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TOWN OF PORT BLANDFORD
MUNICIPAL PLAN
1991-2001
Gazetted: n/a
Consolidation Date: n/a
Amendments: To see if there were any amendments to this document
since it came into effect, please refer to:
List of Amendments
PORT BLANDFORD MUNICIPAL PLAN
1991-2001
Prepared for
The Town of Port Blandford
by the Provincial Planning Office
Department of Municipal and
Provincial Affairs
St. John's
ADOPTION AND APPROVAL
COUNCIL RESOLUTION
Resolved, pursuant to section 16 of The Urban and Rural
Planning Act, that the Council of the Town of Port Blandford
adopt the Municipal Plan entitled "Port Blandford Municipal
Plan, 1991-2001".
Resolved further, pursuant to section 18 of The Urban and
Rural Planning Act, that Council apply to the Minister of
Municipal and Provincial Affairs for the setting of the time
and place of a Public Hearing to consider objections or
representations to the adopted Plan.
PROPOSED BY:
SECONDED BY:
Certified as a correct copy of a Resolution passed at a
meeting of Council held at Port Blandford on the day of
, 1991.
Clerk
SEAL AND SIGNATURE
Signed and sealed pursuant to section 16(3) of The Urban and
Rural Planning Act this day of , 1991.
(SEAL)
Mayor
CLERK'S CERTIFICATE
Certified that the attached Municipal Plan is a correct copy
of the Municipal Plan adopted by the Council of the Town of
Port Blandford on the day of , 1991.
Clerk
THE URBAN AND RURAL PLANNING ACT
NOTICE OF APPROVAL
OF
PORT BLANDFORD MUNICIPAL PLAN, 1991-2001
I, Eric A. Gullage, Minister of Municipal and Provincial
Affairs, under and by virtue of the power conferred by The
Urban and Rural Planning Act, Chapter 387 of the Revised
Statutes of Newfoundland, 1970, hereby approve the Port
Blandford Municipal Plan, 1991-2001, adopted by the Town
Council of Port Blandford on the day of ,
1991.
Dated at St. John's this day of , 1991.
Eric A. Gullage, C.L.U., M.H.A.
Minister of Municipal and Provincial Affairs
TABLE OF CONTENTS
INTRODUCTION.............................................. 1
1.1 FOREWORD............................................. 2
A) Municipal Planning in Newfoundland and Labrador....... 2
The Municipal Plan........................................ 2
Ministerial Approval...................................... 3
The Effect and Variation of the Municipal Plan............ 3
Municipal Plan Implementation............................. 4
Other Plans for Development............................... 5
B) The Municipal Planning Area........................... 6
1.2 INTERPRETATION....................................... 8
2.0 BACKGROUND FINDINGS................................... 9
2.1 POPULATION.......................................... 10
2.2 HOUSING............................................. 10
2.3 ECONOMIC BASE....................................... 10
2.4 LAND USES........................................... 11
2.5 MUNICIPAL AND PUBLIC SERVICES....................... 12
2.6 TRANSPORTATION AND COMMUNICATION.................... 13
2.7 MUNICIPAL FINANCE................................... 13
2.8 CONCLUSION.......................................... 14
3. THE MUNICIPAL PLAN................................... 15
3.1 INTRODUCTION........................................ 16
3.2 GENERAL DEVELOPMENT................................. 17
A. Land Use............................................. 17
B. Capital Works........................................ 18
C. Development.......................................... 19
D. Historic Resources................................... 20
E. Environment.......................................... 21
3.3 MIXED DEVELOPMENT................................... 22
Background............................................... 22
3.4 RESIDENTIAL......................................... 23
3.5 INDUSTRIAL.......................................... 26
3.6 RECREATIONAL RESORT................................. 27
3.7 OPEN SPACE.......................................... 29
A. Cemetery............................................. 29
B. Recreation........................................... 29
3.8 ENVIRONMENTAL PROTECTION AREA....................... 31
A. Watershed............................................ 31
B. Conservation Buffer.................................. 32
3.9 NATIONAL PARK....................................... 34
3.10 RURAL RESOURCE..................................... 35
3.11 PROTECTED ROAD..................................... 38
3.12 TRANSPORTATION..................................... 39
3.13 MUNICIPAL FINANCE.................................. 41
3.14 IMPLEMENTATION..................................... 43
Administration........................................... 43
A) Land Use Zoning, Subdivision and Advertisement
Regulations
or,
Development Regulations
43
B) Control of Development............................... 45
C) Capital Works Program................................ 46
LIST OF MAPS
1. PLANNING AREA BOUNDARY
(page 6)
2. PORT BLANDFORD FUTURE LAND USE
(rear pocket)
3A. PORT BLANDFORD FUTURE LAND USE
(rear pocket)
3B. PORT BLANDFORD FUTURE LAND USE
(rear pocket)
1.0 INTRODUCTION
2
1.1 FOREWORD
The Port Blandford Municipal Plan, 1991-2001 comprises a
series of policy statements and maps showing future land use.
The Background Report supporting the Plan is published as a
separate document.
This brief summary of Municipal Planning Legislation and
procedures is intended to assist Council in understanding and
using its Plan. Details are contained in The Urban and Rural
Planning Act.
A) Municipal Planning in Newfoundland and Labrador
The Municipal Plan
This Municipal Plan has been prepared in accordance with the
requirements of section 15 of The Urban and Rural
Planning Act, following surveys and studies of land use,
population growth, the local economy, present and future
transportation needs, public services, social services
and other relevant factors.
The Plan contains the goals, objectives and policies of
Council regarding development of the Municipal Planning
Area for the next ten years. The aim is to coordinate
council policies and undertakings in order to promote
the
well-being
of
the
entire
community
and
to
efficiently utilize available financial and material
resources, especially land, of the Planning Area. The
Port Blandford Municipal Plan, consisting of this
written text in which the goals, objectives and policies
are set out, also includes Future Land Use Maps
3
indicating the allocation of land into various land use
categories.
Ministerial Approval
When the Municipal Plan is formally adopted by resolution of
Council under section 16(1) of the Act, two copies must
be impressed with the Seal of the Council and signed by
the Mayor. Council must then give notice of a public
hearing on the Municipal Plan, and its intention to seek
the approval of the Minister of Municipal and Provincial
Affairs by publishing a notice to that effect in the
Newfoundland Gazette, and in a newspaper circulating in
the community. At a Public Hearing the Commissioner
appointed by the Minister will hear objections and
representations,
and
subsequently
forward
to
the
Minister a written report together with copies of all
the evidence taken at the Hearing.
After the Commissioner's Report has been submitted, Council
must apply to the Minister for approval of the Municipal
Plan. On receipt of two copies of the Municipal Plan,
a copy of the adopting resolution and all written
objections
and
representations
considered
at
the
Hearing, the Minister may approve the Municipal Plan,
with or without modification, or may withhold approval
and order that a new Municipal Plan be prepared. Upon
approval, the Minister will endorse a copy of the Plan
and return it to Council. Council must publish a notice
of approval in the Newfoundland Gazette and in a local
newspaper.
The Effect and Variation of the Municipal Plan
4
When the Municipal Plan comes into effect it is binding upon
Council and upon all other persons, corporations and
organizations. The Plan must be reviewed by Council at
the end of every five years from the date on which it
comes into effect and, if necessary, revised to take
account of developments which can be foreseen during the
next ten-year period.
The Municipal Plan may at any time be amended in whole or in
part for just cause by repeating the process with which
it was adopted and approved.
Municipal Plan Implementation
When a Municipal Plan comes into effect, Council is required
to develop regulations for the control of the use of
land, in strict conformity with the Municipal Plan, in
the
form
of
Land
Use
Zoning,
Subdivision
and
Advertisement Regulations. These are also known as the
Development Regulations. Normally, these are prepared
at the same time the Municipal Plan is drafted, and like
the Plan, may be amended at any time to include new land
uses and specific regulations. Further information on
the
Development
Regulations
is
found
in
the
Implementation Section of this Plan.
Development Regulations must comply with the requirements of
The Urban and Rural Planning Act and the standardized
format that has been established for all towns and
communities in the Province. The Land Use Zoning,
Subdivision and Advertisement Regulations consist of
five principal components:
5
Part 1 General Regulations
Part 2 General Development Standards
Part 3 Advertisements
Part 4 Subdivision of Land
Part 5 Use Zones
The General Regulations, General Development Standards,
Advertisements and Subdivision of Land regulations are
identical for all towns and communities in the province
but the Use Zones section of the Development Regulations
is tailored specifically for each individual munici-
pality.
Councils are also advised, if they have not already done so,
to adopt the National Building Code of Canada as their
building regulations.
The day-to-day administration of the Municipal Plan, and
subsequent development regulations, is administered by
the staff authorized by Council. Council staff have the
duty of issuing all necessary permits approved by
Council, making recommendations to Council in accordance
with the Municipal Plan policies, and implementing
regulations regarding all development in the Municipal
Planning Area. The Urban and Rural Planning Division of
the Department of Municipal and Provincial Affairs may
be consulted on any development matters.
Other Plans for Development
At any time after the adoption of the Municipal Plan Council
can prepare and adopt Development Schemes under sections
6
31-33 of The Urban and Rural Planning Act for the
purpose of carrying out specific proposals of the
Municipal Plan.
Council may also prepare a development scheme for the
acquisition, assembly, consolidation, subdivision, and
sale or lease by the municipality, of land and buildings
which are necessary to carry out provisions of the Plan.
Council may reserve land for future acquisition as the site
of any public roadway, service or building, or for a
school, park or other open space, and may make such
agreements with owners of the land as will permit its
acquisition and use for those purposes. Council may
also specify the manner in which any particular area of
land is to be used, subdivided or developed, and may
regulate the construction of buildings which would
interfere with the carrying out of any development
project.
Development Schemes are prepared and approved in exactly the
same way as the Municipal Plan and, when approved, form
part of that Plan.
B) The Municipal Planning Area
The Municipal Planning Area of Port Blandford is indicated on
Map 1.
7
8
1.2 INTERPRETATION
The Municipal Plan contains proposals for the general devel-
opment of the Planning Area and in compliance with legis-
lation includes a proposed network of streets and the
division of land into areas of permitted land use classes, as
well as public infrastructure proposals, a public works
program showing associated expenses and the method of finan-
cing, and a development program.
The following sections and three Municipal Plan Maps 2, 3A
and 3B, "Future Land Use", constitute the legally effective
parts of the Plan.
The general terms referred to hereinafter are defined as
follows:
-"Council" shall mean the Council of the Town of Port
Blandford.
-"Development Regulations" shall mean the Port Blandford Land
Use Zoning, Subdivision and Advertisement Regula-
tions.
-"School Board" shall mean the Bonavista-Trinity-Placentia
Integrated School Board.
-"Town" shall mean the Town of Port Blandford.
-"Plan" shall mean the Port Blandford Municipal Plan, 1991-
2001.
-"Planning Area" shall mean the Port Blandford Municipal
Planning Area.
The boundaries between different land uses designated in the
Municipal Plan are meant to be general except in the case of
roads or other prominent physical features where they are
intended to define exact limits. Nothing in the Plan shall
affect the continuance of lawfully established land uses on
9
the date this Plan comes into effect.
2.0 BACKGROUND FINDINGS
11
2.1 POPULATION
Population in Port Blandford is expected to increase modestly
during the Plan period. Growth rates will continue to
decrease so that any increases in growth rates will have to
result from promoting in-migration. The Town's natural
amenities and tourism opportunities may result in population
fluctuations which peak in the tourist seasons.
2.2 HOUSING
The current housing stock and recently issued residential
building permits can be expected to adequately house Port
Blandford's population in the medium term. The relative
absence of rental accommodation is apparently frustrating a
potential demand. An increased supply of rental units may
encourage population retention and in-migration. There may
be slight pressure for seasonal residences which would be
occupied during the peak tourist seasons.
2.3 ECONOMIC BASE
Port Blandford's population has experienced increased educa-
tional levels and improvements in income. Unemployment is a
significant influence and is particularly problematic for
youth. Labour force growth is concentrating in construction,
service and clerical occupations. The service sector will be
an important contributor to local employment due to recent
tourism initiatives.
Economic opportunities exist in the professions, clean light
industry, and entrepreneurial tourist-oriented business.
12
2.4 LAND USES
i)Residential - land ownership and resulting subdivision into
dwelling groups has resulted in clustered residential
ribbon development along Main Street.
ii)Commercial - commercial uses are largely located on
distinct sites interspersed among residential uses,
although most are concentrated on Main Street, within
750 metres of the Blackmore's Road intersection.
iii)Resort - 28.3 hectares (70 acres) adjacent to the Terra
Nova National Park has been expropriated by the Depart-
ment of Development for tourism initiatives. An 80-room
hotel has been constructed on a portion of the site but
plans for the balance of the area have not yet been
finalized.
iv)Industrial - active industrial uses centre on sawmill
activity. Other industrial uses include construction-
oriented activity and heavy equipment storage, in
addition
to
automobile-related
services.
Most
industrial uses are located within or adjacent to
residential groupings.
v)Public and Community Uses - public and community buildings
are all located along Main Street with the exception of
the school and the Royal Canadian Legion.
vi)Recreation - recreation facilities are limited to the
softball field and two undeveloped swimming holes.
Natural recreational activities are easily accessible
13
for most residents and the National Park contains
facilities and programs which the Town would not be able
to provide.
vii)Rural:
a)Agriculture
-
existing
agriculture
activity
is
minimal. Commercially viable agricultural land is
limited to the banks of Southwest River and further
restricted by the location of the Town's landfill
site.
b)Forestry - commercial cutting occurs on the east side
of Southwest River. Domestic cutting occurs
generally throughout the area.
c)Fishery - commercial fishing is not a locally
important activity but recreational sport fishing
is plentiful and easily accessible.
d)Protected Watershed - the Town's two watersheds have
been
protected
through
The
Department
of
Environment Act and The Municipalities Act. Util-
ity corridors traverse the Middle Brook Protected
Watershed and the Trans Canada Highway corridor
dissects the Noseworthy's Pond Protected Watershed.
e)Mineral Resources - identified resources are limited
to three currently operating quarry permit areas.
Mineral exploration has not been actively pursued
in the area.
f)Hunting
and
Trapping
-
traditional
hunting
and
trapping occurs throughout the area. Three remain-
ing registered trap lines are used for beaver
management.
14
2.5 MUNICIPAL AND PUBLIC SERVICES
The Town's water and sewer systems are consistently being
expanded. Public water remains to be installed to residences
at the south end of Main Street, along Legion Road and to the
former Decca Radar site. Sewer is required in the same areas
in addition to residences adjacent to the shore. Muddy Brook
and St. Christopher's Resort remain on private systems.
The sanitary landfill off of Route 233 is used for solid
waste disposal.
The area is served by the Town's volunteer fire brigade.
Medical services are available in Clarenville. Policing is
provided by the Royal Canadian Mounted Police detachment in
Clarenville.
2.6 TRANSPORTATION AND COMMUNICATION
Port Blandford has excellent road access east and west via
the Trans Canada Highway and good access to the Bonavista
Peninsula via Route 233. Bus transportation is provided by
Terra Transport. The Town is conveniently located to Gander
International Airport, a regional airstrip and a float-plane
dock. Local roads require upgrading and realignment.
Print, airwave and cable communications are comparable to
urban standards.
2.7 MUNICIPAL FINANCE
Port Blandford Town Council has been successful in containing
15
recent operating expenditure growth. Increased business
activity and employment will contribute significantly to
revenues, although property tax delinquency continues to be a
problem. The high cost of providing municipal services to a
linear
community
has
been
responsible
for
dramatic
expenditure increases through debt charges.
2.8 CONCLUSION
The community of Port Blandford will continue to grow
modestly
and
attract
permanent
and
seasonal
residents
therefore
requiring
an
efficient
residential
land
use
pattern. The elongated pattern that has developed is
difficult and expensive to service: high costs delay the
financing of services thereby threatening the interim health
and safety of residents.
Future development will be considered on the basis of its
impact on the environment and tourism potential in the area.
An important consideration will be the cumulative effect of
gradual change. A series of undesirable or improperly
located
developments
that
might
seem
individually
insignificant, may collectively lead to an economic burden,
pose a health or safety threat, or detract from the amenities
of the area over the span of a few years.
Residential development will be limited to infill and desig-
nated areas. Commercial uses will be required to locate in
mixed development areas. Land is set aside for major indus-
trial requirements. Certain commercial and light industrial
uses may be integrated into other use areas where feasible.
Water and Sewer Services not included in the current 5 year
capital works projects will be provided on a cost recovery
16
basis only.
This approach to future growth will economize on providing
municipal services, which will maintain standards within
controlled costs and maximize utilization of the land base.
Concentration of development will also foster the growth of a
compact community centre.
3. THE MUNICIPAL PLAN
18
3.1 INTRODUCTION
The Plan goals represent broad, medium and long-term targets
for the benefit of residents. These goals are reached
through the identification of specific objectives that can
realistically be enacted through planning. The achievement
of goals and objectives are facilitated through the policies
that direct development in the administrative area covered by
the Municipal Plan.
Policies are linked to the plan because they implement
concepts contained within the goals and objectives. The
Municipal Plan strives to move, over the long term, from
statements of basic physical and economic goals for the area
to the physical manifestation of these goals. The Municipal
Plan therefore moves from concept to reality.
Orderly, economic and attractive development patterns are
achieved by dividing the Planning Area into groups of
complementary land uses having related functions which do not
ordinarily interfere with each other, constitute mutual
nuisances, or hamper each other's activities. The land use
designations are depicted on Future Land Use Maps 2, 3A and
3B which form part of this Municipal Plan.
The intent of the Plan is to guide development within the
land use designations, thereby separating activities that
have conflicting requirements and functions. Commercial and
industrial areas are located where they may benefit from
important transportation connections and local resources, and
the pattern of uses has been derived with the intent of
preserving important natural features. It must be stressed
that it is not the intent of this Plan to segregate land uses
for the sake of segregation but for the purpose of preventing
19
conflicts between groups of activities.
The road network is based on, and designed to expedite, the
safe and efficient movement of both people and goods to and
from the various land use areas as well as to facilitate the
movement of through traffic.
3.2 GENERAL DEVELOPMENT
Background
It is desirable to provide municipal services economically
and efficiently. New development will therefore be permitted
adjacent to, and as a natural extension of, existing develop-
ment. Roads and other development will be interconnected in
order to maximize the intensity of land use and minimize the
distance new services and roads must span. Residential
development, in particular, will be concentrated and dis-
couraged from sprawling into low-density rural areas. A
compact community form will improve accessibility, reduce
duplication and preserve land for recreation and environmen-
tally sound and sustainable resource development.
A. Land Use
Goal:To
provide
sufficient
areas
for
development
and
redevelopment
that
meet
the
needs
of
particular land uses over the next decade.
Objective:Establish land uses and designate land use areas.
Policy:
20
3.2.1The following land use areas are established in
the Plan and designated on Future Land Use
Maps 2, 3A, and 3B:
Mixed Development
Residential
Industrial
Recreational Resort
Open Space
Environmental Protection Area
National Park
Rural Resource
B. Capital Works
Goal:To protect existing capital works and conserve costs for
improvements.
Objective:To encourage a dense, compact pattern of attractive
development in Port Blandford and Muddy Brook
by limiting low density sprawl.
Policies:
3.2.2New development shall abut existing development.
3.2.3Extensions of capital works to new subdivisions
will be provided at the expense of the
developer.
3.2.4Streets and roads shall be laid out in looping,
interconnected patterns.
3.2.5Development proposals shall be within the existing
fire protection capabilities of the Port
21
Blandford Volunteer Fire Department.
C. Development
Goal:To preserve and protect health and safety impacts of
development.
Objective:To
provide
health
and
safety
guidelines
for
development.
Policies:
3.2.6New and infill development shall be required to
locate in serviced areas and subdivisions that
meet site design and subdivision standards.
3.2.7New subdivisions shall provide open space for
recreation purposes.
3.2.8All development shall have adequate frontage on a
publicly
maintained
road
that
provides
emergency vehicle access to buildings.
3.2.9In the case of permitted buildings in rural
resource areas, not provided with municipal
water and sewer services, frontage require-
ments and the siting of buildings on lots
shall be controlled so that it may be possible
to increase the density of development if
services are eventually installed.
3.2.10Unserviced development may be permitted if it can
meet the requirements of the Department of
Environment and Lands or the Department of
22
Health.
3.2.11Notwithstanding permitted uses in land use desig-
nations, municipal and public utility works
such as telephone, water treatment, pollution
control, electrical transmission and utility
facilities are permitted uses within all land
use designations provided no adverse effect on
adjacent land uses is created. The size and
appearance of such works must be in keeping
with adjacent uses and buffering, in the form
of landscaped areas, may be required between
such works and adjacent uses.
3.2.12Where a building or use exists which does not
comply with the intent of the Plan, and the
designated use area, it shall not be substan-
tially expanded. Minor extensions may be
permitted provided there will be no adverse
effects on surrounding properties or the
environment.
D. Historic Resources
Goal:To preserve, protect and enhance historic resources.
Objective:To promote the designation of historic resources
and buildings.
Policy:
3.2.13The protection of buildings or areas that reflect
the history and heritage of Port Blandford and
23
Muddy Brook will be encouraged, and may be
subject to the provisions of the Historic
Resources Act.
E. Environment
Goal:To preserve, protect and enhance the developed and
natural environments for their aesthetic,
recreational and resource values.
Objective:To
promote
beautification,
conservation,
preservation and sustainable development.
Policies:
3.2.14Development will be considered with respect to its
impact on the visual amenity of the area and
its energy conservation potential.
3.2.15Civic upkeeping and beautification by individuals,
businesses
and
institutions
will
be
encouraged;
rehabilitation
or
removal
of
derelict buildings and structures will be
promoted; and indiscriminate dumping will be
prohibited.
3.2.16Development proposals that could present environ-
mental concerns shall be referred for review
to the Environmental Assessment Division,
Department of Environment and Lands.
3.2.17Sewage effluent and water quality in Clode Sound
will be monitored to ensure that contamination
does not occur. If necessary, Council will
pursue sewage treatment for the protection of
24
marine life in Clode Sound.
3.2.18Council may require a tree survey, prior to devel-
opment approval, to identify any outstanding
specimens or species.
3.3 MIXED DEVELOPMENT
Background
In order to optimize utilization of the land base, and
maintain a viable combination of compatible land uses, areas
of existing mixed land uses may permit some types of commer-
cial or public uses in conjunction with the predominant
residential use. Such development will be of an infill
nature on individually owned building lots. The mixed
development areas will provide a focus for the commercial
sector and public and community uses.
Goal:To provide convenient access to public and community
uses and commercial services.
Objective:To
encourage
compatible
infilling
of
public,
commercial and residential uses on new or
redeveloped sites in central Port Blandford
and a portion of Legion Road.
Policies:
3.3.1The Mixed Development Areas are established as indicated
on Future Land Use Maps 3A and 3B.
3.3.2Permitted uses in the mixed development designation i-
nclude: assembly uses such as halls and res-
taurants; residential uses such as single
dwellings
and
tourist
cabins;
business,
25
professional and personal services such as
offices and barbers; mercantile uses, such as
retail shops; and non-building uses, such as
recreational open space. Compatible or compl-
ementary uses may be permitted at Council's
discretion.
3.3.3Home
occupations
may
be
permitted
in
residences,
provided that such uses do not constitute a
nuisance or reduce the amenity of the area.
3.3.4All development shall have adequate frontage on a
publicly-maintained
road,
incorporate
necessary
off-street
parking
and
loading
facilities, and be serviced with municipal
water and sewer services.
3.3.5Adverse
effects
of
any
development
on
adjacent
residential uses shall be minimized through
proper site planning and adequate buffers to
be determined by Council on the basis of the
use under consideration.
3.4 RESIDENTIAL
Background
A mixture of types allows greater freedom of choice for
housing suitable to the family, or individual, budget and
lifestyle. Sufficient developable land exists within the
bounds of Main Street and the Trans Canada Highway to provide
for long term residential expansion in proximity to existing
26
services, but land tenure makes it impossible to predict the
availability of land for phasing of residential subdivision.
It is therefore necessary to protect the land from devel-
opment that may interfere with potential housing development.
Goal:To provide residential neighbourhoods that meet the
needs of residents of Port Blandford and Muddy
Brook.
Objective:To provide for an appropriate mix of housing types
and
compatible
uses
within
residential
neighbourhoods.
Policies:
3.4.1Residential areas are established as indicated on Future
Land Use Maps 3A and 3B.
3.4.2Permitted uses in residential areas include: dwellings,
educational, open space-recreation, and acces-
sory uses. Compatible or complementary uses
may be permitted at Council's discretion.
3.4.3Commercial uses such as convenience stores may be
permitted at Council's discretion at strategic
locations
in
residential
areas
for
the
convenience needs of the immediate neighbour-
hood.
3.4.4Home
occupations
and
professional
offices
may
be
permitted in a residence provided that such
use is clearly subsidiary to the residential
use, is in conformity with the Plan and imple-
menting Regulations and does not constitute a
nuisance or hazard.
27
3.4.5Mobile homes shall be permitted only in residential
areas within mobile home parks or mobile home
subdivisions that comply with the provincial
Mobile Home Development Regula-tions, 1976, as
amended from time to time.
3.4.6In order to protect the school grounds from adverse
effects of any future development, Council may
consult the School Board for comment with
respect to applications for development on
lands adjacent to the school.
Objective:To ensure the availability of a sufficient quantity
of land capable of economical servicing for
future residential expansion.
Policies:
3.4.7Interim land uses in designated residential areas shall
be restricted to non-building domestic cutting
and recreation uses.
3.4.8No residential area shall be developed in whole or in
part until a plan of subdivision has been pr-
epared that complies with the Plan and
implementing Regulations and unless required
public services, such as water and sewer,
roads and telephone and electric utilities,
are predetermined and provided at the expense
28
of the developer.
3.4.9Council may canvass property owners in acceptable
locations as to their willingness to subdivide
land when it becomes necessary to provide ad-
ditional lots for development or to prevent
artificial land shortages.
3.5 INDUSTRIAL
Background
An industrial area containing the majority of industrial uses
minimizes disturbance to adjacent uses. Industrial areas
also minimize the expense associated with, and the use of
land for, buffers.
Goal:To protect public safety from adverse effects of
industrial uses and provide convenience for
industrial users.
Objective:To reserve an area of land, for the location of
general
and
light
industrial
uses,
that
benefits from convenient and safe truck access
and freedom from conflict with adjacent land
uses.
Policies:
3.5.1The industrial area is established as indicated on
Future Land Use Map 3B.
3.5.2Permitted uses within the designated industrial area
29
include: general industry, such as freight
depots, warehouses, sawmills and service s-
tations; and light industry, such as indoor
storage and workshops.
3.5.3Hazardous industry, such as storage of flammable or
hazardous liquids, are not compatible with
existing
development
or
planned
economic
development initiatives and shall not be
permitted.
3.5.4Interim land uses in the industrial area shall be
restricted to domestic cutting and recreation.
3.5.5Industrial sites shall incorporate on-site landscaped
buffering adjacent to the Trans Canada Highway
and the perimeter of the industrial area, and
buffers may be required by Council in other
circumstances as a condition of development.
3.5.6Traffic movement within the industrial area will be by
means of a public road right of way limited to
two points of access on Legion Road.
3.5.7Adequate on-site parking and loading facilities shall be
provided.
3.5.8No open storage will be permitted in front or side
yards.
30
3.6 RECREATIONAL RESORT
Background
The land resource abutting Terra Nova National Park and
Northwest Arm and surrounding St. Christopher's Resort
contains potential as a year-round recreational tourism des-
tination. This resource should therefore be developed in a
comprehensive, ecologically sensitive, and sustainable manner
in order to protect valuable recreational and natural ameni-
ties.
Goal:To
promote
and
enhance
recreational
tourism
opportunities.
Objective:To preserve an identified land resource for future
development of recreational amenities that
will protect a resort environment and provide
tourist related services.
Policies:
3.6.1The recreational resort area is established as indicated
on Future Land Use Map 3A.
3.6.2Permitted uses in the recreational resort desig-
nation include: some assembly uses, such as
theatres
and
catering;
residential
uses
restricted to commercial residential; personal
service uses; some mercantile uses, such as
shops and indoor market; and non-building uses
such as recreational open space and conser-
vation.
3.6.3All development shall provide for extensive amenity area
31
and employ suitable natural or planted land-
scaping that complements the existing natural
environment and development, and provides for
intervening recreational opportunities.
3.6.4All development proposals shall provide reasonable con-
sideration with respect to location and orien-
tation for protection of open vistas, air,
light and the quality of the recreational
resort area.
3.7 OPEN SPACE
A. Cemetery
Background
Three cemeteries are located in Port Blandford. Two are
associated with existing churches on their property. The
third is a Salvation Army cemetery. Existing cemeteries
should be sufficient for the period covered by the Plan.
Goal:To provide open space for cemetery purposes.
Objective:To protect existing cemetery facilities.
Policies:
3.7.1Open
Space-Cemetery
areas
are
established
as
indicated on Future Land Use Maps 3A and 3B.
3.7.2Permitted uses in Open Space-Cemetery areas are
restricted to cemetery uses.
32
B. Recreation
Background
Recreational
opportunities
should
generally
be
easily
accessible to all residents, including the elderly and dis-
abled, and utilize an area adequate for the nature of activi-
ties provided. Centralized neighbourhood recreation open
space provides convenience and enhanced levels of use. Site
specific facilities and buildings that benefit the whole com-
munity may be located in any area of the community.
Goal:To enhance the physical well being of residents by
providing recreation opportunities.
Objective:To provide accessible areas for a variety of active
and passive activities that will meet current
and
future
recreational
needs
of
the
community.
Policies:
3.7.3Open space-Recreation is established as indicated on
Future Land Use Maps 3A and 3B.
3.7.4Permitted uses in Open Space-Recreation shall include
indoor and outdoor recreation, outdoor as-
sembly
and
conservation.
Compatible
or
complementary uses may be permitted at Coun-
cil's discretion.
3.7.5Conflicting land uses shall not be permitted to locate
near Open Space - Recreation without adequate
33
buffers as specified by council.
3.7.6Council intends to pursue the establishment of
three neighbourhood playgrounds, as funds
permit, with the following priority: first,
in the immediate vicinity of the school to
serve the school children and nearby resi-
dents; second, on town property within the
former Decca Radar site for nearby residents;
third, on a site yet to be identified for the
"Southwest" residents.
3.7.7The railway right-of-way through the Planning Area is
designated Open Space Recreation. Council has
expressed an interest in the right-of-way and,
if acquired, intends to develop it as a pedes-
trian-friendly off-road vehicular corridor to
link recreational amenities.
3.8 ENVIRONMENTAL PROTECTION AREA
Background
Watersheds are protected from development that would nega-
tively affect water quality. Areas of intrinsic natural
beauty are protected for the benefit of the community.
Development in locations subject to natural hazards such as
flooding or wet ground conditions and areas of steep slopes
are prohibited for the protection of health and property.
Watercourses and freshwater bodies are buffered to protect
fish habitat. The salt water shoreline is buffered to
provide general access to Clode Sound.
A. Watershed
34
Goal:To provide potable water free from contaminants.
Objective:To prevent works or undertakings of a potentially
hazardous, threatening or disturbing nature to
water quality.
Policies:
3.8.1Environmental Protection Area (Watershed) is established
as indicated on Future Land Use Maps 2, 3A and
3B and consist of the following:
a)Middle Brook Protected Watershed which serves as the pri-
mary surface water supply to the Town.
b)Noseworthy's Pond Protected Watershed which serves as the
secondary surface water supply for the
"Southwest" part of the Town.
c)St.
Christopher's
Resort
Unprotected
Watershed which serves as the surface
water supply for the hotel's public
guests.
3.8.2Council will consider making application to the
Department of Environment and Lands for the
protection of the St. Christopher's Resort
Unprotected Watershed.
3.8.3Development within Watersheds shall not be permitted
without the prior approval of council and only
in accordance with the Department of Environ-
ment and Lands Protected Watershed Regu-
lations.
B. Conservation Buffer
35
Goal:To protect visual and natural amenities considered to be
physical landscape attributes of the area.
Objective:To protect view planes and areas of intrinsic
natural beauty and preserve environmentally
sensitive areas.
Policies:
3.8.4Environmental Protection Area (Conservation Buffer)
is established and consists of the
following:
a)Conservation Buffer (15 m) adjacent to all
freshwater bodies and watercourses.
b)A Conservation Buffer (30 m) adjacent to
i)Southwest River and the south
bank of Salmon River and their
tributaries for the protection of
Salmon waters; and,
ii)the highwater mark of Clode Sound for
flood protection and marine access.
c)A Conservation Buffer within the Building
Control Lines of the Trans Canada Highway
protected road.
3.8.5Permitted
uses
in
Environmental
Protection
Area
(Conservation Buffer) include conservation and
passive recreation. Compatible or comple-
mentary uses may also be permitted at Coun-
cil's discretion.
3.8.6Works or undertakings, other than trails, boardwalks,
landscaping, and necessary drainage improvem-
ent, shall not be permitted in the flood plain
of any water course or within 15 metres of the
highwater mark or top of the banks, whichever
36
is greater, of any watercourse or waterbody.
3.8.7Alteration to a natural water course shall not be per-
mitted
without
prior
approval
of
the
Department of Environment and Lands and/or
Fisheries and Oceans Canada.
3.8.8Stream crossings shall meet the requirements of the
Department of Environment and Lands.
3.8.9Northwest River, Salmon Brook and Southwest River are
scheduled Atlantic Salmon waters. All develo-
pment proposals within 30 metres of Southwest
River and the south bank of Salmon Brook, and
their tributaries shall be subject to review,
assessment and authorization by Fisheries and
Oceans Canada. Northwest River and the north
bank of Salmon Brook are within Terra Nova
National Park and will be governed by the
Terra Nova National Park Management Plan.
3.8.10Any works or undertakings around fish habitats shall
follow the guidelines contained within Urban
Development: Guidelines for Protection of
Fish
Habitat
in
Insular
Newfoundland,
Government of Canada, Fisheries and Oceans,
March, 1983.
3.9 NATIONAL PARK
Background
A portion of land within the Town boundary was transferred in
37
ownership to the Government of Canada in 1983 for the purpose
of extending the boundary of Terra Nova National Park. The
National Park designation supports the Park's purpose and
objectives contained within the Management Plan for Terra
Nova National Park.
Goal:To support Terra Nova National Park as a valuable
environmental and recreational resource for
all Canadians.
Objective:To protect a portion of one of Newfoundland's
contributions to Environment Canada's terres-
trial park system.
Policies:
3.9.1The National Park area is established as indicated
on Future Land Use Maps 2 and 3A.
3.9.2Development within the National Park designation
shall conform to the policies of the Terra
Nova National Park Management Plan and must be
supported by the Canadian Parks Service of
Environment Canada.
3.10 RURAL RESOURCE
Background
Natural resources such as aggregate, forest and undeveloped
land have a significant economic and recreational value and
are important community resources. The undeveloped nature of
rural resource areas provides a land base for any future
urban expansion; promotes compact development and the full
38
use of municipal services; and in the meantime can provide
for resource development while preserving, or providing for
the reclamation of, the natural environment.
Goal:To exercise responsible stewardship over the natural
resources of the Planning Area.
Objective:To protect natural resources from development that
may adversely affect their future utilization
or enjoyment.
Policies:
3.10.1Rural resource areas are established as indicated on
Future Land Use Maps 2, 3A and 3B.
3.10.2Uses in rural resource areas include mineral working
and
exploration,
forest
management
and
harvesting, agriculture, animal uses, recreat-
ion, conservation, fishing, hunting and trap-
ping. Accessory or complementary uses may be
permitted at Council's discretion provided
there is no requirement to extend municipal
services.
3.10.3Agriculture and forestry management and harvesting
shall
conform
to
the
regulations
and
guidelines of the Department of Forestry and
Agriculture and any regulations and conditions
prescribed by Council.
3.10.4Development
in
proximity
to
any
watercourse
or
waterbody in the rural resource area shall be
subject to the requirements of the Environ-
mental Protection Area-Conservation Buffer
39
designation.
3.10.5Residential development shall not be permitted in the
rural resource area unless needed for the
continual on-site supervision of a permitted
and established operation, and then only at
the discretion of Council.
Objective:To maintain the aesthetic and physical quality of
the natural environment for the benefit of
future generations.
Policies:
3.10.6Mineral workings shall conform to the regulations and
guidelines for pit and quarry operations in
effect as established by the Department of
Mines and Energy and any regulations and
conditions prescribed by Council. Mineral
workings shall be required to maintain or
landscape an effective visual and physical
buffer as prescribed by Council and be re-
claimed to the site's prior natural condition.
3.10.7Development
buffer
zones
are
established
as
follows:
i)Agriculture operation development buffer
zones, 600 metres from the perimeter of
agriculture operations, in which develop-
ment applications will be referred for
comment to the Department of Forestry and
Agriculture (Agriculture Branch) and the
Department
of
Environment
and
Lands
(Environmental Assessment Division).
40
ii)Quarry operation development buffer zones,
300 metres from the perimeter of active
or abandoned pit and quarry operations
and 1000 metres from the perimeter of
active
or
abandoned
bedrock
quarry
operations, in which development applica-
tions will be referred for comment to the
Department of Mines and Energy (Mineral
Resource Management Branch).
iii)Sanitary landfill operation development buffer zone, 1600
metres from the perimeter of sanitary
landfill operations, in which development
applications will be referred for comment
to Department of Environment and Lands
(Environmental Assessment Division).
3.11 PROTECTED ROAD
Background
The Trans Canada Highway is the primary vehicular route
through
Newfoundland
and
is
consequently
subjected
to
pressure from a wide variety of vehicular traffic. Limited
access ensures a free flow of traffic, thereby increasing
safety for the travelling public, and preserving a natural
environment as an effective buffer between the highway and
adjacent development.
Goal:To support protection of the Trans Canada Highway as a
limited access route.
Objective:To limit points of access, and development adjacent
to, the Trans Canada Highway for the safety
41
and pleasure of the travelling public.
Policies:
3.11.1The Trans Canada Highway is declared a Protected Road
under The Urban and Rural Planning Act and is
designated as a protected road for the pur-
poses of this Plan, as indicated on Maps 3A
and 3B.
3.11.2Streets and roads servicing subdivisions, including
emergency accesses, shall not be permitted
direct access to the Trans Canada Highway.
3.11.3Building Control Lines established under the Protected
Road Zoning Regulations, shall be 150 metres
distant,
measured
horizontally,
from
the
centreline of the Trans Canada Highway in
Muddy Brook, and 100 metres distant in the
remainder of the Planning Area.
3.11.4Except for that portion adjacent to Blackmore's Road
which is designated mixed development, the
area within the Building Control Lines will be
governed by the Environmental Protection Area
(Conservation Buffer) land use designation
utilizing the natural or planted landscape.
3.11.5All works or undertakings within the Building Control
Line shall be subject to the review and
approval of the Development Control Unit of
the Urban and Rural Planning Division, Depa-
rtment of Municipal and Provincial Affairs.
42
3.12 TRANSPORTATION
Background
Future roads and streets will be planned with regard to their
efficiency and economy, taking advantage of existing topo-
graphy and infrastructure, so as to encourage a sound pattern
of community growth. New subdivisions will incorporate loop-
ing street patterns to maximize housing density and minimize
the servicing costs to residents. Streets will be designed
in such a manner as to provide future access to adjoining
properties for contiguous development.
Goal:To provide a safe and efficient local transportation
system.
Objective:To implement a safe, economic and efficient network
of vehicular and pedestrian rights-of-way for
the community.
Policies:
3.12.1A hierarchy of roads according to their functions is
established, consisting of arterial roads,
collector roads and local roads.
3.12.2Route 233 and the Trans Canada Highway are designated
arterial roads and function as the principal
network for through traffic.
3.12.3Main Street, Legion Road and Blackmore's Road are
designated collector roads and function to
collect and distribute traffic between arteri-
al roads and local roads.
3.12.4All other developed streets and roads under public
possession of the Town are designated local
43
roads and function primarily as the means of
direct access to individual properties from
collector roads.
3.12.5New
residential
and
industrial
subdivisions
will
utilize collector and local roads that allow
safe access to, and circulation within, the
subdivision. Possible future collector road
alignments are indicated on Future Land Use
Maps 3A and 3B.
3.12.6Network upgrading to existing streets, including any
necessary realignments, profile changes and
paving, will be undertaken on an annual phased
basis after all planned water and sewer
infrastructure has been completed.
3.12.7Development shall not be permitted to encroach upon
street and road rights-of-way.
3.12.8Council will apply for title to the road reser-
vations indicated on existing cadastral maps
and may use the reservations to facilitate
future development.
3.13 MUNICIPAL FINANCE
Background
The municipal budget will be based on current and future
revenue structures within a definite plan for both short and
long-term
expenditures
without
sacrificing
the
health,
safety, general and economic well-being of residents. The
Plan contains projected water and sewer capital projects, the
priorized phasing for their completion, estimated cost and
44
the method of financing, in order that current and future
councils adhere to the Plan and to efficient financial
administration of the community.
Goal:To continue effective stewardship of the financial
resources and commitments of Port Blandford.
Objective:To maintain a municipal budget within the financial
capabilities
of
the
community,
balanced
against revenue and expenditures.
Policies:
3.13.1Council shall prepare annually a detailed 5-year
schedule
of
capital
works
projects
in
accordance with the following priorities:
i) completion of identified public water and sewer service
installation;
ii) road improvements and/or construction, and iii) road
paving.
3.13.2Council shall encourage the expansion of the commercial
and residential tax bases to strengthen the
financial position of the town.
3.13.3The cost of service improvements not contained
within the Plan may be partially or wholly
financed by a service levy or local improve-
ment assessment.
Objective:To improve the cost effectiveness of municipal
servicing by directing efficient development.
45
Policies:
3.13.4Capital works projects shall be within the financial
capabilities of the municipal revenue struc-
ture
with
expenditures
balanced
against
revenues.
3.13.5Council shall consider the impact of undertaking
capital works projects with the objective of
reducing the existing debt ratio to 25% of
revenue over the long term.
3.14 IMPLEMENTATION
Background
The preparation, adoption, and approval of this Municipal
Plan represents only a part of the planning process. The
Plan is not an end in itself but rather a means to an end--
the goals for the community that have been set by it. The
Plan serves no useful purpose without being implemented.
The Municipal Plan must be implemented by means of the
regulatory powers conferred upon Council by section 37 of The
Urban and Rural Planning Act and such other statutes,
enabling legislation and programs as are applicable. The
Plan must serve as a continuing reference and guide to
Council and its officials in order to achieve the goals,
objectives, policies and programs which it contains.
Administration
46
A) Land Use Zoning, Subdivision and Advertisement Regula-
tions
or, Development Regulations
The direction and orderly control of land use is an important
feature of the Town's planning program. For that purpose,
the Development Regulations are the most effective tools.
Subsequent to adoption of the Plan, Council is required to
prepare Development Regulations for the control of land use
in strict conformity with the Municipal Plan. These must
include Land Use Zoning Regulations. Other regulations must
be in compliance with Part VIII of The Urban and Rural
Planning Act. Council may establish these other regulations
to control the use and development of land in accordance with
the Plan.
Land Use Zoning, Advertisement and Subdivision Regulations to
be administered and enforced by Council shall include:
-The powers of Council, including rules and administrative
procedures governing Council's consideration of,
and decision on, planning applications.
- Rules and administrative procedures for appeal boards.
- General development standards for all zones.
- Regulations governing advertisements.
- Regulations governing the subdivision of land, covering but
not limited to, subjects such as services to be
provided, building lines, public open space, design
standards, and transfer of streets and utilities to
Council.
- Definitions of key words and phrases to be used in the
interpretation of the Regulations.
- Classification of land and building uses to be used, in a
Use Zone Table.
- Tables tailored specifically for each use zone, listing the
permitted and discretionary uses and the standards
and conditions for development in each specific
zone.
47
-Use Zone Maps dividing the Planning Area into zones cor-
responding with the use zone tables.
Zoning divides the entire municipality into separate land use
areas, or zones, with a stated category of uses and standards
of development for each.
Zoning is a legally recognized means of ensuring that future
land uses are in conformity with the Municipal Plan, that
uses are properly situated in relation to one another, and
that they do not conflict with, or adversely affect, adjacent
properties. Based on concepts set out in the Municipal Plan,
zoning directs new growth into suitable areas and protects
property by requiring development that affords adequate
light, air, privacy and safety for persons living and working
in the community. Zoning also allows for the control of
development in each area so that property can be effectively
serviced by means of a corresponding extension of existing
public services.
The Development Regulations identify permitted uses, for each
of the zones, which are primary and are allowed as a matter
of right in that zone. The issuing of permits for these uses
is usually straightforward, subject to compliance with
required standards and any further conditions imposed by
Council. Discretionary uses are identified and may be
allowed in a specific zone if:
i)The development would not be contrary to the general
intent and purpose of the Plan, Zoning Regulations,
or any other further plans, development schemes or
regulations;
ii)Proper public notice has been given and Council is
satisfied that the development is not against the
public interest and will fit into the zone as a
complementary or non-threatening use; and,
48
iii)Council is satisfied that the discretionary use is
suitably located within the proposed zone.
B) Control of Development
Council will exercise proper control over all development
within the Planning Area in accordance with this Plan and the
Development Regulations.
Any person or corporation wishing to develop1 or subdivide2
land for any purpose within the Planning Area shall
make application for permission, on the prescribed forms, to
Council. It is important to note that Council will require a
separate permit to a obtained by a developer for the sub-
division of land. All new development or redevelopment, as
well as any change of use or intensity of use, or alteration
or improvement to any land or existing building will require
a permit from Council. In addition, a separate permit will
be required for all building work and for the occupancy of a
building. A building permit will not be granted until a
development and/or subdivision permit has been obtained.
Council may grant "outline planning permission" to enable a
developer to test a proposal for conformity with the
Municipal Plan and development regulations without having to
go to the expense of preparing detailed plans. If Council is
in favour of the proposal, approval in principle may be
given, subject to the submission and approval of detailed
plans of development and any other conditions that Council
may impose. An approval in principle is processed and
considered just like any other application.
1. Refer to The Urban and Rural Planning Act for the precise
definition of "development".
2. Subdivision means the dividing of any land, whether in
single or joint ownership, into two or more pieces for the purpose
of development.
49
C) Capital Works Program
In compliance with The Municipal Grants Act, and in order to
ensure that adequate funds are available at the appropriate
time to implement each feature of the Municipal Plan, Council
shall prepare and submit annually to the Department of
Municipal and Provincial Affairs a five-year forecast of
anticipated capital expenditure requirements.
The realization of many of the goals contained in the Port
Blandford Municipal Plan is brought about through a schedule
of
priorized
projects
and
a
definite
allocation
of
development funds. By following this program, Council can
allocate funds for the most important areas of need and
remain within the financial capabilities of the community.
The most pressing need in Port Blandford is completion of the
water supply and sewerage system. This project is set as a
first priority. The remaining phases proposed are detailed
in Table 1. The full financial resources of the community
will be directed to these projects after which time the
systems can be extended to further development on a cost
recovery basis.
TABLE 1:
CAPITAL WORKS DEVELOPMENT PROGRAM
╔═══════╤═════════════════════════════╤═══════════╤═════════════╗
║ │ │ Estimated │ Method of ║
║ Phase │ Project │ Cost │ Financing ║
╠═══════╪═════════════════════════════╪═══════════╪═════════════╣
║ VIII │ Water & Sewer - Legion Road,│ │ Government ║
║ │ Main Street & Weber's │ │ Guaranteed ║
║ │ Cul-de-sac │$ 845,000 │ Borrowing ║
║ │ │ │ ║
║ IX │ Water & Sewer - Main Street │ 622,000 │ " ║
╠═══════╧═════════════════════════════╪═══════════╪═════════════╣
║ TOTAL │$1,467,000 │ ║
╚═════════════════════════════════════╧═══════════╧═════════════╝
50
Approximately $1.6 million has been spent on water and sewer
services in Port Blandford but an additional $1.5 million must be
spent to provide 100% coverage to the Town. Water and sewer
projects cannot be projected on an annual basis so the develop-
ment program will be pursued in accordance with the phases, or
partial completion of phases, as permitted by the method of
financing. Under current conditions it is not economically
justifiable to pursue the installation of public water and sewer
services to Muddy Brook and St. Christopher's Resort.
Completion of public expenditures on water and sewer services will
allow
subsequent
realignments
and
profile
improvements
to
collector streets and local roads for the safety of the travelling
public. These improvements are necessary due to the existence of
blind hills, hidden intersections and inadequate road rights-of-
way. A Capital Works development program for roads will be
prepared upon substantial completion of the remaining phases of
water and sewer projects.