
cease to e dst or be relocated to a more suitable location within the Municipal
Planning . 1.rea.
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Council n .ay permit changes in non-conforming uses where the change is to a
more compatible use. Where possible these shall be replaced by uses that conform
to the land uses and policies of this Plan.
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Renovatic n, alteration, reconstruction or limited enlargement of a non-conforming
use in cin umstances specifically set down in its regulation may be permitted,
provided hat to do so would not constitute a hazard, or have any other deleterious
effect on ,urrounding uses."
vii) Mineral Exr !oration
Mineral explorat on may be permitted in the Planning Area, with the requirement that any
proposed minera development be subject to comprehensive environmental assessment.
viii) Heritage Preservation
Council will assi ~n high priority to the preservation of structures and sites that
demonstrate and represent the cultural and natural heritage of L'Anse au Loup and its
people, includin! aboriginal sites. The designation of heritage structures will be pursued
under provision ::48 of the Municipalities Act:
The coun ;ii may, by regulation, designate real property as heritage
buildings structures or lands.
Council may als,) declare Heritage Areas under Section 200 of the Municipalities
Act 1999.
ix) Archaeolog: cal Sites
Council recogni: :es the high potential for new archaeological sites to be located within
the Planning An a and will make it a priority to have close consultation with the
Provincial Arch: .eology Office.
x) Off-Street Pi rking
In planning site, for new development or re-development, consideration will be given to
preserving adeq1 iate space for off-street parking of motorized vehicles. A guide to the
consideration of off-street parking shall be included in the Development Regulations.
2 The snowmobile I outes shown on Maps 1 and 2 were obtained from members of the Basques Whalers
Snowmobile Trail< :Jub.
3 The ski trail route shown on Map 2 is very approximate, in the absence of ground trutlling information.
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L'Anse au Loup Municipal Plan 2014- 2024
3. Plan Im ~lementation
The adoption oft lis Plan represents only the start of the 2014 - 2024 planning process.
The Plan will be : mplemented over the next ten years through ongoing review and
decisions of CoUJ ,cil and in co-operation with Council and bodies such as the Labrador
Straits Historical Development Corporation. Of particular importance to Council are the
following:
Administration of the Plan
This Plan will be an ongoing guide to Council and its officials in pursuing its goals,
objectives, polici is and programs. All development within the Planning Area shall
conform to this P Ian. It is intended that no amendment of this Plan will be required to
pem1it minor adj 1stments of the Plan's boundaries.
Control ofDeve opment
Council will exe1 cise control over all development within the Planning Area in
accordance with :his Plan and the Development Regulations.
Any person wish,ng to develop or subdivide land for any purpose within the L'Anse au
Loup Planning Area shall make application for permission to Council. All new
development or I edevelopment as well as any change of use or alteration or improvement
to any land or ex sting building will require a permit from Council. A separate permit
will be required : or all building work and the occupancy of a building. A building permit
will not be grant, :d until a development and/or subdivision permit has been obtained.
Public Consult~ tion
Council is comn itted to consultation with citizens and will seek input from the public on
planning and de, elopment matters that, for example, require a change of Town policy,
amendment to tbe Plan or Development Regulations.
Amending & Reviewing the Plan
Amendments to ,he Plan may be considered by Council under certain conditions, such as:
o If changi 1g circumstances require that a Plan policy be re-examined,
o If studiei have been undertaken wllich contain recommendations or policies that
should b,: incorporated into the Plan, or
o If a prov ncial land use policy has been released that requires a change in policy
by the T< ,wn.
Should amendm mts to the Plan be necessary during the Planning Period, they shall be
prepared accord. ng to the Urban and Rural Planning Act, Sections 16 - 30.
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L'Anse au Loup Municipal Plan 2014 - 2024
After five years fi om the date on which this Plan comes into effect, Council shall review
the Plan and revii e it if necessary. Revisions will take account of development which can
be foreseen durin i the following 10 years.
Development :legulations
Once this Plan is adopted, Council will adopt Land Use Zoning, Subdivision and
Advertisement R,:gulations (or Development Regulations) pursuant to Section 35 of the
Urban and Rural Planning Act 2000 which states in part:
A council shall, t, 1 ensure that land is controlled and used only in accordance with the
Municipal Plan, ,nake development regulations respecting:
land us,· zoning,
the reqi irements for residential lots, and
the devi /opment of and requirements for subdivisions.
Permitted and Iiiscretionary Uses
Each of the Use :'.ones laid out in Schedule 'C' of the Development Regulations will lay
out Permitted an, I Discretionary Uses. The issuing of permits for permitted uses is
usually straight f irward, subject to tl1e requirements set out in the Regulations and any
further condition; imposed by Council.
Discretionary us, ,s are those that may be allowed in a zone if:
o The deve opment is not contrary to the general intent and purpose of this
Municipz I Plan, the L'Anse au Loup Development Regulations, or any other
regulatirn ts pe1tinent to the Town,
o Proper pt blic notice has been given and Council is satisfied that it is not against
the pub Ii,, interest and will fit into the zone as a complementary or non-damaging
use,and
o Council i, satisfied that the discretionary use is suitably located within the zone
proposed.
Re-zonings
For any propose, I amendments to the Development Regulations (i.e., a rezoning), Council
shall require a cl ~ar proposal that shows:
o The loca ion of the subject property (to scale), showing lot dimensions, area and
road fror tages,
o The mea 1s by which the site will be serviced,
o The loca ion of driveway and parking areas, and
o The loca .ion of all proposed buildings.
. .. page 18
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L'Anse au Loup Municipal Plan 2014-2024
Criteria to be Cc nsidered
In its review of pt oposals for amendments to the Development Regulations, Council shall
consider the follo Ning:
o Conformi1y with the intent of this Plan and with the requirements of Town
regulation,,
o The abilit:, of the Town to absorb any related costs,
o The adeqt acy of proposed water and sewer services, or of physical site conditions
to accomr iodate services,
o The adeq1 acy of the road adjacent to or leading to the development,
o The paten tial for the development to contaminate watercourses or cause erosion,
o Potential ,mvironmental impacts of the development (air, water and soil pollution
and noise impacts),
o Previous 11ses of the site which may have caused soil or groundwater
contamination, and
o The bio-p hysical suitability of the site ( e.g., grades, soil and bedrock conditions
and the le cation of watercourses and marshes).
Capital Works Program and Budgeting
Annual works wi II be carried out by Council according to its Capital Works Plan, in
conformity with his Plan. Non-capital works initiatives will be carried out by Council as
detailed in this d, icument.
It is the policy of Council to carry out multi-year programming, with pre-plarming and
engineering carried out well in advance of construction.
. page 19
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Future Land Use Maps 1 and 2
(accompanying this document)
.. page 20
Wau · Supply
A1ea CQverW
in Map2
Town of
L'Anse Au Loup
Municipal Plan
2014-2024
0
Future Land Uses
Map 1
Heritage Conservation
Rural
Water Supply Area
Industrial/Commercial
c:J Municipal Boundary
C1 Planning Area Boundary
.a
Water Intake
water Supply Area
_,._ Electrode Right of Way
--.-
Transmission Line
Pioneer Trail
Snowmobile Trails
Water Course
Elevation Lines
Transportation Lines
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L'Anse au Loup Municipal Plan 2014- 2024
Background Report to the Municipal Plan
(originally submitted May, 2013)
1. lntro,luction
This report is sut mitted towards the preparation of a new municipal plan and
development reg11lations for L'Anse au Loup, a town with a strong sense of place and a
promising future. The new plan is being prepared to guide development in the L'Anse au
Loup Municipal 'Janning Area during the 2014
2024 Planning Period. In particular, it
will establish the use of land and infrastructure that best serve the interests of the whole
community. It"' ill also help to prevent problems that can be caused by poor land use and
economic planni: tg.
In preparing this document, we consulted with the town staff and Council, along with
various key cont 1cts at the regional and provincial levels. Additional input will also be
sought from resi, tents prior to a new plan being finalised.
The L'Anse au I oup Municipal Planning Area, encompasses the town's watershed
(L'Anse au Lou1, Brook and L'Anse au Loup Big and Little Ponds). It totals
approximately 9; km2. The town was incorporated as a municipality in 1975.
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. page 21
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L'Anse au Loup Municipal Plan 2014 - 2024
2. The Current Community & Preparing for
the Future
2.1 The People
The 2006 Census population for L'Anse au Loup was 600. This represented a decline of
6.3% since 2001 :down from 640). Over the same period, the entire province had
experienced a po mlation decline of 1.5% since 2001 (505,470 in 2006, down from
512,930).
800
600
400
200
Population
1986
1l91
1996
2001
2006
The 2011 census recorded 550 people and 225 private dwellings in L'Anse au Loup.
This represents, population decline of 8.3% between 2006 and 2011.
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Ag, cohorts
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115-39
80-:8:4
15.79
Tl -74
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60 - &4
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40-44
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16. 2!1
20 - 24
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10-14
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In 2006, 40.3% of those in the 18- 64 age cohort didn't have a high school diploma
(compared to 2: .1% for the province). The Labrador Straits Academy is a new K
12
. page 22
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L'Anse au Loup Municipal Plan 2014 - 2024
facility serving fo ,m L'Anse au Clair to Pinware. This excellent facility is an asset to
L'Anse au Clair ,nd the Labrador Straits in general in preparing a well-educated
population.
The 2006 income for every man, woman, and child in L'Anse au Loup was $22,900. For
the province, peri onal income per capita was $22,900. After tax personal income per
capita, adjusted for inflation, was $15,400, compared to $14,900 for the province. The
2006 self-relianc<: ratio for L'Anse au Loup was 74.8% (this is a measure of the
community's dep,mdency on government transfers such as: Canada Pension, Old Age
Security, Employ mcnt Insurance, Income Support Assistance, etc.) The provincial self-
reliance ratio for 2006 was slightly higher at 78.5%.
Perso11al Income Per Capita
Sources of Income, 2006
$30,000
$25,000
$20,000
$15,000
$10,000
$5,000
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Governance
- Market
Sources
- Government
Tram!fers
The Integrated Community Sustainability Plan for the Labrador Straits in 2010 contains
the following go ,ernance goal and objectives:
Goal
Building on goo,! fiscal management, Council and staff ofL' Anse au Loup will
demonstrate strong leadership as the Town responds to economic and residential growth.
Objectives
1. Adopt Ofjicia. Rules and Procedures for Council
Project Lead:
Town
Estimated Cc st:
$500
Partners:
Town/Municipal Affairs
Estimated St1 .rt Date:
2010 Estimated Completion: Ongoing
2. Incorporate C:overnance and Land Use Zoning in 10 Year Municipal Plan
(Same as 10 ,1ear Municipal Plan schedule)
3. Create an Op ,rations manual for Council
Project Lead
Town
Estimated Cc st:
$2,000
Estimated Stu1 Time:
2010
9~!_,1''.;.:'~-'.' 1.'.'.t:~."'
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L'Anse au Loup Municipal Plan 2014 - 2024
Estimated Cor 1pletion:
2011
4. Establish Com niltee Structure of Council, including people of the communily as
members
Project Lead:
Estimated Cost:
Estimated Stai t Time:
Estimated Conpletion:
Town
Nil
2010
Ongoing
5. Explore all Fu 1ding Sources for Employment Creation and Infrastructure
Project Lead:
Town
Estimated Coit:
Nil
Partners:
Estimated Stat Time:
Estimated Coi npletion:
Municipal FiJ1ance
Town/Provincial/Federal Govs.
2010
Ongoing
The Town's 201:'. budget totalled $490,004. It included a debt payment of$37,620, a
municipal opera! .ng grant of$ I 8K and a healthy debt servicing ratio of 10%. Local
revenue consiste, I of the following:
taxes and related
sales of goods & services
-
other
2.2 The Plai:e
History and C .1lture
L- Anse au ~oup is a town with
a proud and dist: nctive heritage.
Occupied by the Maritime Archaic
and Paleo-Indiru, peoples 8 - 9,000
years ago, the B 1sques in the late
1400s and subse;iuently by French
and English fishing and trading
operations to th( early l 800s, it was
permanently set led in the mid-
1830s.
Located along 1 he northern shore of
$328,567,
$ 11,381,
$ 17,756.
the Strait of Be le Isle, the harbour of L'Anse au Loup was well positioned for ships
stopping on their passage in and out of the Strait. The harbour's name is from the
French, meanirg Wolf Cove.
page 24
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L'Anse au Loup Municipal Plan 2014 2024
Jacques Cartier nentioned L'Anse au Loup in his journal of 1534. By the time of his
arrival, French, I :asque and other European fishing fleets were using the harbour and
nearby Schooner Cove. In the early 1700s, as New France grew, it extended its
proprietorship of the Quebec-Labrador coast by giving seigniorial concessions to
individual entre~ reneurs. L'Anse au Loup was within the concession of Augustin Le
Gardeur de Courtemanche. From his headquarters farther west in Bradore, he oversaw a
number of fishin?, and fur trading stations. The influence of the concessionaires was
destined to com, to an end when in 1763 France lost the Seven Years War and all claims
to Labrador. No1 long after, fishing and trading merchants from Britain and the Channel
Islands took con rol of the area. The English firm Noble & Pinson built a large station in
L'Anse au Loup that lasted into the 20th century.
In the early 180( s, fishermen, artisans and shore workers from England and the Channel
Island of Jersey mived in L'Anse au Loup to work for the British fishing films. As part
of their contract:., a number of the workers overwintered in Labrador and a few
eventually becane settlers. They were joined by Newfoundlanders who migrated to the
area looking for better fishing grounds and access to the seal fishery. The height of
immigration to J ,' Anse au Loup came in the second half of the I 9th century.
Today, the town is the largest in the region with a population of around 550 (recorded in
the 2011 census) L'Anse au Loup continues to be a regional centre for commerce, as the
headquarters oflle Labrador Fishermen's Union Shrimp Company, Eagle River Credit
Union and a vari ~ty of retail and community services such as Labrador Straits Academy,
Highways Depot and Labrador Straits Arena.
Heritage
L'Anse au Loup has many stories and legends. O'Brien House for example has an
interesting story, including being used to relay messages to the Point Amour lighthouse.
The area next to the mouth of L'Anse au Loup Brook and the beach is highly valuable for
its archaeologici I resources.4 Archaeologist Sonya Jerkic wrote the story of the black
British sailor (th: grave was discovered by N. Barney next to the brook and near the
beach).
Schooner Cove I 1as a rich history involving Paleo-Eskimo, Basque, English and French
settlers. A famil 1, currently occupying a significant portion of the cove, claims ownership
of the land and lley have built cabins. Some artefacts have reportedly been dug up for
private use, in v olation of provincial legislation.
A bustling port: or the schooner fishery during the 19th and early 20th centuries, Schooner
Cove was the lo :ation of a short-lived whaling factory established by Job Brothers in the
early l 900s.
4 Consultation with Provincial Archaeologist.
page 25
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L'Anse au Loup Municipal Plan 2014 2024
During the mid-I i00s, Basque whalers established a shore station there. Hiking trails
lead to the cove fi om the main highway and the public wharf in L'Anse Au Loup (part of
the Pioneer Path)
The Provincial A ·chaeology Office has identified several other archaeology sites in
L'Anse au Loup nnd near vicinity, to the north, south and west. They request that all
plans for develop nent be referred to the office for their review.5
Place Names
The hill entering :he community from the south is called Tom Cabot's Knapp (Tom
Cabot is said to have died there). Little Brook runs through Rocky Hill and L'Anse au
Loup Brook is th : Town's most prominent physical feature.
Municipal/Regional Services
Water and Sew( r
Most of the town is on municipal services - not serviced are:
-
above the arena on Tom Cabot's Knapp,
-
inside Country Road, and
Brook Re ad (water only).
All residents are served by municipal water from L'Anse au Loup Brook, with the intake
and chlorination station located off Country Road. Runoff commonly causes turbidity in
the water, so it i, chlorinated daily and a permanent boil water order is in place. The
L'Anse au Loup Water Supply Area, which includes the land draining into L'Anse au
Loup Big and Li .tie Ponds, is unprotected by provincial legislation. The Department of
Environment anc Conservation encourages all communities to submit an application for
protection to the Water Resources Management Division of the Department. Fonns are
available on the )epartment's website,
hJtp://www .env ., :ov.nl.i;a/watcrres/regulations/appforms/index.htm I.
Solid Waste
The regional wa ,te disposal committee has held meetings as far north as Charlottetown
(the goal is to h2 ve a new regional facility by 2020). It probably will not include
Cartwright.
In the meantime Forteau would like a new site to be Cl'eated to replace the present one, to
serve L'Anse au Clair to Pinware. No site has yet been identified.
Roads
Streets paved dning the summer of2012 included parts of Hall Road, Harbour Drive and
Waterfront Road (near wharl).
The Branch Ro2d/Waterfront Drive intersection was identified in the current municipal
plan as in need< ,f improvement (to allow better turning of large trucks). Nothing has
5 Consultation with Delphina Mercer, Provincial Archaeology Office.
page 26
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L'Anse au Loup Municipal Plan 2014-2024
been done to imp1 ove it; a former store with some historic value is located on the comer.
Limited parking br plant workers was also recognized as an issue.
Recreation
Improvements wt re planned to the community playground in 2012 (fencing, cement pad,
mixed use area Sl itable for basketball, field hockey, games). The Labrador Straits Arena
is presenting cha! lenges for the regional board. No insurance is being carried at the
moment, which i: a concern to Council.
The walking trail route from Schooner Cove, following Waterfront Drive, across the
walking bridge alld along the north side of the brook, will be part of the Labrador Pioneer
Footpath. The route along the shoreline is the best way of hiking to Schooner Cove ( vs.
the trail that start; at the Main Highway (near the Fowler property). Council would like
the O'Brien Hou:.e on O'Brien's Road designated as a heritage structure and tied into the
walking trail as v -ell.
2.3 The Economy
The regional Into grated Community Sustainability Plan prepared for the Labrador Straits
in 2010 underlin"s the critical necessity for continued regional co-operation amongst
Straits Communities. It is anticipated that L'Anse au Loup will continue to be a regional
leader, with its SJ ,irit of entrepreneurship and social responsibility.
The Fishery
L'Anse au Loup has always been primarily a fishing community and the Labrador
Fishermen's Unbn Shrimp Company is today the main employer (of workers at L'Anse
au Loup Fish Pl, nt as well as harvesters). This \Viii hopefully continue, despite the many
challenges being faced by the fishery sector, with the company providing solid
leadership.
Tourism
The tourism ind11stry in the Straits region is in its infancy. The many assets held by
L'Anse au Loup and the region include:
-
The Base _ues Whalers Skidoo Trail, which travels from the Quebec border and
north along the coast.
-
The cros, country ski trail off Hillside Drive, which is a facility primarily for
residents, but could be added to a list of potential activities for visitors,
The Pior eer Footpath, considered to be a top level attraction for building
Labrado1 as a tourism destination.6 The network includes the Battery Trail, with
the trailread off the Straits Highway just north of L'Anse au Loup.
6 Consultation with Randy Letto, Destination Labrador
.. page 27
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L'Anse au Loup Municipal Plan 2014 2024
In the ext, nded region, major destination attractions include the Battle Harbour
National f listoric District, the Red Bay National Historic Site (with a UNESCO
designatio ri imminent) and the L'Anse Amour Lighthouse.
Continuec upgrading of the Trans Labrador Highway will help greatly in building
Labrador ts an exotic, 'edge of the continent' destination. The extensive
wildernes,; resources of Labrador will also ensure that its allure will continue for
tourists seeking unique adventures.
The roadside pull-off/interpretive site on the Straits Highway opposite Earle's Grocery, is
a project sponsor, :d by the Labrador Straits Historical Development Corporation, meant
to lure tourists in-o stopping their journey and spending some time in L'Anse au Loup.
As the industry d :velops, there will be opportunity for more local providers. Currently
there is a B&B; r :cently, Council received an application to develop tourist cabins.
Education
Building of the K - 12 Straits Academy was a significant addition to the community as a
place to live and 1 source of new business development.
Heritage, Cul titre & the Arts
Council is intere: ted in initiatives that will preserve the culture and heritage of L'Anse au
Loup, recognizing that it is key to creating a liveable community for residents, as well as
making it an attn .ctive destination for tourists. This will include supporting a wide range
of initiatives sucl t as the Pioneer Footpath, preserving built heritage such as the O'Brien
Home, encourag' ng community gardens (such as the one located west of the quarry site
on Tom Cabot's Knap) and sponsoring events such as Winter Lights.
Business Devt lopment
L'Anse au Loup has a history of private enterprise and Council wishes to continue
building on this 1 radition and stimulate further commercial development. This will
include establishing an area for commercial development in the new Municipal Plan
(addressed later n this report). Local entrepreneurs and the Eagle River Credit Union
will be key to fu thering this goal.
Long Distanct, Commuting
Residents of L' l .nse au Loup have long helped to sustain their households by commuting
long distances fc r employment. This occurs today and will likely continue throughout
the planning per od.
Communicatii ms
The Town hash gh speed Internet but the capacity is limited. Smart Labrador is working
with Bell Ali ant towards providing fibre optic services for the Labrador Straits region
that would meet the broadband needs of the region for the long tem1. A funding proposal
page 28
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L'Anse au Loup Municipal Plan 2014 2024
is has been submi ted to the provincial government and is then to be forwarded to the
federal governme 1t. 7
Cell coverage is good in L'Anse au Loup but spotty throughout the Straits.
There is no AM r: tdio in the town.
Transportation
Vehicular access .s provided to the Town via the Trans Labrador Highway and the Straits
Ferry service. Fut1ding was recently announced for continued upgrading of the highway
to Goose Bay. The quality of service provided by the Straits ferry is frequently called
into question and capacity issues are expected with the Muskrat Falls project gearing up,
and particularly during the peak tourist season. Statements by several community leaders
in the Straits have supported a fixed link between Labrador and Newfoundland as the
long term solutio 1.
Air service to L', mse au Loup and the region is provided via the Lourdes-de-Blanc-
Sablon Airport in Quebec.
Electricity
Electrical power .s supplied by the diesel-powered hydro plant operated by NL Hydro,
with a rebate sys1 em designed to bring residents on par with those elsewhere in the
province. Power is also supplied to L'Anse au Loup from the Robinson's Lake hydro
plant in Quebec ( excess power). Concerns have been expressed in the past about the
need for a more ; ustainable solution. There are no plans for power to be supplied to the
area via the Mushat Falls development.
Other initiativ,!S outlined in the ICSP
-
Energy a11dit of town-owned buildings,
-
Needs as: ,essment for seniors housing, including possible conversion of the
former el imentary school,
-
'Ibe need for a long term care facility (the one in Forteau is not adequate),
-
A techni( ian for water treatment in the region ( estimated to cost $1 0OK/year for
salary, office, travel, etc.)
Emergen ;y preparedness plan,
-
Expande, I hydro rebates to commercial users, and
-
A black J ly program.
2.4 Population Growth Potential
Traditionally, th :re has been a demand for 2 4 dwellings/year in L'Anse au Loup. This
appears to be increasing in the past couple of years (possibly due in part to the building of
the Straits Acadi,my and developments such as Muskrat Falls). An annual demand of 4
new dwellings/y~ar is seen as appropriate for the 2014- 2024 Planning Period.
7 Consultation with Sheila Downer, Smart Labrador.
. page 29
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L'Anse au Loup Municipal Plan 2014-2024
2.5 Planning Issues
Muskrat Falls
The Muskrat Fall:, Hydro-electric project currently underway, will bring considerable
employment and msiness opportunities to the region over the next 4 - 5 years, It will
include:
building , ,f the main transmission line from Muskrat Falls to Forteau Point,
building o fthe shoreline electrode (to provide a temporary return path for the
current in the event of a conductor failure or pole fault) at L'Anse au Diab le,
a pole line (20 metre wide right-of-way) connecting the L'Anse au Diable
electrode .o the main transmission line west ofL' Anse au Loup,
a work ca np (which will likely be some distance away from L'Anse au Loup,
near the n ,ain transmission line )8,
an access road from the transmission line, accessing onto the Straits Highway at
English P iint,
laydown/Hssembly and quarries, the location of which will be determined as
supplier ontracts are let.
The electrode Jin: is proposed to skirt around L'Anse au Loup to the west. The route at
the northern end if the community is discussed in more detail below with respect to the
Hillside Drive ar, :a. The line would also cross Basques Whalers Snowmobile Club Trail
and the L'Anse all Loup cross country ski trail. Nalcor has indicated the possibility of
some flexibility in location of the line and tlmt it can be designed to span trails and roads.
Options for R, sidential Development
The opportunitie ; for future development sites that are in or near the community and can
be serviced by the L'Anse au Loup water and sewer system, are very limited (without
incurring major i ite development and servicing costs for lift stations, booster pumps,
major excavatior and importation of fill).
Bio-Physical Conditions
The Town is located on a raised marine terrace with high land to the north and south of
the community, ·,.,ith two ridges running several kilometres inland, on either side of the
L'Anse au Loup Brook Valley. L'Anse au Loup Brook, which flows through the
community is fol by several brooks t1owing from the higher ground and by L'Anse au
Loup Big and Li:tle Ponds.
The land in and , 1round the community is varied with exposed bedrock interspersed with
deposits of grav< 1 and sand, mostly of glacial origin, with patches of balsam fir, white
'Consultation with llosanne Williams, Nalcor
. page 30
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L'Anse au Loup Municipal Plan 2014- 2024
and black spruce m the higher ground. The bedrock outcrops form the eastern-most edge
of the Canadian Shield which stretches from the Arctic Ocean, Northwest Territories to
Labrador. Boggy ground is common in the low-lying areas. In the south-west section of
town ( west of Co mtry Road), much of the land is poorly drained due to the quality of the
soil and the quanlity of water draining off the higher ground. The presence of seven
brooks/underwat( r springs also presents groundwater problems in this area. To the north
(Hillside Drive aiea), the land is better drained and doesn't have the same groundwater
issues.
The Need for L: ind
Land is needed fc,r new residential development during the 2014- 2024 Plaiming Period,
as Council pursu<:s its plans for economic development and sustainability. An average of
four to five build ng lots/year is anticipated. With this background, following is a
discussion of the options for residential development during the Planning Period.
Area l: Infilling
There is potentia to develop a few lots within the built-up community, possibly 8 to 10
homes could be , ccommodated in this way, provided owners are willing to sell and the
Town's regulations and standards can be met. The current municipal plan also shows a
proposed road in the Little Brook area, linking Hall Road with School Street. A proposal
to develop the ar :a was submitted to Council a few years ago but it was not approved. A
few lots could be developed on this site, once a buffer zone along the brook is accounted
for. Only one ro N of lots (maybe 6) would likely be possible, but this needs to be looked
at in detail.
Area 2: West of Country Road
A large part of tl is area is designated Residential Reserve in the Municipal Plan. The
land presents major challenges for development due to the quality of the soil, several
underground spr ngs and the quai1tity of water draining off the higher ground during
spring melt. \Vb en the Straits Academy was built in the area a few years ago, the
developers had f reat difficulty establishing a firm foundation for the building. They
apparently neve, did reach dry, solid ground and had to truck in an inordinate amount of
fill.
Council has app1 oved a proposal to build 8 - 10 tourist cabins on a parcel of land at the
end of Church Road next to the Anglican Church, provided groundwater and drainage
conditions can b: dealt with.
This area is com idered to be unsuitable for further development due to the soil and
drainage challenges.
Area 3: Backla 1d (north side of the highway, east of L'Anse au Loup Brook)
This land is con;;idered by the Town to have potential for development in the long term,
provided a soun i drainage plan can be developed. It contains a relatively shallow layer
of bog, which is considered locally as easy to drain. It would require development of a
road from Belbi i's Road in the west and linking with the Straits Highway (or possibly
with Hillside Drive) to the north-east. The sewer on Belbin's Road is buried 11 feet
below grade, wl.ich means it could probably serve properties halfway across to Hillside
Drive. For the i astern half of the site, a lift station would be required for sewage service.
.. page 31
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L'Anse au Loup Municipal Plan 2014 2024
People have had ( oncerns about it being a windy area; this could be solved in time with
trees, fencing, etc. The other area of concern is that the area becomes flooded during
spring melt This point has been emphasized to Cow1eil by a resident ofBelbin's Road.
The area would tl.erefore need to be looked at carefully on its suitability for development
in the long term, n terms of drainage, spring flooding and extension of services.
Area 4: Hillside Drive Arca
The current Municipal Plan developed in 1999 envisaged two layers of development
occurring west ol Hillside Drive, first via a loop road that would access onto Hillside
Drive at either en i and secondly, a Residential Reserve area that would access onto the
Straits Highway "ia a proposed road southwest of the Hillside Drive intersection. Both
of these areas are not considered to be suitable for development as the land is sloping
away from Hillsi,le Drive (a barrier to providing sewage service to the area). The
proposed access I oad would be at least 25 feet below grade at the intersection v,;th the
Straits Highway, which would require enormous amounts of fill for the road and any
houses that woul, I access onto it. For these reasons, the area is considered unsuitable for
development.
L 'A11se au Loup Ski Trail
The L'Anse au Loup cross country ski trail loop extends 2,250 feet (685.8 metres)
northwest of Hill side Drive. The trail is popular with residents and Council plans to
equip it with ligt ting for night use. The electrode line to L'Anse au Diab le proposed by
Nalcor related to Muskrat Falls power transmission would cross the trail; this crossing
would need to be planned carefully.
Secondary Acee, ·s
The Department of Municipal & Intergovernmental Affairs encourages that cul-de-sacs
be no longer thaH 300 metres (984 feet) unless a secondary access is provided (for
resident safety/s1,curity). Hillside Drive is well in excess of this standard, as are other
streets in the to\\ n (the linear nature of local landforms makes the building of loop roads
difficult). Any f 1rther extension will need to include provision for a secondary access.
An access road l :om Battery Lane to the Highway appears to be possible. TI1e route
would need to b,: mapped out carefully and permission for highway access obtained from
the Department , ,f Transportation and Works.
An option to cor sider is whether Hillside Drive could be extended into a loop. In order
to re-join the Str :iits Highway, the road would have to climb the hill and curve around to
somewhere near where the Nalcor electrode line is proposed to meet the highway. The
land in this area rises from approximately 50 metres above sea level (where Hillside
Drive currently ,,nds) to 135 - 140 metres (a linear distance of around 500 metres), or an
overall gradient of around 17%. Along one stretch of the rise, the gradient is 22%. This
option should bi examined by an engineer to determine if the loop can be achieved and if
so, whether services can be extended feasibly and how much adjacent land could be
developed.
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Future Extensio,
To meet the need:. of the near future, Council is proposing to extend Hillside Drive by
300 feet (91.4 me :res) and create 6
8 building lots. However, as just noted, the area
should be looked :it comprehensively to develop an in-depth plan.
Integrating witll 'lie L'Anse au Diable Electrode Line
Planning for land uses adjacent to the proposed electrode line needs to be discussed with
Nalcor. They ha, e indicated that some flexibility on route selection may be possible.
The image oppos te of an electrode line was
provided by Nale )r as comparable to the one being
proposed. The p( ,le line would be contained within
a 20 metre wide right-of-way. It would therefore
seem to be possitle to plan development adjacent to
the right-of-way · vith minimal impacts.
Municipal Boun iary most of Hillside Drive is
outside the established L'Anse au Loup
incorporated Mm ticipal boundary (but within the
Municipal Planning Area). As stated (in part) in Section 11 of the Urban and Rural
Planning Act 20( 0:
A municipal plar, ning area may include land outside of the municipality governed by the
council where, i~ the opinion of the minister, that land is necessary to enable the council
to:
(a) exercise control over development relating to the municipality that may occur
beyond its b, ,unclaries (meaning its municipal boundaries);
(b) control· vatersheds fi>r the purpose of municipal water supply, whether within or
outside its b, 1Undaries; or
(c) control I he amenities of the municipality.
It is important th :refore that all lands that Council wishes to be part of the municipality
for the purposes Jf taxation, provision of services, etc. be contained within the municipal
boundary. Coun:il should therefore start the process of changing the boundary under
Sections 3 and 9 of the Municipalities Act 1999 (relevant text attached). Under this Act,
the Minister ofll1unicipal Affairs can recommend municipal boundary changes to the
Lieutenant Governor in Council. Before deciding whether to do so, the Minister must
order a feasibilit, report and appoint a committee who will hold a public hearing before
completion of th: report (this is a separate process from the Municipal Plan Review, but
it may be possib e to have both going on at the same time).
Limits of Servic is
The Hillside Drive area appears to be physically well-suited to water and sewage
servicing in tern .s of drainage, soil conditions, etc.9 The development that has occurred
in the past few) ears however appears to be outside the boundaries of the current Limit of
Services Agreen tent between the town and the Minister of Municipal and
9 Site visit and com ultations with N. Barney, Town of L'Anse au Loup.
. page 33
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Intergovernmenta I Affairs and this could affect future cost sharing arrangements for
servicing.
Amendments to I imit of Services Agreements ean occur. The town would have to make
a request to the JV inister of Municipal Affairs. If a proposed amendment is determined
by the Departmer t to meet their guidelines, then doeuments would be drafted for an
an1ended agreem1nt.
10
Lot Frontage
The Town's cum nt regulations require that residential lots have a minimum frontage of
65.5 feet or 20 m, :tres. However, the standard practise in the town has been to require
frontage of 100 foet or 30.5 metres. Considering the shortage of available land and the
cost of servicing, Council should consider a reduction in its lot frontage standard.
Commercial/Ir dustrial Land Use
The mixed <level, ,pment area designated on the current Mw1icipal Plan opposite Hall
Road is unsuitable for development, as indicated above in the discussion about the Straits
Academy site.
The most suitablt, land for commercial/industrial uses appears to be between Tom
Cabot's Knapp alld the Waterfront. The area includes:
both side: of the Straits Highway from around½ kilometre south of the quarry
(see map ,elow), down Tom Cabot's Knapp to the Straits Arena,
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from the. 'l.rena to the Small Craft Harbour, and
-
south approximately I kilometre towards Schooner Cove.
Base mapping fo: the whole of this area is not available; for the purpose of this report, a
Google Earth im.tge was used.
There is high Jani to the west and east of the highway, which falls away as you approach
the community or travel east to the waterfront. Exposed bedrock is a common feature,
interspersed witt deposits of sand and gravel. A series of aggregate samples taken along
the highway by I eologists the Department of Natural Resources all contains in excess of
99% sand. Two ~fthe samples showed sand deposits 5 metres thick. 11
Current land use; along the highway, in addition to the Arena and quarry, include
warehousing, stc rage and trucking operations. Land uses on the shoreline include the
Harbour Authority, public wharf/small craft harbour and the Pioneer Footpath leading to
Schooner Cove ind L'Anse Amour.
The current Mur icipal Plan designates most of this area, along the highway and
extending to the wharf, for Rural uses. The Labrador Straits Arena site is designated
Open Space. Th~ shoreline on either side of the wharf is designated for Industrial Marine
use and from !ht: re, south to Schooner Cove, for Open Space use. The land approaching
Schooner Cove : nd the cove itself is zoned Open Space/Conservation in the L'Anse au
10 Consultation wit! I. Farrell, Department of Municipal Affairs.
11 Consultation witl Jerry Ricketts, Geologist, Department ofNamral Resources
. page 34
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L'Anse au Loup Municipal Plan 2014-2024
Loup Developme1 tt Regulations, reflecting the priority of preserving the shoreline and the
valuable heritage resources of Schooner Cove.
Schooner Cove a1 ,d area was for a time declared a Crown Land Reserve, recognizing its
high importance 1 s an archaeological site (this has since been rescinded as all
development pro1 osals are to be forwarded to the Provincial Archaeology Office for
review). There ate three cabins built in the cove. Two of the cabin sites were cleared by
the Provincial Ar, :haeology Office (the site of the third cabin - the first one built - was not
checked for artef, .cts). 12
Two mineral claims, dated March 2012 and March 2013 respectively, have been
registered for a s1 .bstantial strip of land extending from north of the small craft harbour to
south of Schoone: Cove (mineral claims cover exploration for minerals rather than
quarrying). The I ,roponent has not yet submitted a proposal of planned activity for the
site. If and when this is done, the Department of Natural Resources will circulate the
proposal to the P1 ovincial Archaeology Office and other agencies for comment. 13
Future use of th : Area
The new municir al plan could designate the area Industrial/Commercial (along the
highway) and M, rine Industrial, or Rural (along the waterfront). Resource extraction
uses are norrnallJ considered to be rural uses. The alternative would be to designate the
entire area Jndus1 rial/Commercial and include resource extraction as a permitted use.
This would provide a bit more flexibility to Council.
The balance oftl e area, south to Schooner Cove, should continue to be zoned Open
Space/Conservat on.
Land Use Priori ties
We recommend 1 hat the following policies be incorporated into the new Municipal Plan
for the Commercial/Industrial area:
Permitted uses VI ould include commercial and light industrial uses (for the land accessing
onto the highwa~ ), and resource extraction uses. The latter would be subject to
regulations unde · the Quarry Materials Act and/or the Mineral Act. It will be important
to require:
screenin1 of unsightly operations from public view (by residents ru1d tourists)
from the Straits Highway and the Pioneer Footpath), and
rehabilit, tion of quarry sites following completion of extractive uses, under the
Quarry l\ [aterials Act.
The area could cnly accommodate uses not requiring municipal services.
A buffer of 15 n .etres from the high water mark must be maintained along the shoreline
(under Section 4 8 of the Water Resources Act), for environmental and public access
12 Consultation wit! Delphina Mercer, Provincial Archaeology Office
13 Consultation wit! Justin Lake, Mineral Lands Division, Department of Natural Resources
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L'Anse au Loup Municipal Plan 2014-2024
purposes. Any development within the buffer is to be approved by The Department of
Environment and Conservation.
As required in the existing Municipal Plan, consultation with the Provincial
Archaeologist wo 1ld be required for any proposed development along the shoreline
leading to Schoor er Cove.
The Pioneer Foot >ath connecting Waterfront Drive to Schooner Cove needs to be
preserved as a walking route for residents and tourists. Any proposed use plans that
would impact the footpath will need to include a plan for its restoration and preservation
for long-term use
L'Anse au Loup Municipal Plan Review
Planning for Industrial/Commercial Use
Other Land U::e Issues
The current Mur icipal Plan identified an issue with the intersection of Branch Road and
Waterfront Driv,: (limited space for large trucks to tum onto Waterfront Drive). A
shortage of park ng for plant workers was also identified.
Cottages
There is no land available for cottages within the planning area (but Council doesn't
agree with the c, -ttages policy in the Plan (that no further cottages are to be pennitted).
Recommended 1,olicy
That an area sui· able for cottages be identified outside the L'Anse au Loup watershed and
in an area suited to septic tanks.
.. page 36
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L'Anse au Loup Municipal Plan 2014-2024
2.6 Conclu~ ions and Recommendations
Options for Residential Development
I. Of the alternatives available (besides infilling, assuming lots become available),
the extem ion of Hillside Drive represents the best opportunity to accommodate
residentia development in the near to medium term. The land contains a
relatively good soil cover, is well drained and can be serviced by both water and
sewer. L llld behind Brook Road also has some potential. The other areas
considere l have constraints to development, as discussed. Area 3 could be
considere l for the long term, if flooding and drainage issues can be resolved.
2. Determin: whether secondary access off Battery Lane and/or looping Hillside
Drive back to the Straits Highway are feasible and at what cost (through an
engineeri 1g assessment).
3. Meet wit! t Nalcor officials as soon as possible to discuss the proposed location of
the electr- Jde line and whether/how it can be planned to have minimal impact on
the Town.
4. Initiate discussions as soon as possible with the Minister of Municipal Affairs
about ch. nging the Municipal Boundary and Limit of Services Agreement to
reflect th: reality of Hillside Drive.
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Cottages
5. That an ar :a suitable for cottages be identified outside the L'Anse au Loup
watershed and in an area suited to septic tanks.
Commercial/Industrial Area
6. Designate an area between Tom Cabot's Knapp and the public wharf for
Commerc al/Industrial use, with the following policies:
gh!<:>·'
a. Permi ted uses would include commercial and light industrial uses (for the
land a ;cessing onto the highway), and resource extraction uses. The latter
would be subject to regulations under the Quarry Materials Act and/or the
Minenl Act. It will he important to require:
-
screening of unsightly operations from public view (by residents and tourists)
from the Straits Highway and the Pioneer Footpath), and
rehat ilitation of quarry sites following completion of extractive uses, under
the Quarry Materials Act.
b. The a ·ea could only accommodate uses not requiring municipal services.
c. A buffer of 15 metres from the high water mark must be maintained along the
shore ine (under Section 48 of the Water Resources Act), for environmental
and p 1blic access purposes. Any development within the buffer is to be
approved by The Department of Environment and Conservation.
d. As re< 1uired in the existing M\.1111cipal Plan, consultation with the Provincial
Archi.eologist would be required for any proposed development along the
shore ine leading to Schooner Cove.
e. The f ioneer Footpath connecting Waterfront Drive to Schooner Cove needs to
be pri:served as a walking route for residents and tourists. Any proposed use
plans that would impact the footpath will need to include a plan for its
resto1 ation and preservation for long-tenn use.
page 38
L'Anse au Loup Municipal Plan 2014 2024
Appendix
Labrador Straits ICSP, L'Anse au Loup Section
Vision
Building on its Regional assets of Marine Services, Labrador Fisherman's Union Shrimp
Company, Eagle R ver Credit Union, Labrador Straits Arena, a new Regional School and
through planned e :onomic and residential growth, the Town of L'Anse au Loup will continue to
provide the La brae or Straits with a reliable source of income and services, sustaining itself as
a vibrant, affordatle, and welcoming community.
Environment
Goal
Even with its ambitious plans for Commercial and Residential expansion, the Town of L'Anse
au
Loup will achieve 1 hose goals without compromising the integrity of the Environment.
Objectives
1. In parlnership wit/ Newfound/and and Labrador Hydro's "Take Charge Program". the Town will perform
an energy audit on a I town owned facilities.
Project Lead: Tow 1
Estimated Cost: $ ;,ooo Partners: Town/NL Hydro
Estimated Start D 1te: 2010 Estimated Completion: 2010
2. Develop an Awar< ness and Educabon campaign for Recycling Programs.
Project Lead: Tow 1
Estimated Cost: $5,000 Partners: Town/MMSB
Estimated Start D ite: 2010 Estimated Completion: Ongoing
3. In parlnership witl , the MMSB, gauge the interest of the Community for a composting program/site.
Project Lead: Town
Estimated Cost: $5,000 Partners: Town/MMSB
Estimated Start D,te: 2010 Estimated Completion: 2011
4. Promote awareness of the Protected Watershed Area and the Watershed Management Area.
Project Lead: ToVI n
Estimated Cost: $2,000 Partners: Town/Dept. Of Environment
Estimated Start D3te: 2010 Estimated Completion: 2011
5. Do an extensive, udit on the Town's Street Lighting for Strategic locations and efficiency.
Project Lead: To11 n/Environment Committee
Estimated Cost: 15,000 Partners: Town/NL Hydro
Estimated Start Cate: 2010 Estimated Completion: 2011
6. Pave all Commur ity Streets/Roads
Project Lead: Tov n
Estimated Cost: j 2,000,000 Partners: Town/Provincial Government/Gas Tax
Estimated Start Cate: 2010 Estimated Completion: 2014
Economics
Goal
The Town will brc aden its tax base by expanding in both its Commercial and Residential Area
Objectives
1. Complete a new r O year Municipal Plan
Project Lead: To~ ,n
Estimated Cost: ::25,000 Partners: Town/Provincial Government/Gas Tax
Estimated Start [>ate: 2010 Estimated Completion: 2012
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L'Anse au Loup Municipal Plan 2014- 2024
2. Establish an Econ< mic Development Committee of Council
Project Lead: Towr
Estimated Cost: Ni
Estimated Start Date: 2010 Estimated Completion: 2010
3. Develop and service a new Commercial Zone within the Community
Project Lead: Econ )mic Development Committee
Estimated Cost: $; 50,000 Partners: Town/ACOA/INTRD
Estimated Start D,te: 2011 Estimated Completion: 2013
4. Develop and servi, e an extension to a residential street
Project Lead: Towr,
Estimated Cost: $; 00,000 Partners: Town/Provincial Government
Estimated Start D, te: 2010 Estimated Completion: 2012
5. Explore all busine, s opportunities around the new Regional School opening in
September, 2010
Project Lead: Ecoromic Development Committee
Estimated Cost: $!,,000 Partners: Town/Business Community
Estimated Start D,,te: 2010 Estimated Completion: 2011
6. Maintain close rel, tionship with the Labrador Fisherman's Union Shrimp Company and Eagle River Credit
Union.
Project Lead: Tow,
Estimated Cost: NI
Estimated Start D,1te: 2010 Estimated Completion: Ongoing
Social
Goal
Recognizing the cl,anging demographics of the Town, the Town of L'Anse au Loup will explore
opportunities for, II residents, young and old, with special emphasis on Seniors' needs.
Objectives
1. Establish a Socie I Committee of Council
Project Lead: Tow 1
Estimated Cost: ~ii
Estimated Start D ite; 2010 Estimated Completion: Ongoing
2. Conduct a Need, Assessment for Senior's Cottages, including the feasibility of converting the
Elementary School, cheduled to close in June, 2010
Project Lead: Tolh n
Estimated Cost: $20,000 Partners: Town/CMHC
Estimated Start D3te: 2010 Estimated Completion: 2011
3. Establish a 50+ I :lub
Project Lead: Soc al Committee
Estimated Cost: 1 ii
Estimated Start Cate: 2010 Estimated Completion: Ongoing
4. Improve CommL oications with the Community by producing a quarterly Newsletter
Project Lead: To¥ n
Estimated Cost: j 1,000/year Partners: Town
Estimated Start Cate: 2010 Estimated Completion: Ongoing
5. Expand Commu iity Recreation Programs - playground, swimming pool, arena, etc
Project Lead: Recreation Committee
Estimated Cost: ! 50,000 Partners: Town/ Dept. of TCR/RNL
Estimated Start Cate: 2010 Estimated Completion: 2012
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Cultural
Goal
L'Anse au Loup Municipal Plan 2014-2024
The Town will undertake initiatives to preserve the Culture and heritage of the Community.
Objectives
1. Partner with LSH[ ,c to establish staging areas for the Pioneer Footpath
Project Lead: Towr
Estimated Cost: $; 5,000 Partners: Town/LSHDC/Terra Services
Estimated Start D2te: 2010 Estimated Completion: 2013
2. Revitalize the Car 1munity Gardens site - possible Composting site
Project Lead: Tow,
Estimated Cost: $: 0,000 Partners: Town/MMSB
Estimated Start Dne: 2010 Estimated Completion: 2011
3. Designate the O'l rien Family Home as a Hetitage Site
Project Lead: Tow11
Estimated Cost: $: .00,000 Partners: /Town/Heritage Canada/Historic
Sites
Estimated Start Dite: 2011 Estimated Completion: 2013
4. Host a Come Hor 1e Year in 2013
Project Lead: Tow-1/CHY Committee
Estimated Cost: $ .0,000 Partners: Town/Business Community
Estimated Start D;rte: 2011 Estimated Completion: 2013
5. Host a "L'Anse at' Loup Day" last Saturday of each July
Project Lead: Tow 1/Committee
Estimated Cost: $ 1,000/year Partners: Town/Sponsors
6. Participate in Cot 1munities in Bloom
Winter Lights
Project Lead: Tow 1
Estimated Cost: $ ;,OOO/year Partners: Town/ NL Hydro
Estimated Start D ite: 2010/yearly
Governance
Goal
Building on good I iscal and responsible Management, Council and Staff of L'Anse au Loup will
demonstrate str01 ,g leadership as the Town responds to Economic and Residential Growth.
Objectives
1. Adopt Official RL 'es and Procedures for Council
Project Lead: T 01,1 n
Estimated Cost: ~ 500 Partners: Town/Municipal Affairs
Estimated Start Cate: 2010 Estimated Completion: Ongoing
2. lnco,porate Gov, ,mance and Land Use Zoning in 10 Year Municipal Plan
(Same as 10 yea, Municipal Plan schedule)
3. Create an Open Hons manual for Council
Project Lead: Tov n
Estimated Cost: i 2,000
Estimated Start Time: 2010 Estimated Completion: 2011
4. Establish Comm 'ttee Structure of Council, including people of the community as members
Project Lead: Tov 'n
Estimated Cost: I Iii
Estimated Start lime: 2010 Estimated Completion: Ongoing
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L'Anse au Loup Municipal Plan 2014-2024
5. Explore all Fundin I Sources for Employment Creation and Infrastructure
Project Lead: Towr
Estimated Cost: Ni Partners: Town/Provincial/Federal Govs.
Estimated Start Tine: 2010 Estimated Completion: Ongoing
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