Placentia, Newfoundland and Labrador
· adopted 2015-11-06
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Town of Placentia
Municipal Plan 2014 - 2024
Gazette date: November 6, 2015
Consolidation: No amendments as of November 13, 2015
Prepared by:
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Placentia Municipal Plan 2014 - 2024
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Placentia Municipal Plan 2014 - 2024
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Placentia Municipal Plan 2014 - 2024
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TABLE OF CONTENTS
Approval Certificates
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1. Introduction
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2. The Plan
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General Policies
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Land Use Designations
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Residential
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Residential - Mobile Home
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Residential - Seasonal
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Mixed Development
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Commercial
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Commercial General
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Institutional
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Industrial
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Rural
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Mineral Working
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Open Space
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Protected Water Supply
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Heritage Conservation
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Other Policy Designations
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A. Cultural Heritage District
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B. Flood Risk Areas
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C. Dunville By-Pass
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3. Plan Implementation
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Administration of the Plan
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Amending & Reviewing the Plan .
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Development Regulations
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Capital Works & Budgeting
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Flood Risk Areas Map .
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Placentia Municipal Plan 2014 - 2024
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1. Introduction
The purpose of this Plan is to meet the land use management needs of the people of Placentia during the
2014 - 2024 Planning Period. The Plan seeks to preserve heritage, provide a pleasant, healthy and safe
environment for residents and create an environment where opportunities for growth and employment
creation can be realised at the lowest cost. It was prepared in accordance with the requirements of the
Urban and Rural Planning Act 2000.
The Plan, made up of this document and accompanying maps, constitutes a legal document when approved
under the Urban and Rural Planning Act. The Background Report depicts conditions existing when the
Plan was being prepared and includes rationale behind the policies proposed in the Plan. It does not form
part of the legal document.
Following approval by Council and the Minister, the Plan will be binding on Council and all other persons,
corporations and organizations. In five years time, Council will review the Plan under Section 28, Urban
and Rural Planning Act. Amendments may be made at any time and brought into effect by the same
process as for approval of this Plan.
Summary of Background Analysis
This document is the result of a five year review of the Placentia Municipal Plan 2004 - 2014. The
following conclusions and recommendations emerged during the review.
Aging population - facilities and services are needed for the senior population on the one hand
and to help retain and attract younger people and families on the other.
Aging infrastructure, and increases in both environmental standards and public expectations,
create future capital works projects and challenges, in water, sewage, road and storm water
improvements.
The Town is widely dispersed geographically and, while there can be some rounding out of
development, the constraints of topography and flooding potential, particularly in Townside and
Jerseyside, will prevent the community from becoming much more compact during the Planning
Period or in the foreseeable future.
Flood Risk and Climatic Change - A low-lying area including the Jerseyside Flat, Townside
(Beach) and Block House parts of Placentia has regularly experienced flooding from combined
high tide and wind events, aggravated by outflows from the North East and South East Arms.
The Canada-Newfoundland Flood Damage Reduction program was implemented to include a
wave wall along the Orcan River and a storm barrier along the Beach, together with certain
Provincial and Town regulations to minimize flood damage. Development within this area is
subject to controls, originating in Policy Directive W.R. 96-1 of the Water Resources Division of
the Department of Environment and Conservation. A map showing Flood Risk Areas is appended
to this document.
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Placentia Municipal Plan 2014 - 2024
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Flood risk areas include a significant number of dwellings and businesses along Prince William
Drive, various office buildings, major public institutions, including Sacred Heart Church, St.
Luke's Church, the Town Hall, heritage buildings (e.g. O'Reilly House) and archaeological sites
(e.g. Fort Louis).
The 2004 - 2014 Municipal Plan called for the studies prepared under the Canada-Newfoundland
Flood Damage Reduction Program to be updated, considering the impact of flood control
structures that were installed subsequent to the studies. Following this update, a comprehensive
plan for Bruley was to be prepared, along with a strategy dealing with the effects of flooding
restrictions, planning options and their implications. These follow-up actions were not taken.
The risk of flooding does not mean that community building and advancement will not continue.
The Town Square project, Phase IV, is one important example. As the centre of administration
and culture, the square plays a major role in community identity and growth and this will increase
in importance with further development of the Town Square.
Placentia has significant growth potential - as a creative place, a cultural and natural heritage
destination and as an industrial port, particularly with work proceeding on construction of the
Husky Oil wellhead platform (in Argentia) and the support services (materials handling/
marshalling yard) being provided to the Vale Inco operation in Long Harbour. The Argentia site
can accommodate both heavy and light industrial uses, with generous shoreline, near-shore and
backland areas to suit a wide range of users. There are also freezer and port facilities on site.
The Argentia Industrial Port Complex has major potential as a multiple use facility, including
marine transportation, manufacturing/fabrication, construction, ship repair, storage/warehousing
and tourism uses (particularly recreational vehicle camping and hiking).
Located on the former US military base, the complex is owned and managed by the Argentia
Management Authority. Included are the North and South Sides and the Port of Argentia, which
includes the Marine Atlantic terminal and nearby cold storage facilities. The North Side includes
over 445 hectares (1,100 acres) of flat land and the graving dock/wellhead platform construction
site occupied by Husky Oil. The South Side contains a fully serviced 44 hectare (110 acre)
industrial park, containing 41 industrial lots and over 46,450 sq. m. (500,000 sq. ft.) of
industrial/commercial floor space. Also included in the complex is the fully serviced, 40 lot
Sunset RV Park and a network of backland trails. With this impressive list of assets, the potential
of the Argentia Industrial Complex to play a major role in the development of Placentia and
surrounding communities during the 2014 - 2024 Planning Period is obvious.
Placentia's considerable tourism assets include:
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its vibrant, contemporary culture and arts community,
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built heritage that includes the remains of 12 forts, valuable church properties and
Castle Hill National Historic Site,
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the Town Square project, which will enhance the square and surrounding buildings,
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the Placentia Bay Cultural Arts Centre, a venue for community gatherings and special
events, and
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spectacular natural resources, led by Northeast and Southeast Arms and Rivers.
The Placentia Cultural Tourism Strategy prepared in 2008 enlarges on the potential for
development of a sustainable tourism sector for the local economy.
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Placentia Municipal Plan 2014 - 2024
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While predicting the future is a very imprecise art, with continued strong leadership and
community support, it is estimated that the Town's population decline can be halted and modest
growth of 3 - 4% achieved during the 2014-2024 Planning Period.
A number of clarifications/explanations are needed to improve the Municipal Plan and
Development Regulations as tools of municipal management. Clarifications/explanations are
needed for backland development, comprehensive development area plans, street setback
requirements, property fencing, easements, measurement of setbacks for irregular-shaped lots and
signage regulations.
Council wishes to extend the incorporated area to the Loop Road (including the eastern shoulder
of the road). This will link the entire incorporated area together via a road that circles through all
the communities making up the Town of Placentia. Secondly, Council wishes to extend the
Placentia Planning area out the Argentia Access Road to Long Harbour Road, including the
former Dunville Silica Mine. These changes will give Council greater control in managing land
use within the area.
The Town approves 15 - 20 residential lots/year. There is not a shortage of land, particularly in
Southeast, but there has been reluctance by contractors to invest (preferring to build and sell
developed properties rather than just service and sell lots).
Four amendments were prepared to the Plan and Development Regulations since 2004:
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No. 1, 2008 - to accommodate windmills and wind farms and similar uses in the Rural
and Protected Water Supply designations as discretionary uses.
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No. 2 - to re-zone land off Old Point Verde Road from Residential to Industrial and
Open Space.
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No. 3, 2012 - for re-designation of land on the Main Road of Dunville (east of Station
Road) for the purposes of a subdivision development (17 - 18 lots). It involved
changing land from Rural to Residential and from Mixed Development to Residential.
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Amendment No. 4, 2013 - for re-designation of land on the Main Road of Dunville
(west of Church) for purposes of subdivision development (15 - 17 lots, approved in
principle). It also involves re-designation of land from Rural to Residential and from
Mixed Development to Residential.
In addition to the above, developments that have been proposed include:
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Frecker Place, Dunville (40 - 50 residential lots proposed), with a new lift station
installed.
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Southeast, just past the Regatta Grounds (6 - 8 residential lots proposed), pending
preparation of a CDA plan.
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Southeast, Bond's Path, off Gale's Road (preliminary plan submitted for 33 pre-fab
residential units).
The Dunville By-Pass has been proposed since 1976 to provide a more direct link to the Base at
Argentia and to reduce traffic conflicts. Two potential corridors were proposed by the Provincial
Government; in the eventuality that it may be needed in future, these corridors should continue to
be identified on the Plan Map.
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Placentia Municipal Plan 2014 - 2024
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Solid Waste Disposal - Solid waste is trucked to the regional waste management facility at Robin
Hood Bay. There is also a waste recovery facility at the Ville Marie Landfill on Fox Harbour
Road, for residential use only.
Water Supply Areas - There are three protected water supply areas within the Planning Area;
Larkin's Pond/Clarke's Pond, Wyse's Pond/Curve Pond and Southeast River. A significant
portion of the built up section of Freshwater and Jerseyside lies within the Larkin's Pond
Protected Water Supply Area. It is important to protect the quality and quantity of water coming
from this source, while minimizing hardship on the residents, landowners and business operators.
Although not involving issues of urban development, efforts to protect the domestic water supply
in Wyse's Pond in Dunville and the Southeast River water supply area are also necessary. In
addition, there are two watersheds that aren't protected. Argentia Pond supplies the Argentia
Industrial Complex and Gull Pond is a watershed reserve.
Capital Works Programming - Placentia's five year capital works program emphasizes
replacement and upgrading of existing water and sewer services and streets. Servicing such a
large geographic area is a challenge for a small municipality, particularly with the aging of roads
and other infrastructure. Major infrastructure projects include:
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Water Service - in the vicinity of $30M required to correct the water quality in
Jerseyside and Townside (to eliminate the TAMs in the water).
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Sewage Service - $20 - 30M required to develop an integrated sewage treatment
system, with 18 outfalls in Dunville alone. The long-term plan is to have a treatment
facility in Block House.
o
The capital works funding available to the Town from the new provincial funding
scheme is expected to be insufficient to meet the need.
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Placentia Municipal Plan 2014 - 2024
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2. The Plan
The following text and the accompanying Future Land Use Maps constitute the legally effective parts of the
Placentia Municipal Plan. The boundaries between the different land use designations on the Future Land
Use maps 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.
General Policies
The following policies are classed as General as they can be applied to more than one land use designation
and to different parts of the Municipality.
1. Services and Access
All development must be connected to available municipal water and/or sewer services and have adequate
water supply and waste disposal service, front onto a public road (unless specifically exempted), have
proper road access, and be set back from the public road in accordance with the Development Regulations.
The requirement for frontage on a public road can be waived where it is clear that the nature of the
development is such that public road frontage is neither feasible nor necessary, such as:
remote cottages accessed by an all terrain vehicle (ATV) trail,
wharves, docks and marinas,
trails and recreational uses,
mineral exploration and mineral workings, and
within a comprehensive development area.
2. Uses Permitted In All Designations
Accessory buildings and uses, conservation, and public utilities are permitted in all designations. However,
within the Flood Risk Areas, development is subject to the flood area policies of this Municipal Plan and
the approval of the Minister of Environment and Conservation.
3. Compatibility of Uses, Buffers and Screening
Council shall ensure as much as possible that new development will not negatively affect existing land uses
by creating a hazard or nuisance such as noise, dust, odour or unsightly appearance. Council may require a
developer to provide appropriate screening or to undertake other measures to minimize negative off-site
effects. In particular, Council may require buffering or screening between non-residential uses and adjacent
development.
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Placentia Municipal Plan 2014 - 2024
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4. Advertisements and Signage
In order to protect amenities, preserve the appearance of the Town and foster appropriate urban design, the
Town may designate areas specifically for advertisements and other signage, and establish the location,
type and design of signs within these designated areas.
The designated areas and the standards for advertisement and signage design shall be specified in the
Development Regulations.
5. Agriculture and Forestry
Agriculture and forestry are permitted uses under the Rural designation, and discretionary uses in certain
other designations, subject to all other provisions of this Municipal Plan and the Development Regulations.
Higher intensity livestock and related agricultural uses shall be separated by an adequate buffer between
existing and proposed residential developments and shall conform to Provincial Government policies and
guidelines with respect to their development and management.
Domestic and commercial cutting areas within the Planning Area are defined by the Department of Natural
Resources as Forest Resource Areas. Activities within these Forestry Resource Areas must be approved by
that Department.
6. Heritage Resources
Archaeological sites and discoveries are protected under the Historic Resources Act, 1985. If such a site is
discovered, development shall stop and the Provincial Archaeology Office of the Department of Tourism,
Culture and Recreation consulted.
Work by archaeologists have determined that there are other potential sites on the Southeast Arm and
Northeast Arm areas that lie outside the Cultural Heritage District.
While the focus remains on the key sites and their development, the programme of archaeological research
should continue so that all areas with archaeological potential are investigated as quickly as possible.
The Town shall endeavour to conserve and develop its heritage resources, and encourage the preservation
of buildings of historic interest through regulation and/or other suitable means.
7. Comprehensive Development
A comprehensive development (containing one or more individual developments) must be connected to
municipal water and sewer services.
A Comprehensive Development Scheme prepared under Section 29, Urban and Rural Planning Act, would
normally include the following:
- goals, objectives and land use policies for the development area,
- phasing of the development,
- street and servicing layout,
- provision for recreation needs of the development area,
- accommodation of site conditions such as poor drainage, steep slopes, flooding potential
and rocky ground,
- any issues related to the long-term maintenance of streets and other services,
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Placentia Municipal Plan 2014 - 2024
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- any required amendment to the Municipal Plan and Development Regulations for adoption
by Council.
The Scheme would be prepared and reviewed by Council according to its regular development approval
process, including an opportunity for public input.
8. Discretionary Uses
Unless it is specifically set out as a discretionary use under the Municipal Plan, the Town may determine
that a use should be so identified under the Development Regulations, where, in its opinion:
(a) the use is likely to have an impact on the predominant uses of the zone and that in
order to mitigate this impact it is desirable to consult with the public and any affected
parties prior to issuing, issuing subject to conditions, or refusing a permit;
(b) it is necessary to attach conditions to an approval that differ from the standard
conditions under the Development Regulations to ensure that the discretionary use is
compatible with nearby uses and the predominant uses of the zone.
9. Environment
General - The Town shall consider the suitability of all proposed development sites in terms of steepness
of grades, soil and geographic conditions, the location of watercourses and wetlands.
Before approving development of steep sites, the Town may require a review of the development proposal
by a certified engineer, landscape architect or similar professional. The review shall include an evaluation
of site grading, drainage and landscaping and the potential of the development to cause erosion onto
adjacent lands and bodies of water.
The Town shall ensure that the proposal is not inappropriate by reason of:
(a) precipitating or contributing to a pollution problem in the area; or
(b) creation of erosion and/or sedimentation.
Waterways - Buffers
(a) A protective buffer of undisturbed soil and vegetation shall be preserved along the
shoreline of all waterways. The buffer shall be sufficient to prevent erosion, retain natural
drainage features, prevent siltation, preserve public access and protect fish habitat
(minimum of 15 metres).
(b) Subject to the appropriate approvals and reviews, only fences, trails and uses
including accessory uses, requiring direct access to a body of water may be permitted in
these buffer areas. These uses are permitted only with a release from the Department of
Environment & Conservation.
(c) The matter of adequate and usable legal public access to a waterway may be used as a
consideration in the review of an application for a structure within a buffer and/or adjacent
to a waterway.
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Placentia Municipal Plan 2014 - 2024
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(d) Any activity that has the potential to affect fish habitat, in particular along the
scheduled salmon river systems of the North East and South East Rivers, shall be
forwarded to Fisheries and Oceans Canada for review.
Flood Risk Areas - see policies in this Plan.
10. Mineral Exploration
(a) Subject to the other provisions of this Municipal Plan, mineral exploration which is
not classed as development by virtue of appreciable soil disturbance, construction of access
roads, noise, odour and appearance can be permitted anywhere in the Planning Area,
provided that adequate notification is provided to the Town.
(b) Mineral exploration which is classed as development shall be permitted in the
Mineral Workings and Rural designations, provided that adequate provision is made for
buffering/and or other mitigations of impacts on residential and other non-rural and
recreational areas, and provided that all necessary approvals are obtained. Within 300
metres of Residential, Residential Mobile Home, Mixed Development, Commercial,
Commercial General and Open Space designations, mineral exploration may be treated as a
discretionary use.
Where there is soil disturbance, the developer shall provide a financial surety and/or other
satisfactory guarantees of site landscaping to the Town.
11. Mineral Workings
In order to avoid any possible land use conflict and to protect public health, a buffer zone shall be
established around certain mineral workings as shown on the Future Land Use Maps, wherein all new
residential development applications shall be reviewed by the Department of Natural Resources prior to the
issuance of a permit by the Town. Conversely, mineral workings shall not be permitted to encroach upon
residential areas.
12. Protected Road
Development within the Protected Road Building Control Lines of Argentia Access Road (Route 100),
shall be referred to Service NL for approval before the Town issues its approval. The control lines extend
100 metres from the centre line (within the municipal boundary) or 150 metres (within the planning area
boundary).
13. Hiking Trails
Designated Trails
In close consultation with neighbouring communities, Placentia, Placentia Area Development Association,
the Argentia Management Authority, the Avalon Gateway Development Corporation, and others have been
planning and developing an extensive network of trails that are based upon historic railway rights of way,
paths and trails.
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Placentia Municipal Plan 2014 - 2024
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Designated trails will be protected by a suitable buffer, within which any development application shall be
referred by the Town to the Heritage Trail Committee and other relevant agencies, prior to the granting of a
permit.
East Coast Trail
If a link with the East Coast Trail is developed in future, any development within a certain distance of the
Trail shall be subject to review and approval by the Town after consultation with the East Coast Trail
Association and relevant Provincial Government agencies. The intent will be to protect the Trail as a
hiking/walking facility in a largely natural environment.
No development shall be allowed on Crown Land within the corridor except that related to trail
development or other uses compatible with trail use, except for:
(i)
cultural and heritage uses, such as the development of the Vieux Fort site on Mount Pleasant as
shown in the Cultural Heritage District Development Scheme;
(ii) wharves and related marine uses, provided that adequate natural buffering is provided for the
trail;
(iii) public utilities and essential services - provided these are suitably buffered from the trail and
impacts are minimized.
Where land is privately held or leased, then development will be reviewed in accordance with the intent of
protecting the integrity of the trail and satisfying the buffering conditions applicable to all designated trails.
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Placentia Municipal Plan 2014 - 2024
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Land Use Designations
The land resources of the Placentia Planning Area shall be managed in accordance with the proposed land
uses shown on the Future Land Use Maps and the policies of this Municipal Plan. The Planning Area is
divided into the land use designations outlined below.
Residential
Mineral Working
Residential - Mobile Home
Open Space
Residential - Seasonal
Protected Water Supply
Mixed Development
Heritage Conservation Area
Commercial
Commercial General
Institutional
Industrial
Rural
The Future Land Use Maps show two features overlaying the above designations:
Cultural Heritage District, and
Dunville By-Pass
In addition, flood risk areas are shown on a separate map (appended to this document).
The policies related to these areas are dealt with in turn in the text following.
Residential Designations
Three residential designations are recognized: Residential, Mobile Home and Seasonal Residential. The
Residential Designation is applied to all areas (serviced, partially serviced and unserviced) that are deemed
suitable for residential purposes for the next ten years, extending from Dunville to and including South East
Placentia. The Mobile Home designation is applied to the mobile home park in Dunville. The Seasonal
Residential designation is applied to the largely built up cottage area bordering on Beaver Pond.
1. Residential
Single detached and double dwellings are the principle permitted uses in the Residential designation.
Higher density housing types may be permitted at the discretion of Council but only in fully serviced areas.
Council shall consider the compatibility of these uses with the surrounding area and the potential impact
on adjacent dwellings. Council will ensure that the water and sewer services are capable of absorbing a
multiple dwelling unit development.
Home business, recreational open space and antenna may be permitted in this designation. Home
businesses involving the manufacture of goods, the provision of personal services or professional offices
may be permitted, provided:
the home business is subsidiary to the residential use,
the primary use of the property remains residential and,
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Placentia Municipal Plan 2014 - 2024
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the home business will not negatively affect the surrounding residential area because of any
nuisance associated with its operation.
The conduct of a home business in an accessory building may be permitted, subject to the discretion of
Council.
A marina may be permitted in a residential area, provided it is a fishing-related or recreational type of
facility associated with a nearby residential use.
Public uses such as institutional and community facilities may be permitted at the discretion of Council,
provided the use will not detract from the residential character of the surrounding area.
Council may permit certain agricultural and forestry activities at its discretion, provided they are compatible
with existing and future residential uses. For example, no intensive livestock operations likely to require
physical separation from residential uses shall be permitted.
Council may permit convenience stores, provided there is no negative impact on adjacent residential
properties and that adequate parking is provided. Maximum floor area allowed will be established in the
Placentia Development Regulations.
Development within the Flood Risk Areas - Floodway, Flood Fringe, and Special Policy (see appended
map) - is subject to the policies of this Plan and the approval of the Minister of Environment and
Conservation.
Backland Development
Development of properties behind existing residences will normally not be permitted unless there is
sufficient land available for the additional houses to have standard frontage on a publicly maintained street.
In specific circumstances (such as when a person owns a regulation-size building lot but there is not
enough land available for full public street frontage) backland development may be considered on a
discretionary basis. In such cases, the following requirements will be met:
Full clearance for water and sewer services issued by the Municipality.
To ensure that the development will not prejudice the use of adjacent backlands, Council will
assess the potential use of adjacent lands. Where there is potential for additional development in
the area, Council will satisfy itself that the lot and access road are properly located and that the
road can accommodate future development. In such cases, the owner will be required to acquire
title to sufficient land to accommodate a future municipal road, considering factors such as grades
and sight lines. The specific width will be determined by the Placentia Development Regulations.
Where there is no potential for additional development of adjacent lands, the access road will be
treated as a private driveway. If the decision is made to approve, a covenant shall be attached to
the deed requiring that the access road to a public street remain private in future.
In order that Council can meet its commitments for public safety and emergency services, the
dwelling unit on a backland lot shall not be further than 32 metres from a public street that can be
used year-round by service and emergency vehicles.
Infilling of development on laneways already containing houses may be permitted, but will be
evaluated carefully, considering the above factors.
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Placentia Municipal Plan 2014 - 2024
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2. Residential - Mobile Home
Mobile homes shall be permitted in the Mobile Home designation. Development in the Mobile Home
designation shall only take place on fully serviced lots that meet the requirements of the Placentia
Development Regulations. Recreational open space is a discretionary use in this designation.
Non-residential mobile homes/trailers may be permitted in the Planning Area on a temporary basis (e.g., for
construction/work-camp purposes).
3. Residential - Seasonal
Land on the shores of Beaver Pond is designated Seasonal Residential, including an expansion area along
the north shore of the Pond (see footnote 1). Seasonal Residences may be permitted providing conditions of
access and on-site services are met. Recreational open space is a permitted use and agriculture, forestry and
antenna uses may be permitted.
Commercial Designations
Three categories of commercial designation are identified in this Municipal Plan: Mixed Development
(residential with a mix of commercial types of uses), Commercial (limited to purely service and mercantile
types of businesses), and Commercial General (an array of commercial, institutional, community and light
industrial uses).
4. Mixed Development
This designation applies to areas that contain and are intended to contain a mix of residential, commercial
and other uses, with the residential uses being predominant, and other uses being evaluated as to how they
impinge on the residential uses.
1 This proposed expansion was developed in 2011 by Land Management Division, Department of Environment and
Conservation.
Single and double dwellings, recreational open space and antenna shall be permitted uses, subject to
meeting the municipality's regulations. A broad range of home businesses involving the small scale
manufacture of goods or the provision of services may be permitted provided the proposed use will not
negatively impact on adjacent dwellings. Higher density dwellings may be permitted, subject to the
considerations outlined in the Residential designation.
Commercial, light industrial and community uses may be permitted at Council's discretion, provided the
proposed use will not give rise to excessive noise, traffic or other forms of pollution and will not cause a
nuisance or hazard to adjacent residential uses.
Development in this designation shall be connected to municipal sewer and water services.
Development within the Flood Risk Areas - Floodway, Flood Fringe, and Special Policy (see appended
map) - is subject to the policies outlined in this Plan and the approval of the Minister of Environment and
Conservation.
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5. Commercial
Retail stores, business and personal service, commercial residential and catering uses and antenna shall be
permitted in this designation.
Development in this designation shall be connected to municipal sewer and water services.
Development within the Flood Risk Areas - Floodway, Flood Fringe, and Special Policy (see appended
map) - is subject to the policies outlined in this Plan and the approval of the Minister of Environment and
Conservation.
6. Commercial General
This designation includes areas containing a broad range of commercial, industrial and community uses.
Development in the Commercial General designation will be in the nature of general commercial,
institutional and industrial uses. Uses including stores and services, business offices, hotels, restaurants,
and lounges may be permitted. Low hazard industrial uses including service stations, warehousing and
distribution, workshops, processing plants and contracting yards may be permitted. Community facilities
such as churches, halls, libraries and post office, and recreational open space may also be permitted.
Development in this designation shall be connected to municipal sewer and water services.
Development within the Flood Risk Areas - Floodway, Flood Fringe, and Special Policy (see appended
map) - is subject to the policies outlined in this Plan and the approval of the Minister of Environment and
Conservation.
7. Institutional
The Placentia Municipal Planning Area has a large number of public uses serving the region's educational,
health and government needs, including the community college, high school, hospital, church and nursing
home.
All types of institutional uses, including institutional, educational, religious, recreation, health, government
and community service uses, recreational open space and antenna may be permitted in this designation.
Institutional uses shall be connected to municipal sewer and water services.
Development within the Flood Risk Areas - Floodway, Flood Fringe, and Special Policy (see appended
map) - is subject to the policies outlined in this Plan and the approval of the Minister of Environment and
Conservation.
8. Industrial
The Industrial designation is meant to delineate areas suitable and/or required for industrial and
transportation purposes, including public works depots.
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Within the Industrial designation, industrial, transportation and other compatible uses may be permitted
provided they meet environmental standards and present no hazard to residential or other adjoining uses
related to traffic, visual blight, noise, dust, etc.
Within the Argentia Industrial Complex, a range of uses may be permitted, including marine transportation,
passenger assembly, manufacturing, fabrication, construction, ship repair, warehousing, marshalling,
storage, technology research and development and associated businesses. In addition, recreation
(associated with RV parking, recreational trails) and assembly uses and a local convenience outlet
associated with these uses may be permitted.
The predominantly industrial and service industrial functions of the designation shall be protected and
enhanced, and new developments shall not impinge upon current or planned industrial activities.
All development shall be connected to municipal sewer and water services, except where none is required
(e.g., gravel extraction).
9. Rural
Land in the Placentia Municipal Planning Area not identified for urban development is designated Rural.
A range of resource and related activity is allowed for in the designation, while preventing urban
development. The overall intent is to preserve the natural resources by preventing encroachment by non-
compatible uses, and also protecting major scenic views.
Uses permitted in the Rural designation include agriculture, forestry, mineral exploration and antenna.
Subject to Council's discretion, single dwellings (if subsidiary to a permitted use), seasonal residential
dwellings, cemeteries, rural industry, animal, mineral workings, solid waste disposal and commercial
recreational uses (e.g., travel trailer parks, golf courses and driving ranges, tourist cabins and camping
parks) may be permitted. Industrial uses shall be limited to those for which location next to a natural
resource is required.
Seasonal residential dwellings may be permitted in areas traditionally used for such purposes, provided
that:
(a) primary access is provided by an approved ATV trail;
(b) there is adequate provision for on-site services;
(c) dwellings do not conflict with the resource based uses permitted in this designation
Agriculture and forestry uses - see General Policies section.
Highway 100 and the Road to Argentia
In order to preserve the appearance of the "Gateway", no visible mineral workings shall be permitted off
Highway 100, the road into Argentia and off Highway 100 through Point Verde (the Downs excluded).
Before a permit is issued, an assessment shall be carried out of the proposed mineral working's visual
impact. If it is visually intrusive, a permit shall either be refused, or the proponent required to provide
screening in accordance with a landscaping plan approved by Council.
Aggregate Extraction
Council shall identify and provide controls in areas with aggregate reserves. In these areas, land use shall
be restricted to aggregate extraction. Development proposals shall be referred to the Department of Natural
Resources. A pit cannot be located within 300 metres of a residential, institutional, commercial or light
industrial development, and a quarry with blasting must be separated by at least 1000 metres. Any
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development within these separation buffers must be referred to the Department of Natural Resources.
Operations may be required to maintain or create a visual and physical buffer as prescribed by Council.
Solid Waste Disposal
To ensure that public health and amenity is protected and to minimize the potential for land use conflict,
Council will maintain a 1.6 kilometre buffer around the waste recovery facility on Fox Harbour Road. Any
development in this buffer shall be referred to Service NL so that potential conflicts can be identified and
mitigated.
Council shall refer applications in proximity to abandoned waste disposal sites to Service NL for review
and identification of potential environmental hazards. Applications for re-use of these sites must be
approved by Service NL.
10. Mineral Working
The Mineral Workings designation is applied to areas where there are high concentrations of mineral
workings and aggregate potential, in particular, the Downs area of Point Verde. Within this designation,
mineral workings and mineral exploration are permitted uses. Agriculture, forestry, scrap dealer and
antenna are discretionary uses. Within the Downs of Point Verde, a 40 m buffer shall be maintained along
the seaward side and no mineral workings shall be permitted in this area.
11. Open Space
The Open Space designation is applied to areas set aside for public and private recreational, amusement,
and conservation purposes.
Permitted uses in the designation shall include indoor assembly, marinas, outdoor assembly, and
recreational open space. Agriculture, campgrounds, forestry and antenna are discretionary uses in this
designation.
Within Flood Risk Areas (see appended map), the Flood Risk Area Policies shall apply and all
development is subject to the approval of the Minister of Environment and Conservation.
12. Protected Water Supply
There are three areas within the Placentia Municipal Planning Area designated as Protected Water Supply
Areas under the Department of Environment and Conservation.
Larkin's Pond serves the former communities of Freshwater, Jerseyside, Placentia and Ferndale.
Wyse's Pond provides domestic water for Dunville.
South East River was developed as a water supply for the former community of Placentia.
The Planning Area contains two other, unprotected, watersheds; Argentia Pond and Gull Pond.
No development is permitted in these watersheds without approval by the Department of Environment and
Conservation. Conservation and public utilities, trails based upon existing rights of way (including former
rail beds), and certain rural uses, may be permitted.
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Existing developments in these areas will be allowed to continue unless it is established that these are
impairing water quality. Expansion and upgrading of existing uses, buildings or facilities must obtain prior
written approval from the Department of Environment and Conservation.
Re-use of existing buildings and structures may be permitted provided:
(a) the use is not deemed to be more environmentally intrusive than the original use and will not
impair domestic water quality or quantity;
(b) no chemicals or petroleum products are stored on the property;
(c) no vehicles or machinery are stored or maintained on the property;
(d) approval from the Department of Environment and Conservation is obtained.
Larkin's Pond
The Larkin's Pond Protected Water Supply is deemed to be different from the other water supplies by
virtue of the urban development that has already occurred along the Freshwater side. This development
includes several residences, a portion of a commercial garage, former school buildings, and a bed and
breakfast that was formerly a manse.
Existing development is allowed to continue, provided water quality is not affected. At the discretion of
Council, new single dwellings may be permitted on an infill (between two developed lots) basis along
existing public roads.
South East River
Mineral workings or forestry activity may be permitted subject to the controls on mineral workings set out
in this Municipal Plan and subject to the approval of the Departments of Environment & Conservation and
Natural Resources.
Wyse's Pond
The policy is to keep this water supply substantially undeveloped. Development shall be limited to land
use activities and structures related to the future provision of domestic water and passive recreation.
13. Heritage Conservation
There are four major elements to the protection and development of Placentia cultural and heritage
resources:
(a) The Heritage Conservation Area designation in Townside and Jerseyside (see below)
which provides specific development requirements to a portion of the old Town in order to
ensure that the historic character of the area is maintained and developed.
(b) The Cultural Heritage District, which protects significant heritage, cultural and
archaeological resources in the historic core of Placentia - comprising Block House,
Townside, Jerseyside and Freshwater (see section below).
(c) The protection of archaeological sites (see General Policies).
(d) The Placentia Heritage Trail system, (see General Policies).
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Almost all of the lands designated Heritage Conservation Area, and a very significant portion of the
Cultural Heritage District (excluding the higher elevations of Jerseyside, and the Freshwater Area) lie
within one of the Flood Risk Areas. The Heritage Conservation Area designation lies almost entirely within
the most restrictive of the Flood Risk Areas - the Floodway.
This Municipal Plan sets out the requirements for development within the Flood Risk Areas, and this
section must be read together with policies dealing with the Cultural Heritage District and the Heritage
Conservation Area Designation.
The area between Prince William Drive and the Orcan River centred on the Town Square and land at the
Gut in Jerseyside is designated Heritage Conservation in recognition of the historic character of many
buildings and sites, its major archaeological potential and Castle Hill National Historic Park.
Council shall refer any applications involving excavation or extensive disturbance of the ground to the
Historic Resources Division of the Department of Tourism, Culture and Recreation prior to issuing a
development permit.
1) Council shall encourage the restoration, renovation and adaptive re-use of existing buildings.
(2) Council shall pursue the implementation of the downtown redevelopment scheme, which
includes an archaeological survey, an inventory of historic buildings, and streetscape design and
improvements.
(3) Permitted uses in the Heritage Conservation designation include apartment building, bed and
breakfast and boarding house, double dwelling, residential marina, recreational open space, row
dwelling, single dwelling and antenna, along with home based businesses.
(4) Council may permit commercial, public and cultural uses, provided they are compatible with any
nearby residential uses.
(5) Council shall encourage the continued development of uses and activities which enhance the
potential of the Town Square as a centre of the community.
(6) New development and extensions to existing buildings shall closely reflect the design of existing
traditional buildings in terms of style, cladding, scale and height.
(7) Wherever a design scheme is approved for all or part of the Heritage Conservation designation,
Council shall require that the design of a building, its extension or renovations, and the design of the
property, shall conform to the design requirements set out in the scheme.
Flood potential - A large proportion of the lands designated Heritage Conservation, and a very significant
portion of the Cultural Heritage District, excluding Freshwater and the higher elevations of Jerseyside, lie
within a Flood Risk Area (see Flood Risk Areas Map appended to this document). The Heritage
Conservation Area designation in Townside lies almost entirely within the most restrictive of the Flood
Risk Areas - the Floodway.
The Flood Risk Areas Section of this Plan sets out the requirements for flood prevention/mitigation and
must be read together with policies in the Heritage Conservation Area Designation.
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Other Policy Designations
The following text outlines policies for three areas overlying the land use designations on the maps
accompanying this document.
A.
Cultural Heritage District,
B.
Flood Risk Areas, and
C.
Dunville Bypass.
A. Cultural Heritage District
The boundaries of the Cultural Heritage District were determined from the research carried out in preparing
the Townscape Plan. They take in the original Townside (including Block House, Bruley, Townside,
Dixon Hill), Jerseyside Flat, Jerseyside and Freshwater, together with Mount Pleasant, the sites of original
settlement by the French and Basques.
The objectives and policies outlined below are designed to support the implementation of the Placentia
Cultural Heritage District Master Plan 2001 ("Townscape Plan") and to further implement the heritage
conservation policies of this Municipal Plan.
The Master Plan and the Cultural Heritage District Map remain in effect as a companion document to this
Municipal Plan (the District boundary is also shown on Plan Map 2A, overlaying the Plan designations).
The boundaries of the District as shown on the Placentia Cultural Heritage District Map may slightly vary
from those shown on Plan Map 2A. Where there is a conflict, the boundaries shown on the Future Land
Use Map shall prevail.
The objectives and policies contained in this Section are to be read together with the other provisions of the
Municipal Plan and Development Regulations, and the Townscape Plan.
The objectives of the Cultural Heritage District are:
(a) to strengthen recognition of Placentia's unique and significant place in Canadian
history and culture;
(b) to foster contextually appropriate design of the built environment, and in particular to
encourage appropriate design of buildings and facilities on larger vacant parcels of land;
(c) to protect known monuments and historically significant sites from adverse
development, and to foster their development and use as major national and provincial
historic and cultural sites;
(d) to protect buildings of historic, cultural and architectural interest and/or significance,
and to foster the appropriate development of neighbourhoods;
(e) to foster significant and appropriately focussed public and private investment in the
Town's historic ocean-side communities and to direct this investment within the Cultural
Heritage District to:
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townscape improvements (hard and soft landscaping and certain types of
structures which enhance the appearance and usability of the community);
preservation and rehabilitation, along with the appropriate adaptive reuse of
culturally, historically and architecturally significant buildings and properties;
the identification, preservation and appropriate development of archaeological
resources;
community cultural and recreational facilities; and,
the improvement of water and sewer services, and roads and sidewalks in
conjunction with the Townscape improvements.
(1) The Heritage Advisory Committee (formerly Placentia Historic Trust) shall review
and advise Council on development applications for compliance with policies
relating to the protection and development of the Cultural Heritage District.
(2) Development within the Cultural Heritage District shall occur within the context
provided by the Placentia Townscape Development and Cultural Heritage District
Master Plan, and the proposals for site and area development in Part B and Sections
4.4, 4.5, and 4.6 of the Townscape Plan.
(3) No development shall be permitted which may impede or otherwise negatively affect
the implementation of the Placentia Townscape Development and Cultural Heritage
District Master Plan.
(4) Development which contributes to the implementation of the Townscape Plan
proposals shall or may, subject to the other requirements of the Municipal Plan and
Development Regulations, be approved. The following shall be considered:
Design of development within the Townscape Comprehensive Design
Areas as shown on the Development Scheme Map and also indicated in this
Plan shall further the goals of the Townscape Plan.
Development on sites of significant historical and cultural interest as
identified on the Cultural Heritage District Map may only be permitted if
designed to enhance the historical and cultural significance of the site after
careful research and planning. Where permitted under the Municipal Plan and
Development Regulations, such development can include uses related to
historical and cultural interpretation and tourism related commercial and public
uses.
Relict Beaches in the Townside and Blockhouse areas, which are
classed as Significant Sites, should be preserved as much as possible. Any
design should incorporate elements of the relict beach into the development.
(5)
Wherever feasible, views of significant landmarks as shown on the Cultural Heritage
District Map shall be protected through the control over the siting, massing, and height of
buildings and structures.
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In particular, views from Castle Hill to Blockhouse, Sacred Heart Church, and the
Ambrose Shea Bridge shall be protected.
Also, the Heritage Advisory Committee may recommend the establishment of protected
view-planes, and provide advice on appropriate design to conserve views of these and other
landmarks.
(6)
Reflecting considerations described under Part B, Section 4 of the Townscape Plan,
standards for major new development shall endeavour to reflect specific site characteristics
and the neighbourhood context while satisfying basic requirements for safety and access by
emergency vehicles, and the requirements shall, where appropriate to the scale of the
development, include:
(a) landscaping standards (plantation types, hard and soft landscaping; overall design) for
separate developments;
(b) fencing and screening design standards (to suit the local situation);
(c) alterations to building set back and yard requirements (where necessary, to suit the local
situation);
(d) overall landscaping plan for subdivision - "integrated design" approach;
(e) a professional landscape design for significant developments, such as residential
subdivisions, apartment houses, and larger scale or otherwise significant non - residential
developments (for example, facilities with outdoor storage);
. . and may include consideration of variances in accordance with Ministerial Regulation
12 (1) (up to a maximum of 10%), as follows:
(f) alteration in subdivision design standards to facilitate integrated design;
(g) elimination or modification of certain standards pertaining to density and minimum
floor area in order to make it easier to achieve design goals;
(h) building design standards for the Cultural Heritage District outside the Heritage
Conservation Area covering matters pertaining to the design and siting of the building or
buildings on a property.
In this context, major new development is generally meant to include:
new commercial, industrial or institutional development;
apartment buildings and other larger residential developments;
subdivisions of five or more lots and developments on larger blocks of land.
(7)
The Town will implement programs and regulations to ensure that properties remain
attractive and well-kept within the Cultural Heritage District and the town as a whole.
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Townscape Design Areas and Significant Sites
In addition to any others that may be identified, the following sites and areas, including major linkages and
trails, shown on the Cultural Heritage District Plan are designated individually or as part of townscape
comprehensive development areas.
(1)
Townscape Comprehensive Design Areas - the key areas (identified in the Cultural
Heritage District Plan) are Block House Road, Prince William Drive, Town Square and
adjacent areas, Jerseyside Flat, and the lands associated with Freshwater River, beginning
with the Larkin's Pond gateway (also part of the Placentia Heritage Trail) and ending with
Lafontaine/Freshwater Cove.
(2)
Significant Sites, as defined in the Townscape Development Scheme, include:
o the Relict Beaches of Townside and Blockhouse
o Blockhouse Fort
o The Great Beach and the Boardwalk
o Dixon Hill, Mt. Carmel Cemetery (visual landmarks), Old Quarry
o The Swans
o Sacred Heart Church (also visual landmark)
o Court House (also a visual landmark)
o (former) Placentia Hospital Site
o O'Reilly House (Museum)
o Telegraph House
o St. Luke's Church and Basque Cemetery
o Great Beach Palisade
o Fort Frederick
o the Leading Lights
o Mount Pleasant and Vieux Fort (visual landmarks), Betty's Cove
o Ambrose Shea Lift Bridge (visual landmark), the Gut
o Kemp Historic Shipyard and Jerseyside Marina - Jerseyside
o Fort Louis, Basque Cemetery, Portuguese Church site
o Ferndale Road/Highway 100 (Freshwater Road) Intersection and former Jerseyside
Station site
o Castle Hill National Historic Park (visual landmark)
o Freshwater Cove and Lafontaine Node and Gateway
o Freshwater River
o Node and Gateway - Larkin's Pond/Freshwater River
o Detached Redoubt - "Horseshoe Redoubt"
o Crevecoeur Battery.
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Townscape Projects and Priorities
This Section sets out the suggested projects and priorities as derived from the Townscape Plan. These are
meant to be used as guidelines, and can be altered to suit the circumstances, provided that the works are
not taken in isolation, but are suitably integrated with each other so as to maximize their impact and cost
efficiency. Cost estimates are described in the Townscape Plan.
Projects
In order to ensure that the archaeological resources are protected, the work shall be reviewed by the
Provincial Archaeology Office before it commences. The projects for which estimates were derived are:
Townside Placentia:
Beach Road Streetscape
Blockhouse Fort Day Use and Interpretive Area
Cape Shore - Placentia Gateway at Blockhouse
Court House and Beach Road Linkage
Fort Frederick Site Development
Leading Lights (Lighthouses and Site Development)
Lift Bridge - Structure Enhancement and Site work
Orcan Drive Parking Areas and Road Realignment
Orcan Drive Riverside Pedestrian Nodes
Prince William Drive
Streetscape Development and Miscellaneous Components
Town Centre Construction/Renovation
Town Square Site work
Jerseyside/Freshwater/Dunville/Argentia:
Argentia Entrance Development (Signage and Landscaping)
Dunville Entrance Development (Signage and Landscaping)
Fort Louis (Seawall Palisade, Interpretive Nodes and Battery Road)
Freshwater Park
Freshwater Interpretive Walkway
Streetscape and Miscellaneous Components
Waterfront Development, Basins, Ferry Dock and Site work
Required Infrastructure Upgrades:
Water and Sewer Services
Road and Street Improvements.
Priorities
Following upon Section 5.4.1 and 4.7 of the Townscape Plan the priorities fall into a number of groups:
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(a) Ongoing infrastructure improvements as work proceeds on the townscape improvements
- the two must go hand in hand to ensure that the work is done well and lasts;
(b) Ongoing archaeological assessment and development that runs in tandem with the more
overtly physical improvements - in particular, Forts Frederick, Louis and Vieux Fort (Mount
Pleasant) - and other sites as determined;
(c) Townside improvements - beginning with development and renovation of the Town
Square, including the areas around the Ambrose Shea Bridge, and historic residential areas;
(d) The gateways at Blockhouse and Argentia
(e) Jerseyside/Freshwater/Dunville/Argentia improvements - including the Jerseyside
Marina area and Lafontaine - Freshwater River Park.
B. Flood Risk Areas
This Plan identifies three flood risk areas (see Flood Risk Areas Map appended to this document):
(a) Floodway,
(b) Floodway Fringe, and
(c) Special Policy Area in Bruley.
The goal is to ensure that development is managed to minimize damage to persons and property through
combining land use restrictions and development standards that are relevant to each of the flood risk areas.
Any development within a flood risk area shall be subject to the approval of the Minister of Environment
and Conservation in accordance with the Water Resources Act.
The Department of Environment's Policy Directive W.R. 96-1 outlines which uses can be permitted in the
Flood Risk Areas, and the conditions affecting them.
Development allowed in all three Flood Risk Areas, includes:
(a) existing uses, with restrictions on expansion; additions, modifications, enhancements and
improvements to existing structures within the flood plain (where there is an increase in the floor
area involved), will be assessed for suitability under the policies of this Plan.
(b) temporary alterations in a buffer zone, a designated floodway fringe, a flood plain, a
designated floodway, and the body of water itself (see Policy Directive W.R. 96-1), and
(c) non-structural uses, including conservation, open space recreation.
Floodway - The uses permitted in this area are:
(a) existing uses;
(b) temporary alterations in a buffer zone, a designated floodway fringe, a flood plain, a
designated floodway, and the body of water itself (see Policy Directive W.R. 96-1);
(c) non-structural uses, including conservation, open space recreation.
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Floodway Fringe - Within this area, the following uses:
(a) temporary alterations in a buffer zone, a designated floodway fringe, a flood plain, a
designated floodway or the body of water itself;
(b) non-structural uses such as conservation and open space recreation;
(c) structures related to use of water resources such as wharves, slipways, boathouses, pumping
stations, storm or sewerage discharges;
(d) minor structural or other projects where only soil disturbance is involved such as trails,
pipelines, transmissions lines, roads where there will be no change in the grade of the land;
(e) other structures not used primarily for residential, commercial, industrial or institutional
purposes;
(f) industrial uses related to shipping or the fishing industry;
(g) business and personal service uses, mercantile uses, and other industrial uses;
(h) assembly uses, institutional uses, and residential uses;
can only be permitted if:
(i) the ground floor elevation of the structure is higher than the 1 in 100 year flood level, and,
(ii) the structure will not interfere with the flow of water or displace water such that it creates a
worse flooding situation for other properties,
(iii) the structure and the associated utilities are designed and constructed in accordance with the
approved flood proofing guidelines of the Department and entrances and exits from the building
can be safely used without hindrance in the event of a flood, and,
(iv) the proposed use of the facility and site will not involve any storage of pollutants such as
fuels, chemicals and pesticides.
Special Policy Area, Bruley - Development in this Area can be permitted in accordance with the
provisions regarding the Floodway Fringe Area (1:100 year) provided that a comprehensive plan is adopted
for this area, ensuring that surface drainage in existing developed areas is not disrupted by new
development along Southeast Arm that would cause flooding.
Future Management
In the short term, the above policies will limit new development in the flood risk areas, particularly the
Floodway. This section seeks to address the long term issues related to flooding in Placentia.
New development in the Special Policy Area of Bruley will be prohibited pending the preparation and
implementation of a comprehensive plan to control flooding and drainage (Assessment of the Effects of
Development in the Bruley Area of Placentia Shawmont Newfoundland December 1987);
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The original definition of the flood risk areas and the subsequent engineering studies on mitigation
measures was carried out over twenty years ago, and the delineation of flood risk areas was done prior to
the construction of the flood control structures (wave wall along the Orcan River and cribbing along the
Beach).
In the long term, the development restrictions alone could lead to a gradual deterioration of the historic core
of Placentia and its main business area as new development avoids the area, existing properties are not
properly maintained and public investment in the area is avoided or downscaled.
So that disruption is minimized, the studies that were prepared under the Canada-Newfoundland Flood
Damage Reduction Program, including the engineering studies, should be completely updated to include:
(a) all tidal areas within the Planning Area, including parts of South East Placentia and Point
Verde,
(b) the latest findings pertaining to climate change, and
(c) a review of the flood control structures that were erected subsequent to the original mid-
eighties studies.
A comprehensive plan for Bruley as set out in the Shawmont Newfoundland Report should be prepared and
implemented, but only after the reassessment noted above.
A strategy must be developed for dealing with the social, cultural and physical implications of the present
policies on development in flood risk areas, and the outcomes of the proposed studies and actions. Among
other things, this strategy should examine:
(a) the effect of being in a known area of flooding and of development restrictions on the future
of the affected areas and the Town,
(b) public and private investment in the flood risk areas,
(c) planning and development options, and
(d) social, cultural, economic and land use impacts of the various options at the local and
regional levels.
C. Dunville Bypass
The Provincial Government has identified the general location of a future arterial road to bypass the built
up portion of Dunville to emerge back at Highway 100 several hundred metres north of the access to
Argentia.
The approximate (subject to engineering design) location of the bypass is shown on Future Land Use Maps
as a 100 metre wide corridor, except around Wyse's Pond where the corridor has been widened to include
both possible alignments. Any development within this corridor shall be referred to the Department of
Transportation and Works for review prior to the granting of a permit.
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3. Plan Implementation
The adoption of this Plan represents only the start of the 2014 - 2024 planning process. The Plan will be
implemented over the next ten years through ongoing review and decisions of Council and in co-operation
with Council and its collaborators. 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, policies and
programs. All development within the Planning Area shall conform to this Plan. It is intended that no
amendment of this Plan will be required to permit minor adjustments of the Plan's boundaries.
Control of Development
Council will exercise control over all development within the Planning Area in accordance with this Plan
and the Development Regulations.
Any person wishing to develop or subdivide land for any purpose within the Placentia Planning Area shall
make application for permission to Council. All new development or redevelopment as well as any change
of use or alteration or improvement to any land or existing building will require a permit from Council. A
building permit will not be granted until a development and/or subdivision permit has been obtained.
Public Consultation
Council is committed to consultation with citizens and will seek input from the public on planning and
development matters that, for example, require a change of Town policy, an amendment to the Plan or
Development Regulations.
Amending & Reviewing the Plan
Amendments to the Plan may be considered by Council under certain conditions, such as:
o
If changing circumstances require that a Plan policy be re-examined,
o
If studies have been undertaken which contain recommendations or policies that
should be incorporated into the Plan, or
o
If a provincial land use policy has been released that requires a change in policy by the Town.
Should amendments to the Plan be necessary during the Planning Period, they shall be prepared according
to the Urban and Regional Planning Act, Sections 16 - 30.
After five years from the date on which this Plan comes into effect, Council will review the Plan and revise
it if necessary. Revisions will take account of development which can be foreseen during the following 10
years.
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Development Regulations
Once this Plan is adopted, Council will adopt Land Use Zoning, Subdivision and Advertisement
Regulations (or Development Regulations) pursuant to Section 35 of the Urban and Rural Planning Act
2000 which states in part:
A council shall, to ensure that land is controlled and used only in accordance with the Municipal Plan,
make development regulations respecting:
-
land use zoning,
-
the requirements for residential lots, and
-
the development of and requirements for subdivisions.
Permitted and Discretionary Uses
Each of the Use Zones laid out in the Development Regulations will lay out Permitted and Discretionary
Uses. The issuing of permits for permitted uses is usually straight forward, subject to the requirements set
out in the Regulations and any further conditions imposed by Council. Discretionary uses are those that
may be allowed in a zone if:
o The development is not contrary to the general intent and purpose of this Municipal Plan, the
Placentia Development Regulations, or any other regulations,
o Proper public notice has been given and Council is satisfied that it is not against the public interest
and will fit into the zone as a complementary or non-damaging use, and
o Council is satisfied that the discretionary use is suitably located within the zone proposed.
Re-zonings
For any proposed amendments to the Development Regulations (i.e., a rezoning), Council shall require a
clear proposal that shows:
o
The location of the subject property (to scale), showing lot dimensions, area and road frontages,
o
The means by which the site will be serviced,
o
The location of driveway and parking areas, and
o
The location of all proposed buildings.
Criteria to be Considered
In its review of proposals for amendments to the Development Regulations, Council shall consider the
following:
o
Conformity with the intent of this Plan and with the requirements of Town regulations,
o
The ability of the Town to absorb any related costs,
o
The adequacy of proposed water and sewer services, or of physical site conditions to
accommodate services,
o
The adequacy of the road adjacent to or leading to the development,
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o
The potential for the development to contaminate watercourses or cause erosion,
o
Potential environmental impacts of the development (air, water and soil pollution and noise
impacts),
o
Previous uses of the site which may have caused soil or groundwater contamination, and
o
The bio-physical suitability of the site (e.g., grades, soil and bedrock conditions and the location
of watercourses and marshes).
Capital Works Program and Budgeting
Annual works will be carried out by Council according to its Capital Works Plan, in conformity with this
Plan. Non-capital works initiatives will be carried out by Council as detailed in this document.
It is the policy of Council to carry out multi-year programming, with pre-planning and engineering carried
out well in advance of construction.
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Placentia Municipal Plan 2014 - 2024
. . . . page 33