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Town of St Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
TOWN of ST. ANTHONY
MUNICIPAL PLAN
2017-2027
As Approved by Council 12 September 2017
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
Table of Contents
1.0 ADOPTION AND APPROVAL ............................................................................................ I
I.I COUNCIL RESOLUTION TO ADOPT; CLERK'S CERTIFICATE ................................ I
1.2 COUNCIL RESOLUTION TO APPROVE; CLERK'S CERTIFICATE ........................... 3
1.3 PLANNER'S SEAL AND SIGNATURE ........................................................................... 5
2.0 FOREWORD: APPROVAL PROCEDURE AND ADMINISTRATION ............................ 7
2.1 The Municipal Plan .............................................................................................................. 7
2.2 Ministerial Approval ............................................................................................................ 7
2.3 Effect and Amendment of the Municipal Plan .................................................................... 8
2.4 Municipal Plan Administration; Role of Development Regulations ................................... 9
3.0 INTRODUCTION ................................................................................................................ I 0
3. I Title and Components ........................................................................................................ I 0
3.2 Review and Amendments .................................................................................................. I 0
3.3 Purpose of Plan .................................................................................................................. I 0
3.4 Planning Area ..................................................................................................................... I 0
3.5 History and the Way Forward ............................................................................................ 11
4.0 KEY FACTORS AFFECTING PLANNING POLICIES .................................................... 12
4.1 Economy and Demographics ............................................................................................. 13
4.2 Sensitive Lands and Adaptation to Effects of Climate Change ......................................... I 7
4.3 Planning for Land for Large Scale New Development.. .................................................... 20
4.3.1 Industrial Development ............................................................................................... 21
4.3.2 Lands for Commercial and Public Service Facilities .................................................. 26
4.3.3 Residential Development ............................................................................................ 27
4.4 Infrastructure ...................................................................................................................... 28
4.4.1 Water Supply and Distribution .................................................................................. 28
4.4.2 Sewage Collection and Disposal. ................................................................................ 30
4.4.3 Streets .......................................................................................................................... 31
4.4.4 Solid Waste Management ........................................................................................... 32
4.5 Areas of High Heritage and Natural Value ........................................................................ 33
4.5.1. Harbour Entrance: the Marine Approaches .............................................................. 33
4.5.2 Grenfell Mission Legacy ............................................................................................. 34
4.5.3 Archaeological Resources ........................................................................................... 35
4.5.4 Public Walking Trails ................................................................................................. 36
5.0 GOALS AND OBJECTIVES ............................................................................................... 37
6.0 DEVELOPMENT CONCEPT .............................................................................................. 38
7.0 MUNICIPAL PLAN POLICIES .......................................................................................... 42
7.1 Area Allocations and Area-Specific Policies ..................................................................... 42
7.1 .1 Mixed Development. ................................................................................................... 42
7.1.2 Lndustrial ..................................................................................................................... 43
7.1.3 Residential ................................................................................................................... 44
Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
7.1.4 Marine Approaches Special Area ............................................................................... 46
7. 1.5 Grenfell Historical Site ............................................................................................... 47
7.1.6 Water Supply ............................................................................................................. 47
7. 1.7 Solid Waste ................................................................................................................. 48
7.1.8 Rural ............................................................................................................................ 49
7.2 Policies Applicable to All Areas ........................................................................................ 50
7.2.1 Natural Hazards to Building ....................................................................................... 50
7.2.2 Municipal Services ...................................................................................................... 51
7.2.3 Home Based Businesses ............................................................................................. 51
7 .2.4 Ternporary Uses ........................................................................................................... 52
7.2.5 Protection of the Natural Environment.. ..................................................................... 52
7.2.6 Valued Public Walking Trails ..................................................................................... 54
7.2.7 Recreational Open Space ............................................................................................ 54
7.2.8 Cemeteries ................................................................................................................... 55
7.2.9 Public Works and Utilities .......................................................................................... 55
7.2.10 Antennas and Wind Turbines .................................................................................... 55
7.2.11
Wildlife Habitat ....................................................................................................... 57
7.2.12 Advertisements (Signage) ......................................................................................... 57
7.2.13 Keeping of Animals .................................................................................................. 57
7 .2. 14 Removal of Quarry Materials ................................................................................... 5 8
7.2.15 Non-Conforming Uses .............................................................................................. 59
7.2.16 Policies Extra to Municipal Plan ............................................................................... 59
8.0 IMPLEMENTATION ............................................................................................................ 61
8. 1 Implementation Policies ..................................................................................................... 61
8.2 Site Plan Evaluation .......................................................................................................... 62
9.0 INTERPRETATION .............................................................................................................. 64
9. 1 Land Use, Boundaries, and Roads ..................................................................................... 64
9.2 Figures and Quantities Approximate ................................................................................. 64
APPENDIX: .................................................................................................................................. 65
Site Plan Evaluation Criteria ......................................................................................................... 65
Attached in map pocket: Future Land Use Map I
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
1.0 ADOPTION AND APPROVAL
1.1 COUNCIL RESOLUTION TO ADOPT; CLERK'S CERTIFICATE
Under the authority of Section 16 of the Urban and Rural Planning Act 2000, the Town Council
of St. Anthony adopts the Municipal Plan for 2017 to 2027.
Resolved by the Town Council of St. Anthony on the 27th day of June, 2017
Signed and sealed this d-3
day of OcJ.o ~
t: , 2017
Mayor:_
Du
_
D_
Clerk's Certificate:
Certified that the attached Municipal Plan is a correct copy of the Municipal Plan for 20 17 to
2027, adopted by the Council of the Town of St. Anthony, on the 27th day of June, 20 17.
Clerk ~U~~
\
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
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Town of St. Anthony: Municipal Plan for2017-2027
As Approved by Council 12 September 2017
1.2 COUNCIL RESOLUTION TO APPROVE; CLERK'S CERTIFICATE
[resollllion of Council to approve the Municipal Plan,fol/owing completion of the requirements of Sections 18 to 22
inclusive of the Urban and Rural Planning Act, 2000}
Under the authority of Section 16, 17, 18 and 23 of the Urban and Rural Planning Act 2000, the
Town Council of St. Anthony approves the Municipal Plan for 2017 to 2027.
Resolved by the Town Council of St. Anthony on the 12th day of September, 2017.
Signed and sealed this~ day of Oc,/--e ~r , 2017
Mayor:
{),t,c,O
---------
CI erk<~ '4 ,J] ~
Clerk's Certificate:
Certified that the attached Municipal Plan is a correct copy of the Municipal Plan for 2017 to
2027, approved by the Council of the Town of St. Anthony, on the 12th day of September, 2017.
Municipal Plan/Amendment
REGISTERED
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
1.3 PLANNER'S SEAL AND SIGNATURE
CANADIAN fNSTITUTE OF PLANNERS CERTIFICATION
I certify that the attached Municipal Plan document has been prepared in accordance with
the requirements of the Urban and Rural Planning Act, 2000.
Member of the Canadian Institute of Planners
en,&~CIP
Date: '3 ° /t,day of (!:) ,:.,i t-c,,
2017
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
2.0 FOREWORD: APPROVAL PROCEDURE AND
ADMINISTRATION
2. 1 The Municipal Plan
This document and the maps contained with it form the Municipal Plan for the Town of St.
Anthony for 2017 to 2027. It has been prepared in accordance with the Urban and Rural
Planning Act, 2000. Upon completion of the required steps to bring it into legal effect, it repeals
and replaces the Town of St. Anthony Municipal Plan for 20 I 0-2020.
The document presents statements regarding the Council's intentions with respect to the location
and manner in which development within its Planning Area shall take place. The maps show the
Planning Area divided into various land use designations. Within each one only specified kinds
of development may take place.
2.2 Ministerial Approval
For the Municipal Plan to gain full legal effect, the following procedure must be undertaken,
pursuant to Sections 15 through 24 of the Act.
In brief, the process begins with the preparation of a draft Municipal Plan under the direction of
Council. When a draft is prepared to the satisfaction of Council, a process which should include
an early opportunity for public input, it is submitted to the Department of Municipal Affairs and
Environment for review. When the Department has reviewed the draft document and is satisfied
that it is acceptable in light of provincial and other government agencies' interests, the
Department officially releases it pursuant to Section 15 of the Act. Council then, by resolution,
is able to adopt the document pursuant to Section J 6 of the Act.
Council must then advertise and provide for a public hearing at which objections or
representations to the adopted document are to be heard. The notice must appear twice in a
newspaper circulating in the Planning Area, in which Council states its intention to seek the
approval of the Municipal Plan. The first notice must appear at least fourteen days before the
hearing date. The notice must state where and when the Municipal Plan can be inspected and
clearly give the time and place for the Public Hearing.
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
The Hearing is conducted by a Commissioner appointed by the Council. A deadline date for the
submission of any written objections or representations is specified in the Act (two days before
the hearing). If no objections are received by the deadline, Council may cancel the hearing and
proceed directly to approve the Plan. If the hearing proceeds, the Commissioner conducts the
meeting and subsequently prepares a report including recommendations. Council then considers
the repon and either approves the Plan (with or without changes) or withdraws the proposed
Plan. Council's approval is made pursuant to Section 23 of the Act.
An approved Plan then is submitted to the Minister for review and registration, pursuant to
Section 24 of the Act. For this, the Minister requires two copies of the Municipal Plan which
have been certified by the Clerk as having been adopted and approved by Council, the
Commissioner's report, and all written objections and representations that may have been
submitted at the Hearing. After reviewing the document and determining that it is not contrary
to law or a policy of the government of the province, the Minister will register the Plan in the
Minister's planning registry and Council will publish a notice to that effect in the Gazelle and in
a newspaper circulating in the Planning Area. The date of the publication of the notice in the
Gazette is the date upon which the Plan comes into effect.
If the Minister chooses to not register the Plan, the document is returned to the Council with
information as to the reason for its unacceptability. and Council may then make changes and
resubmit the Plan in the same manner.
It is important to recognize that a new Plan does not come into legal effect until the notice of the
Minister's registration appears in the Newfoundland and Labrador Gazette. Once in effect, the
Municipal Plan is legally binding on Council and any person or party proposing to use or
develop land anywhere within the Planning Area.
A concurrent and parallel process is involved in the preparation. adoption, approval, and coming
into effect of Development Regulations.
2.3 Effect and Amendment of the Municipal Plan
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Town ofSt. Anthony: Municipal Plan for2017-2027
As Approved by Council 12 September 2017
The Municipal Plan is a legal document, binding upon Council and any person or group using or
proposing to use land anywhere within the Planning Area. All development must conform with
the applicable policies of the Municipal Plan after the date upon which it comes into effect.
The Act at Section 28 requires that a Municipal Plan be reviewed not later than every five years
from the date it has come into effect. The general intention is that Council may revise the Plan
with a view to the developments which can be foreseen for the next ten years. Consequently, the
time frame for this Plan is the ten year period of 20 I 7 through 2027.
The Municipal Plan may be amended at any other time, in whole or in part, for legitimate
reasons that may have been unforeseeable at the time it had initially been drafted. Any such
amendment must be consistent with the Municipal Plan as the amendment will be read together
with and become part of the Municipal Plan.
2.4 Municipal Plan Administration; Role of Development Regulations
When a Municipal Plan comes into effect, the Council is required to provide for its
administration in conjunction with the Development Regulations. The Development Regulations
are written in conformity with the Municipal Plan in the form of land use zoning, subdivision,
and advertisement regulations. After adoption by the Council, these regulations must be
submitted to the Minister for approval in like manner to the process for Municipal Plans.
Development Regulations must comply with the requirements of the Urban and Rural Planning
Act, 2000, and standard Provincial Regulations have been developed to form the basis of these
regulations. The standard regulations currently are Newfoundland Regulation 3/01 made by the
then Minister of Provincial and Municipal Affairs and which came into force on January 1, 200 I.
Councils are also advised, if they have not already done so, to adopt the National Building Code
of Canada as its building regulation.
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
3.0 INTRODUCTION
3. 1 Title and Components
This Municipal Plan, when brought properly into effect, shall be known as the Municipal Plan
oftl,e Town of St. Anthony, 2017- 2027. The following text and Future Land Use Map I
contained herein constitute the Municipal Plan for the St. Anthony Planning Area.
3.2 Review and Amendments
As indicated in the Foreword, the policies and land use designations described in this Municipal
Plan are subject to periodic review and occasional amendment as required in the light of
changing economic, social, and technological developments.
Since the predecessor Municipal Plan came into effect, Council has kept it up to date through the
amendment process. Only two amendments had been made to the former Municipal Plan, and
the effect of those amendments are continued in this Municipal Plan.
3.3 Purpose of Plan
A Municipal Plan guides growth and development within a Planning Area. It provides a means
of preventing problems that could occur if conflicting land uses are developed too closely. It
directs future growth so that municipal services and land resources are used most efficiently, thus
preventing unnecessary increases in servicing costs that can result from development becoming
needlessly spread out. It also ensures that aspects of land development like safety, aesthetics,
and environmental protection are given proper consideration.
3.4 Planning Area
The territory subject to this Municipal Plan is that which is included within the boundaries of the
St. Anthony Planning Area as shown on Future Land Use Map I. This includes the Town of St.
Anthony, as well as lands adjacent to it. It also includes all of its own protected public water
supply area as well as a part of the Goose Cove East protected public water supply area. Of the
three major indentations in the coast of the Planning Area,ie: the south side of St. Anthony Bight,
all of St. Anthony Harbour, and all ofCremaillere Bay, only the shores of St. Anthony Harbour
have been built up as the community was settled.
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
3.5 History and the Way Forward
A very brief history is provided here to establish a context for the community's beginnings and
evolution. The community, like many communities along the coasts of Newfoundland and
Labrador, has its enduring post-European Contact roots in the fishery. Most of those employed
in this trade did not stay over the winters, and the history of relations between France and Britain
prevented establishment of a permanent settlement until much later.
The French Shore Treaties between France and Britain resulted in a situation wherein French
fishers were entitled to use shore areas around St. Anthony to dry their summer catches, without
obstruction from British or Newfoundland interests. However, although France gave up her
claims to ownership of the land, it was British policy to discourage shoreline settlement by her
own people, to avoid friction with the French. This equilibrium was maintained until the
conclusion of the Napoleonic Wars in 1815. Thereafter, a permanent British settlement at St.
Anthony was established, seeing a dozen or so families inhabiting the community by the middle
of the nineteenth century.
In the late 1800's, St. Anthony served the schooner fleets which seasonally fished the Labrador
Coast, by providing provisioning en route to the fishing grounds and on the way back to their
home bases. The natural characteristics of the harbour and its strategic location led to the
community becoming the central place on these shores at that time. Commerce began to grow
around this trade. However, the community's population remained small, no more than a couple
of hundred, until the Grenfell mission facilities were established in St. Anthony in 1893.
The story of the Grenfell Mission is fascinating, and too lengthy to tell in this document. Suffice
to say that Sir Wilfred Grenfell's work in establishing institutions to alleviate the health and
social conditions of people on the Labrador Coast and the northern part of the Great Northern
Peninsula was hugely influential in the evolution of St. Anthony. The effect on the economy and
population was profound. The Mission provided an impetus for growth, and the community's
population grew to almost a thousand by the end of the Second World War.
The post-WWII period brought major positive influences in the growth and outlook of the
community. The United States government established a USAF Air Station at St. Anthony in
1953, part of the North American Pinetree Line military radar surveillance system. The
"American Base" required substantial numbers of local workers for its construction and
operation. Many came from outlying areas, and the combination of well paid employment and
influx of new people boosted the population and economic vitality of the area. The Air Station
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
closed in 1968. The evolution of the fishery saw the building of a processing plant in the early
I 950's, bringing employment opportunities to large numbers of people. During those decades,
St. Anthony prospered.
By the mid I 980's, the community and immediate area had reached a population around 3,500.
In more recent years, the turbulent state and depression of the fishing industry became the cause
of grave concern, and significant out migration of people seeking employment elsewhere took
place. The difficulties experienced in in the fishery, particularly following the cod moratorium
in the mid-I 990's, had a serious effect on the economy of the whole province, and St. Anthony
was not spared the impact. Fortunately, the crash of the cod fishery was offset somewhat by a
viable shrimp and crab fishery, with both fleet and processing bases continuing to be located in
the community. Also, St. Anthony gained some population from surrounding rural areas.
However, the combined effect of less labour demand in the fishery and an aging population have
lead to a slowly decreasing population, characteristic of rural Newfoundland and Labrador
though St. Anthony has not been as severely affected as many communities. This is more fully
described and analysed in section 4.1.
More recently, the potential of tourism to strengthen the economy has become apparent. The
proven finding of Viking artifacts and structures at nearby L'Anse aux Meadows, and
recognition of the site as a world class heritage resource, have been a great influence on tourism
numbers. Ecotourism focused on natural resources, such as whale and iceberg watching, has
grown. The Grenfell Mission story in its own right has for years drawn visitors to the area. And,
the area is close to the highway gateway to Labrador, via the ferry service out of St. Barbe, and
finally the opportunity exists to drive through to Quebec now that the highway from the Red Bay
area to Happy Valley- Goose Bay has been developed.
Today, the community together with the surrounding areas relies mostly on three key economic
engines: natural resources (primarily the fishery), the businesses serving a broad trade area, and
public institutions. The strategic location of the community and its resources, together with its
ongoing strong role as a regional centre of retail and service businesses, provide an important
stabilizing element in the local economy.
4.0 KEY FACTORS AFFECTING PLANNING POLICIES
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
A brief history of the settlement of the community and its economic evolution has been given in
section 3.0. As the community looks forward in the context of managing development, services,
amenities and infrastructure, the most prominent factors that affect planning policies are
summarized here.
4.1 Economy and Demographics
Economic growth or decline are closely linked to demographics, ie: the size and structure of the
population. The population of an area changes according to the net effect of births, deaths and
in- or out-migration. The birth and death rates as a percentage of a population change only very
gradually, leaving migration as the only strongly fluctuating variable in the shorter term.
The stronger the economy, and more specifically the better the employment opportunities in the
area, the more likely is the area to retain or grow its population. The population numbers relate
to local spending and investment in the community, so a stable or growing economy creates its
own growth, so to speak, as the retained population creates the level of economic activity in
goods and services consumed locally, and vice versa.
Statistics concerning the community itself should be considered in light of the immediate region
in which it functions, as today's highway system enables commuting considerable distances.
The region to which St. Anthony relates is the upper half of the Great Northern Peninsula, for
which census data can be derived. That area is approximated by the combination of census
subdivisions 9 C, D and F, together with the incorporated towns in that area, as shown on the
map on the next page.
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
"
ul
North
Bartlett's Bay
Port au Chaix, Port
Saunders, Hawke's
Bay
Census
Subdivisions 9C,
9D and 9F are the
areas lying north
of this line
00
Great Harbour Deep
The southern line of the area begins at Bartlett's Bay on the west, so the communities around
Port aux Choix are not included, but Plum Point and Saint Barbe are included. The
communities of Roddickton-Bide Arm and area are also included, as are the lands southward
down the east coast of the Great Northern Peninsula as far south as Great Harbour Deep.
In the table below, all incorporated towns and unincorporated areas in the census area shown on
the map are included:
Incorporated Town or Area
2006
2011
2016
Change
from
Arranged in order, from smallest % decrease to largest,
2011-2016
for population changes from 201 I to 2016.
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
Bird Cove
Anchor Point
Roddickton-Bide Arm
Conche
St. Anthony
Hawke' s Bay
UNINCORPORATED AREAS
Census subdivisions 9 C, D & F totalled NOT
including incorporated towns and Goose Cove
East*
REGIONAL POPULATION
Census subdivisions 9 C, D & F totalled
including incorporated towns and Goose Cove
East*
Main Brook
St. Lunaire-Griquet
Englee
Raleigh
Flowers Cove
Goose Cove East *
*formerly incorporated, but still reported separately in census
Cook's Harbour
210
320
1,103
225
2,476
391
4,013
11,265
293
666
625
248
270
235
190
182
179
-1.6%
326
314
-3.7%
1,057
999
-5.5%
181
170
-6.1%
2,418
2,258
-6.6%
338
3 15
-6.8%
3,521
3,243
-7.9%
10,428
9,596
-8.0%
265
243
-8.3%
661
604
-8.6%
583
527
-9.6%
20 1
177
-11.9%
308
270
-12.3%
21 1
174
-17.5%
176
123
-30.1%
Referring to the 2011-2016 figures, it is noteworthy that the regional population decreased by
8.0% whereas St. Anthony's was considerably less at 6.6%. It is also interesting that the areas
which are not incorporated as towns represented almost exactly one third of the regional
population in 2016. Those areas lost population at almost exactly the same rate as the region as a
whole, so it should not be concluded that those areas are declining more quickly than the towns.
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
The towns and unincorporated areas declined at varying rates, among which St. Anthony is about
in the middle or a bit better (of the 15 towns and areas, IO declined more than St. Anthony on a
percentage basis). It is more significant to see that the regional population has declined by 8.0%
over the five years, as that is approximately the trading area for St. Anthony's commercial and
institutional base and the declining population directly affects overall spending by households on
consumer goods and services, including the use of medical services. Even though industrial and
tourism activity is fairly independent of those concerns as they relate to a much larger
marketplace, every effort needs to be made. as has been done, to make the community attractive
to business and tourists.
Attracting investment, tourists, in-migration of local area people, and skilled and professional
personnel from away, is affected by the community' s quality of life, including schools,
recreation, cultural expression, services, the valued trails and landscapes which the community
enjoys, and the appearance of buildings, streets and yards; those attributes are of course
important to the community's permanent residents as well.
Another perspective on population changes can be drawn from forecasts made by development
agencies a decade ago, when the 2006 census figures had just been released. A most valuable
resource document at the time of the last review in 2009 was the Strategic Economic Plan/or the
period April, 2008 to March, 2011, produced by Nordic Economic Development Corporation, a
regional public agency since disbanded. Its geographic scope (the agency and the report)
covered a number of communities in the northern half of the Northern Peninsula.
Their report said that the Town of St. Anthony was then the central place in the region, and was
experiencing economic growth and demand for serviced land for housing and businesses,
whereas in many of the outlying communities the opposite was true. That continues to be the
case. There was already a gradual process of centralization of the regional economy and
movement of population toward the community. The report suggested that St. Anthony's
population was expected to decrease by about I 0% during the period 2006 to 2020, ie: from
2,476 in 2006 to about 2,228, so the 2016 figures show that the trend was predictable. The
experience during the first five years of the report's forecast was more optimistic than the last
five years, so there is no reason to be complacent about encouraging economic development.
The economic viability of the community and its adjacent areas still has very much to do with
the future of the fishery and fish processing at local plants and the future of pub I ic institutions
located in the community. The fishery is subject to government intervention concerning fishing
quotas allocated to local fishers and management of the flow of product to onshore processing
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September20l7
plants. The crab and shrimp fishery has continued to require processing capacity in the
community and the outlying areas down the Peninsula, though recently there has been a
downturn and turmoil in the market. As said earlier, there is solid evidence that the cod stocks
are improving, so that species may once again have a major presence in the fishery. New
developments such as the coming of high speed internet service and new non-fishery activity at
the Port (container and cruise ship traffic) are encouraging.
The role of the community as a central place in the region for consumer goods and services
continues, with a strong presence in health care, education, retail, and tourism services. A very
important factor is the future of the various institutions of governments, such as the regional
hospital, post-secondary education, and the airport. Alterations in the types and levels of service
rendered in the region speak to staffing levels and concentration of employment around
specialized public service functions.
In summary, the community enjoys a prominent place in the economy of the province, with a
diversified and active role in both public and private sectors, notwithstanding the persistent
decline in population. New economic activity is being encouraged by the community and its
agencies, and every effort needs to be made by them to help employers and investors and to
assist in every possible way the new initiatives which are already diversifying the community's
economic base. Also, continuing the good work in improving facilities and amenities is
extremely important in that regard and also to give the highest possible quality of life to
residents.
4.2 Sensitive Lands and Adaptation to Effects of Climate Change
Good community planning must concern itself with adaptation to environmentally sensitive
lands and natural hazards. For many years, topics such as geological stability, landslides,
flooding, wetlands, and coastal erosion have been fami liar. In recent years, predictions of the
effects of climate change have become clearer and measures are being taken in forward looking
communities to adapt to those which threaten the environment and human settlements.
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
A high priority topic concerning environmentally sensitive lands has for many years been
development in the vicinity of (or in) water bodies. Though the federal government generally
has jurisdiction over ocean waters, management of inland waters are a matter of provincial
jurisdiction. This Municipal Plan will require setbacks from shorelines and wetlands and
measures related to coastal erosion, as was the case in the former Municipal Plan.
On the subject of hazards related to building, the provincial Geological Survey reports as directly
quoted below in italics:
"Landslide and Rockfall
Rockfall and landslide are common in Newfoundland. They are commonly triggered by
heavy rainfall on steep slopes. Any development at the base of a steep slope should
consider rockfall potential. These are slope processes that involve the downslope
movement of material (unconsolidated sediment, bedrock and snow) in response to
gravity. The slope angle and sediment characteristics are important factors that influence
slope stability.
Rockfalls are the downslope movement of boulders, either by free fall, rolling or sliding.
These boulders may be dislodged by freeze-thaw activity, erosion beneath the boulder,
bedding plane failure or through human activity. Roclifall may also impact a slope below
and trigger a landslide. Roclifalls tend to occur repeatedly.forming a talus cone of
boulders at the foot of a steep slope. For single-block rock.falls, the concept of a 'shadow
angle ' is well established. The shadow angle is defined by the angle below horizontal
formed by the line lying between the apex of the slope subject to rockfall and the extreme
position of rock.fall debris (boulders). Numerous studies have shown this to be between
22° and 30°.
Landslides involve the downslope movement of unconsolidated material under the
influence of gravity, and are capable of producing widespread damage. In Newfound/and
and Labrador landslides are commonly triggered by heavy rain or snowmelt, which
introduce large quantities of water lo the slope. Sediment becomes saturated beyond its
shear strength, at which point, movement occurs. This movement may be rapid (e.g.,
debris flow!J) or slow (e.g., creep).
A vala11cl1es
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
Avalanches are another rapid form of slope movement. They generally consist of a
combination of snow and ice, but may include sediment, rock, and vegetation. To occur,
they require heavy snowfall (either introduced by precipitation or wind), and a steep
(30°-50°) slope. The trigger for avalanche is commonly heavy snowfall over a smooth
su,face, produced.from either a rapid fall in temperature in the days preceding the
snowfall or from a period of freezing rain or burial of a weak layer in the snow.
Alternatively, high winds blowing over a slope may create a cornice which may break off.
falling lo the slope below and lriggering an avalanche.
Flooding
Flooding affects bolh inland and coastal areas. River flood plains are those areas
adjacent lo modern rivers that overflow their banks during storm events or as a result of
ice jams. Low-lying coastal areas may be inundated by Lhe sea during slorrn surge events,
especially if coastal protection (including beaches) is breached. Areas at river mouths
are particularly vulnerable during river flooding during periods of unusually high tide or
storm events.
Coastal erosion
Large parts of the coastline of Newfoundland and Labrador are composed of cliffs of
unconsolidated (non-rock) material. These areas are stable if covered by vegetation, but
may erode quickly where exposed to waves. Rates of coastal recession up to 1 m per year
have been recorded in the province. Bedrock cliffs also erode, albeit at a slower rate.
Although there are Provincial regulations regarding development in relation to the high
water mark, in areas of unconsolidated material forming coastal cliffs or unconsolidated
sediment on bedrock however, set back.from Lhe cliff edge is, in our opinion, a more
appropriate measure. Based on an average recession rale of 15 cm per year and a 100
year life span for a structure, we recommend a setback of at least 30m (twice the average
erosion rale limes 100 years) from the cliff top to any planned residential or commercial
development. A longer limit should be considered in those areas where more active
recession is noted.
Climate Change
Wave magnitude and Lhe frequency of extreme wave events (including storm surge) may
be expected to increase (/predictions of global climate change and associated global sea
level rise occur. In Newfoundland and Labrador, the crust continues to move, albeit
slowly, in response to the last glacial period. Most oft he Island of Newfoundland is
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
currently experiencing rising sea level, which will exacerbate the sea level rise as a
result of climate change. Over the next centwy sea level is be expec1ed to rise by over I
metre in eastern Newfoundland, 80-90cm in wes1ern and southern Newfoundland, and
less than 70 cm in Labrador; sea-level rise will continue beyond 2099.
Rising sea level will increasingly threaten our coastline and thus planning should res1ric1
development in low-lying areas or those adjacent to cl((f edges that may experience
enhanced erosion. The increased risk of coastal erosion may be accentua1ed by
increasing pressures on the coast for residential development. Based on the potential
future impact of sea level rise and storm surge. areas below the present 2 m contour are
considered to be highly vulnerable to coastal.flooding. Development within this area
should be restricted to ensure that appropriate mitigation measures are employed. These
could include coastal protection measures or enhanced engineering s1andards, although
communities may choose to remove these areas f rom development. Areas above the
present 2 m contour may also be at risk from coastal flooding, including storm surge.
The Government of Newfoundland and Labrador (Office of Climate Change and Energy
Efficiency) commissioned a study of the projected impacts of climate change in the
province for the period 2038-2070. The 2013 report. prepared by Dr. Joel Finn is of
Memorial University, incorporated data from 7 regional climate model (RCM)
simulations provided by the North American Regional Climate Change Assessmenl
Project (NARCCAP). Model projections were compared against observations collected
by Environment Canada (EC) climate stations in the province. With regards to predicted
changes in temperature and precipitation the report highlights that the climate will
become warmer (especially winter temperatures) and wetter (both intensity and duration)
and 1ha1 an increase in rain-on-snow events is likely. The lafler could lead to an
increased potential for flooding and landslides/ avalanches."
The developed areas in the community are generally relatively free of these hazards, and thus
one may say that these are concerns largely relevant to outlying areas. However, some of the
hazards are relevant to all areas, such as sea level rise and coastal erosion, and thus policies are
given in the Municipal Plan which provides guidance for all areas.
4.3 Planning for Land for Large Scale New Development
A major challenge is that of shortage of land for residential. commercial and industrial
development. This has been a major issue for a very long time largely due to a very challenging
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Town of St. Anthony: Municipal Plan for 2017-2027
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topography, and a long succession of Municipal Plans has repeated the theme and endeavoured
to respond to it.
There has been considerable infilling of available land within the serviced areas of the
community, generally resulting in intensification and more efficient use of lands in the settled
area. As the use of land has become more intense, land owners have endeavoured to squeeze
more useful building assets onto the unchanging areas of building lots. Consequently, issues
concerning proximity of major buildings to property boundaries, sizes and locations of dwellings
and accessory buildings, and traffic safety have also intensified. The situation continues,
especially concerning residential development, but there have been new developments which
provide optimism that servicing of land on the outskirts by extensions of municipal central
services is indeed feasible.
The industrial, commercial and residential sectors predominate in urban land areas. In the future,
it is in these categories of land use that large areas and associated infrastructure will be involved.
The planning considerations and the general way forward in this regard are explained in this
section 4.3. Matters concerning infrastructure are addressed in section 4.4, and areas which are
relatively smaller and comprise special land uses related to highly valued heritage and natural
features are addressed in section 4.5.
4.3.1 Industrial Development
This Municipal Plan recognizes the need for space to develop industrial uses which are
dependent upon access to salt water as well as those which are focused on highway freight
traffic. Several areas are designated Industrial on Future Land Use Map I in this Municipal Plan,
which are listed together with some brief comments on their expected futures, as follows:
a) The fish processing plant and other marine businesses located at the St. Anthony Port
Authority port facilities on East Street, which are actively in use; expansions into
Marguerite Bay and into adjacent residential areas are physically possible, but expansion
into the residential area would depend on piecemeal acquisition of properties over a very
long time.
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Town of St. Anthony: Municipal Plan for 2017-2027
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b) A dormant small site lying above the East Street port, formerly a tank farm and having
potential for resumption of that use or redevelopment to another use.
c) A small wharf facility near the fish processing plant, used by the Department of Fisheries
and Oceans; it continues in use.
d) A site lying some distance up American Drive from West Street, used as a tank farm for
fuel oil distribution; it continues in use.
e) Two small wharf facilities at sites on the western shore of the harbour, known
respectively as the Government Wharf (operated by the St. Anthony Port Authority) and
the Town wharf; they are both actively used and include small landside areas; they have
potential for redevelopment within their holdings, but expansion beyond their existing
areas would be infeasible as they abut solidly built up residential areas.
f) The NL Hydro electrical generating station at the upper end of North Street; it continues
in use; expansion to the north beyond its existing footprint would be very limited due to
topographic constraints-the abutting lands are very steep and fall into a watercourse.
g) A large area on Goose Cove Road, just beyond Ollerhead Drive on that highway; it has
some small industrial uses on it, and provides a very large area for inland industrial
development. It is available for development.
The forecast for demand for land for marine industry is strong: there will continue to be
opportunities for investment in an expanded economic and physical presence of the Port.
Some of the marine activity actually is supported on sites away from the shore, such as storage of
nets and gear used by fishers. There is little land left for new development in the shore areas
currently designated as Industrial. It is useful to indicate the areas which could support new
marine industrial development in this Municipal Plan. The opportunities and areas in that
respect are described next, followed by discussion of non-marine industrial lands.
The primary marine industrial activity today is found at the east side Port Authority Wharf and
onshore features, where a clear opportunity exists to expand both wharf frontage and onshore
land areas into the deep waters of Marguerite Bay.
An extract from Municipal Plan Future Land Use Map I is shown on the next page; it is marked
up to illustrate a wharf expansion concept. There is about as much scope for extension of the
wharf frontage as was accomplished in the recent development of the new wharf frontage from
the fish processing plant to Marguerite Point. As well, there is at least as much infill and onshore
land creation potential in the concept as was achieved by the infill placed between the original
shoreline and the present day wharf line, as shown:
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Town of St. Anthony: Municipal Plan for 2017-2027
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Town of St. Anthony: Municipal Plan for 2017-2027
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Potential wharf frontage
on three sides. Infill
could be placed within
the rectangle to create
shoreside yard area to
accommodate storage and
container handling as
well as marine industrial
buildings.
Existing wharf line and yard
area behind made by infilling
to the original shore line
--
-·-
Cold Storage Building
farm site with
side lines
extended to
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Town of St. Anthony: Municipal Plan for 2017-2027
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The concept shown above is not intended to be a finished design, nor to indicate that any public
bodies have plans to implement such a concept, but rather to simply indicate that there is
considerable potential to expand the Port Authority Wharf on the east side of the harbour without
having to intrude into the residential area immediately adjacent to it.
There will be no plan area designation or zoning applied to the water area which would be
occupied by the new wharf and infill, as Council lacks jurisdiction over lands below the high
water mark. As infill takes place to make land available, Council would apply the Industrial
designation to it.
There is potential for non-marine industrial development as well, though its form is uncertain at
this time-it could range from large equipment yards with virtually no buildings, to processing
and manufacturing in substantial buildings. This Municipal Plan provides for a large inland area
on Goose Cove Road to be designated for industrial use, thinking primarily of industrial activity
which does not necessarily need to be on salt water. That area, lying beyond Ollerhead Drive on
Goose Cove Road, is fairly flat, and thus can support large scale developments without extreme
land levelling or terracing.
The only other areas which might be used for industrial developments would be in the outskirts
of the community, going north on North Street beyond the NL Hydro plant or even farther out
Goose Cove Road, beyond the designated Industrial areas. Those areas, which are designated
Rural (aside from the water supply and solid waste management areas addressed later in this
Municipal Plan), can support large scale development, although most generally would be beyond
connections to central water and sewer services. Also, many of those areas have challenging
topography that would make it difficult to develop large, level lots for land-intensive commercial
or industrial uses. Nevertheless, it is entirely likely that suitable smaller sites designed for
specific developments may be found, and the planning policies will enable Council to consider
them.
This Municipal Plan will also enable Council to approve, at their discretion, small scale light
industrial developments in the designated Residential areas. These can sometimes be quite
benign in their nature and thus may not be significantly incompatible with nearby residential land
uses, but they need to be considered case by case with the protection of the quality of residential
life given priority.
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Town of St. Anthony: Municipal Plan for 2017-2027
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4.3.2 Lands for Commercial and Public Service Facilities
Most of the commercial and public service facilities in the early days became concentrated on
the west side of St. Anthony Harbour, where the Grenfell Mission complex of buildings and
most retail and personal service establishments located. There are a few outside that area, such
as the College of the North Atlantic and a major furniture store on the east side but they are
located on sites isolated amongst residential development. The development of commercial uses
such as building supply and equipment yards and automobile services required considerable
amounts of open land which were not much available in the commercial area on West Street.
Many of such businesses began to locate up North Street, which is Highway 430, the Viking
Trail from St. Anthony to Deer Lake.
Today, that concentration ofa broad range of commercial and public service facilities has made
West Street and North Street the community's "downtown". The relevant areas have been
designated as Mixed Development and are shown on Future Land Use Map I. That area still
contains some land for further development, but the potential to accommodate large scale
developments is already limited, and this Municipal Plan recognizes that reality. A small
number of small convenience and speciality shops are scattered throughout the community, but
there is very limited scope for much more of that type of development.
The recent development of the Polar Centre (a combined community and recreation centre in the
Mixed Development area) has freed the site of the now-closed St. Anthony Olympia on West
Street for redevelopment, thus practically joining the North Street commercial area to the
commercial area along West Street. The site of the former Olympia represents the only large site
within the Mixed Development areas which could be developed for large scale land uses.
As said in Section 4.3.1 , this Municipal Plan designates a large area located on Goose Cove
Road, just beyond Ollerhead Drive, as Industrial, primarily for future industrial development.
That area can also support large scale commercial development. For either of those uses, the
extension of central water and sewer services up Goose Cove Road beyond the current extent of
those services would enable a wide range of new development in that area. Large scale
commercial developments and labour intensive industries will likely require extension of central
services due to the large numbers of customers and workers associated with those activities.
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The residential areas abutting the Mixed Development areas are mostly solidly built up with
single dwellings, with little opportunity left for building on vacant lands amongst the dwellings.
As maintaining the quality of residential life is a high priority, drawing the contiguous
boundaries of the Residential area designations is a precise matter, and considerable thought
went into this task in preparing this Municipal Plan.
4.3.3 Residential Development
As said, the lack of serviced land for housing has historically been an impediment to growth of
the community. The available easily accessible land had been mostly used up by the end of the
1990s, but subsequently a great step forward was made when the Town was able to pursue the
opening of a major residential subdivision lying above Barn Road, in conjunction with a new
school and community centre (the Polar Centre) developed adjacent to it.
The first street opened in that subdivision is Husky Drive, which has developed quickly with new
dwellings. The remainder of the large area on the slopes above Husky Drive has the potential to
provide centrally serviced residential lots for a good number of years, as it is opened for
development in phases. Construction costs for extension of the water, sewer and street system
has required lot prices which are higher than the community has usually seen, but lots have
nevertheless sold fairly quickly.
A very new development just to the east of the Husky Drive area has seen purely private
investment in a residential development on an extension of the Old Peat Road up to the plateau
on the vast, relatively level backland above the west side of the harbour. That development is
serviced by extensions of the municipal central sewer and water services. The plateau area,
which extends easterly to the highlands overlooking Fishing Point and westerly toward the
Industrial area on Goose Cove Road, has the potential for similar developments established on
extensions of municipal services. In addition, there is a large area to the east of North Street
which can be accessed and serviced by extensions of the central water and sewer systems.
If the feasibility of extending municipal central services and streets in those areas eventually
becomes problematic, Council can amend the Municipal Plan to then provide for use of on-site
private water supply and private sewage disposal systems. This is addressed in section 4.4 on
infrastructure.
More localized issues concerning residential development raised in the review for this Municipal
Plan and Development Regulations continued to require fine-tuning of the documents.
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Town of St. Anthony: Municipal Plan for 2017-2027
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Specifically, these include the development of accessory buildings, which continue to be
demanded in larger sizes and numbers and more controversial locations on their lots. Further,
the changing forms of dwelling structures have challenged old stereotypes, which have given
way in the evolution of old style mobile homes into structures almost indistinguishable from
conventional housing in shapes and finishes. Also, previously unusual forms of dwellings such
as the "tiny home" form, are expected to appear in applications to build. The policies in this
Municipal Plan arise from vigorous discussion during review of the former document.
4.4 Infrastructure
4.4.1 Water Supply and Distribution
The Town water supply has been troubled for a long time by difficulties in drawing enough
water of acceptable quality from the surface water supply. The Town is making every effort to
rectify the situation, through improvements to the waterworks at the source. At the time of
preparation of this Municipal Plan in 2017, the Town had just been approved for financial
assistance to make major improvements to the water supply source works and the trunk line
conveying water into the distribution system.
In addition to augmenting supply volumes,
Council also recognizes that reducing demand is also beneficial, so some thought is being given
to methods ofreducing consumption, and leakage from identified pipe breaks are addressed
quickly.
The water distribution system supplies virtually all development in the community. The system
has been strengthened as improvements have gradually been made over time, by taking steps to
address low flow leakages and areas which do not have adequate pressure, and by encouraging
conservation of water. Instituting universal metering and user-pay water rates have been
discussed as those steps usually have the effect of reducing water consumption, but the pros and
cons are still being weighed at the time of preparation of this Municipal Plan.
Ongoing protection of the watershed supplying the community is essential to minimize risks to
the quality and quantity of water. There are two areas protected as public water supply areas
under the Water Resources Act, 2002, in the Planning Area: those of St. Anthony (the St. Anthony
Pond protected area) and the Goose Cove East water supply (the Jack's Pond protected area).
The Town is not involved in the operation of the Goose Cove East waterworks; it is purely
coincidence that part of that water supply area is within the St. Anthony Planning Area. There is
no logic in having the Town of St. Anthony involved in the management of the water supply for
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Town of St. Anthony: Municipal Plan for 2017-2027
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the unincorporated community of Goose Cove East, and this should be redressed by petitioning
the relevant Ministers to remove that area from St. Anthony's Planning Area. That area is
marked as "Water Supply (Goose Cove East)" on Future Land Use Map I. In the meantime, the
Town of St. Anthony will dutifully apply the same stringent requirements for land use in that
area as is done for its own area.
The local snowmachine association has established a winter trail across the southern part of the
St. Anthony water supply area. It does not traverse the ice on any of the water bodies in the
protected area. This has been a benign and acceptable use that could continue unless users begin
to compromise the water quality objectives of the community. There is also some discussion
about potential use of that trail by all-terrain vehicles (ATVs) during other seasons, which may
be considered by Council at some point. Consideration of its approval by Council will be
preceded by a careful review of the potential impacts of the additional, different traffic.
The boundary of the catchment area which supplies the St. Anthony water system is complex,
and the natural watershed boundaries are not very well reflected in the boundary of the protected
public water supply area. Most of the natural watershed is protected by provincial regulations,
and the part so protected and lying within the Planning Area is marked as "Water Supply A" on
Future Land Use Map I. Its boundaries only very approximately describe the natural
topographic divides that define the watersheds supplying the ponds which supply the potable
water to the community.
In addition, part of an area which was designated as Forestry in the former planning documents
is actually part of the natural watershed feeding Eastern Long Pond, which is part of the surface
water supply area. That area is marked as "Water Supply B" on the Future Land Use Map I.
Review of the rationale for the former Forestry area designation suggests that it has become
redundant as forest resources management is not a municipal responsibility desired by Council,
and the provincial government has not expressed any interest in it. Consequently, the Forestry
designation is no longer used in this Municipal Plan, and its area in this Municipal Plan has been
taken out of that category and has become treated in the same manner as the adjacent Rural
lands, except for the area (Water Supply B) which is part of the natural watershed feeding the
community water supply.
For many years, it has been the policy of the Council that new development must connect to the
central water system, except in areas lying outside the settled areas. Indeed, a small number of
developments in the Rural area for many years have arranged for private water supply. The
growth of the community has suggested that this strict policy be somewhat modified to enable
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
Council to consider large scale industrial and commercial development in the Industrial area on
Goose Cove Road to be serviced by private water supplies.
Two other areas remote from central water services should be treated similarly though the scope
for new development in them is severely limited: the Solid Waste area and the Marine
Approaches Special Area. In the Solid Waste area, the operators may wish to have a staff
washroom and equipment wash facility or similar industrial features, which could be adequately
served by private water supply (probably by carrying in drinking water and using on-site surface
or well water for toilet flushing and industrial use). In the Marine Approaches Special Area,
private water supplies are already in place for the two restaurants and a gift shop/museum, and
they are augmented during the summer with a seasonal connection to the municipal system
comprising a flexible pressurized line laid on the surface along Fishing Point Road from
Budgell's Point. The Town has no plans to extend year-round water supply infrastructure
beyond its present extent.
The provincial government's current requirements concerning private water supply are described
in the provincial government's Private Water Supply and Sewage Disposal Standards which
specify that persons who develop private water supplies must have a Certificate of Approval.
Diligent administration of that requirement would largely ensure that private supplies are
sustainable.
4.4.2 Sewage Collection and Disposal
The community has an extensive sewage collection system, connected to virtually all structures
except for a very few cases on the outskirts of the settled area. Generally, the existing system of
collection infrastructure is adequate for present flows, but future development and some of the
effects of climate change will impose increasing loads. Ongoing monitoring of issues
concerning capacity in various parts of the system is needed to stay abreast of sanitary risks
inherent in operation of a sewer system.
Treatment of the sewage collected by the central system is a matter involving very large financial
resources which are not yet available to the Town. It is beyond the capacity of the Town to
finance the capital required to develop the treatment works to achieve the treatment standards
which senior governments appear to demand by specified target years well into the future. This
is a matter for serious negotiation with funding agencies and regulators to develop a plan of
action which can realistically be fulfilled.
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Town of St. Anthony: Municipal Plan for 2017-2027
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Similar to the use of private water supply systems in remote areas as noted in 4.4.1, there are
already a small number of private sewage disposal installations in use in the Rural area. Well
designed, constructed and operated private systems could serve low-flow commercial or
industrial development in the Industrial area designated on the Goose Cove Road, the Solid
Waste site and the Marine Approaches Special Area, and this Municipal Plan provides for such
an approach.
Although private sewage disposal systems are sometimes regarded as makeshift or risky, modern
regulations and technology are able to give satisfactory results even on quite difficult terrain.
The typical on-site sewage disposal systems being used now require quite large land areas to
enable proper attenuation of the wastewater. However, innovation continues in the design of
private sewage disposal systems that can operate satisfactorily on smaller areas and on steeper
slopes than the ordinary in-ground disposal beds. rt is recognized that the lot sizes involved will
be much larger than those which central services can support. This would result in more road
frontage per unit, representing a higher per unit municipal maintenance cost and about one third
of the density of development compared to centrally serviced lots in a conventional single
dwelling subdivision.
These factors suggest that private sewage disposal systems may in the future provide needed
relief when the potential for extending central municipal services is exhausted, such as when
encountering topographic extremes involving extensive sewage pumping. In the meantime, it
would seem adequate and prudent to continue the requirement for new development to be on
central services except in the special cases noted above.
The provincial government's current requirements concerning private sewage disposal are
described in the provincial government's Private Water Supply and Sewage Disposal Standards
which specify that persons who develop private systems must have a Certificate of Approval.
Diligent administration of that requirement would largely ensure that private systems are
sustainable.
4.4.3 Streets
The Town has an extensive network of streets to provide access to properties. Generally
speaking, there are no pressing issues concerning the traffic capacity and overall safety of the
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Town of St. Anthony: Municipal Plan for 2017-2027
As Approved by Council 12 September 2017
street network. There have been concerns about the safety of the principal intersection in the
community, at East and North Streets.
Major street and buried pipe infrastructure upgrading projects on many streets have been
relatively recently carried out. The improvement in driving conditions and appearance of many
streets is dramatic, especially the new street works on West Street which give the "downtown"
area a modern, top quality appearance. Increasingly, the West Street concentration of
commercial development is looking more like a concentrated urban centre, to the benefit of the
image of the community as an important, prospering central place.
4.4.4 Solid Waste Management
The solid waste disposal site is located north of the NL Hydro plant on Route 430 the Viking
Trail. The Solid Waste area designated in the former Municipal Plan encompassed a large area
of land arbitrarily described as circle with a radius of one mile ( 1.6 km) centred on the actively
used solid waste management operational area. That approach was quite common in the
province in the days of open, burning, uncontrolled dumping, to provide a goodly buffer within
which development was largely prohibited.
The control and administration of municipal solid waste management services in the province as
a whole has changed to a regionalized form of administration. As such, Council has lost direct
control over activity on its site. which is now managed by the new regional authority. At the
same time, standards for operation of disposal sites have become more stringent, with open
burning and use of the familiar "teepee" incinerators no longer permitted. The need for such a
wide buffer has essentially disappeared under these new circumstances. Only the area
immediately of use to the solid waste authority, with some latitude for expanded operations, will
now be designated as Solid Waste as seen on Future Land Use Map I.
Plans are being made for a central sanitary landfill site in the centre of the Island of
Newfoundland, to which waste from the west coast and central Newfoundland would be
directed. For the St. Anthony community, it is expected that the Solid Waste site will be
equipped with a transfer station such as have already been established elsewhere in the province.
Some use of the site for disposal and processing of benign wastes, such as construction and
demolition wastes may continue. The timing of the change still is quite uncertain at the time this
Municipal Plan was being prepared in 2017, so the site continues to operate as a final disposal
site for municipal sol id waste.
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Town of St Anthony: Municipal Plan for 2017-2027
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This has caused some concern in Council as the site is in full view of the Viking Trail and gives
a very poor first impression of St. Anthony to visitors. Moreover, it appears that the footprint of
the disposal operation is expanding and may overwhelm the safe capacity of the site. As only the
area being used in 20 17 plus some modest expansion room is to be designated as Solid Waste in
this Municipal Plan, it is clear that protracted delays in the transition to a transfer station may
place Council in conflict with the authorities operating the solid waste system.
4.5 Areas of High Heritage and Natural Value
The rural lands, largely undeveloped, which surround the urban areas of the community have
scenic and resource values which are important to residents and visitors. Trails have been, and
are continuing to be developed, to and through choice locations. The history of the community is
unique and fascinating.
Three key topics in this regard in the land use planning context are the lands at the harbour
entrance, the legacy of the Grenfell Mission, and archaeological resources. A fourth category is
not related to areas of land but rather to linear features: the public walking trail system
developed by the community.
4.5.1. Harbour Entrance: the Marine Approaches
The community is very fortunate to have an accessible, spectacular natural landscape and ocean
frontage at the St. Anthony Harbour approaches. The special nature of the lands at Fishing Point
and Lamage Point and the coastal high lands both north and south of them, suggests that the
strong controls in the former Municipal Plan be kept in place to protect the unique and important
sea and landscapes there. The dramatic topography and rugged landscapes, together with
spectacular views of the ocean from the Points, are highly valued. Those areas are designated as
Marine Approaches Special Area (MASA) in this Municipal Plan.
The archaeological resources inventory supplied by the Provincial Archaeology Office includes
two sites listed as at Fishing Point. Council will consider requesting a definitive archaeological
assessment to identify the sites on the ground and evaluate their significance so that plans for
further trail development or buildings can respect the findings. The sites are protected under the
Historic Resources Act, meaning that there is to be no disturbance of the grounds without
specific authority of the provincial government. Knowing the exact boundaries of the affected
areas is important to dealing with two aspects of human use of the Fishing Point area.
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First, a challenge exists in dealing with the potential for new development at the small terrace at
Fishing Point, an area which is regarded as the focal point of the Harbour approaches and the
trail system in that area. That area is developed with two restaurants and a gift shop/museum as
well as a public parking area and a cemetery. That small site is a natural wonder, with
breathtaking views of the sea, where the spring traffic of icebergs has earned it the nickname of
Iceberg Alley. It is a joy for residents and tourists alike in all seasons, and its special quality
would be badly affected if the small area available there were intensively built up with more
commercial development.
Second, the current developments have used up most of the level land at Fishing Point, so there
is little more potential for developments requiring public motor vehicle access or parking as it is.
However, there are apparently several small properties at Fishing Point which are privately
owned, though most of the Point from Budgell's Cove seaward is in Crown ownership. At the
time of preparing this Municipal Plan, there were no proposals for development on those
privately held lands. It is possible that an owner may apply for a development which the policies
in this Municipal Plan would not permit, in which case Council will cautiously consider its
implications.
4.5.2 Grenfell Mission Legacy
One of the acclaimed cultural features of the community is the long and proud heritage of the
Grenfell Mission. The legacy of the Mission today includes an interpretation centre on the
waterfront on West Street, just below the hospital. That area is in the Mixed Development area
shown on Future Land Use Map I, as that land use fits well in that planning designation.
Another legacy feature is found in an area above the hospital, where the former Grenfell
residence is located. The residence now operates as the Grenfell House Museum, in conjunction
with the interpretation centre, and above that is the site of the Grenfell's Tea House and the
graves of the Gren fells.
An area of land of almost 7 hectares in area lying above the hospital and the Grenfell House
Museum has been conveyed to the Grenfell Historical Society, a not for profit organization
devoted to the Grenfell's legacy. The site of the historic Tea House (long since demolished) and
the graves of the Gren fells are found on that property; the Grenfell House Museum is located on
lands abutting it. Council considers it to be appropriate to recognize the heritage significance of
those lands by including regulatory measures which would restrict developments on that property
and the land around the Grenfell House Museum to those uses complementary to their heritage
value.
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Town of St. Anthony: Municipal Plan for 2017-2027
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4.5.3 Archaeological Resources
The entire northern tip of the Great Northern Peninsula had been long occupied by indigenous
people before any European contact. The area was briefly occupied by the Vikings, seasonally
occupied by French fishers and eventually, after the French and English came to peace in this
regard, by a population of mostly British origin. Each have left archaeological evidence of their
presence.
The Provincial Archaeology Office has advised that there are eight known significant findings
within the St. Anthony Planning Area. Three are found on the shores around Cremaillere Bay,
one at the abandoned site of the USAF radar station on Cremaillere Hill (the "American Base"),
two at Fishing Point, one at Marguerite Point on the east side of the harbor, and one near the
DFO Wharf, also on the east side. Some relate to indigenous peoples' presence and most of the
others are evidence from the French fishery. One is somewhat unusual in the archaeological
sense, the site of the former American Base high on Cremaillere Hill overlooking Cremaillere
Bay.
These resources are scarce and irreplaceable, and are required by law to be undisturbed unless
specifically approved for development. Some potentially important artifacts may be encountered
by chance during excavation for development. and it is extremely important that work stop until
the find is reviewed by the Provincial Archaeology Office.
It will also be important to establish a screening mechanism within the Development Regulations
so that developments which could impact designated archaeological resources are identified
before approvals are given. A screening of every case by the Provincial Archaeology Office
would achieve that objective but submitting every application for clearance would be a heavy
administrative burden, and the time involved in the process would be an impediment to
investment and pursuit of building opportunities.
This Municipal Plan will specify that Council will request information from the Provincial
Archaeologist on the specific locations of sites of interest, so that development applications can
be simply checked by Town officials to see it they involve potential finds. The sites at the
former American Base and those on the shores of Cremaillere Bay are in the Rural designation
and are easier to deal with as development proposals for those areas will be very rare; any
development proposals involving those areas should be reviewed by the Provincial Archaeologist
before any Town permits are issued.
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Town of St. Anthony: Municipal Plan for 2017-2027
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4.5.4 Public Walking Trails
The community has been engaged for a long time in developing a system of walking trails in and
around both sides of St. Anthony Harbour. The network has been improved and expanded, and
provides a great amenity and enticement for active lifestyles. A well known trail runs around
Fishing Point, including a challenging climb to the top of Fishing Point Hill. Another with
spectacular views is on the highlands above Partridge Point on the east side of the harbour
entrance. And another, named Bottom Brook Trail, has more recently been developed on the
west side of the estuary of Bottom Brook (marked Harbour View Area on Future Land Use Map
I), below West Street, in the heart of the community below West Street.
These trails are highly valued and represent great personal energy, resources, and time to
develop, and should be protected from encroachment. Measures will be included to designate
the trails of interest and to prevent encroachments of structures and other features which would
impair the function of the trails. Council also recognizes that some of the trails are located on
privately owned lands, whose owners have volunteered to permit their presence; in cases of
conflict, Council will negotiate with owners to seek an agreeable solution, but if that is not
possible, the trail may need to be relocated or removed.
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Town of St. Anthony: Municipal Plan for 2017-2027
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5.0 GOALS AND OBJECTIVES
Goals are frequently employed as the essential foundation for any planning endeavour whether it
is a personal career, a community plan, or a corporation's growth and facility strategy. The
hierarchy of goals, toward which efforts and resources are directed, and objectives, the more
precise and measurable steps needed to achieve the goals, can provide strategic direction.
Policies are the specific statements of action that are taken to achieve objectives.
By way of example in the St. Anthony case, one goal is to enhance the quality of the natural
environment, one objective to follow from this goal is to identify areas which are especially
significant due to their pristine nature and aesthetic appeal, and the complementary policy is to
designate specific areas of that type wherein any development proposals would be evaluated
against stringent approval criteria which would include a requirement for protection or
preservation of the special characteristics which give the designated area in question its special
appeal.
Regardless of the benefits of planning and systematically dealing with development applications,
public expectations as to speed of processing applications have risen. Investors have become
increasingly frustrated with lengthy approval processes and complex procedures involved in
dealing with development proposals, sometimes even for very minor developments.
Simplification and administrative efficiency have been considered, while at the same time
recognizing the need to provide for proper Council oversight of cases where their judgment is
needed. Consequently, one of the goals has to do with timely administration of development
applications.
Council's goals are as follows:
Goal "A"
Goal "B"
to create an environment which enhances the physical, social, cultural and
economic well-being of the present and future residents of the St. Anthony
Planning Area, based on respect for the diversity of its people, the myriad forms
of housing to best fit their needs and capabilities, their desire for a high quality of
life in a progressive, well managed community, and, the need to pursue the best
possible local economy;
to promote an orderly and economic pattern of growth and development;
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Goal "C"
Goal "D"
Goal "E"
Goal "F"
Goal "G"
Goal "H"
Goal "I''
Goal "J"
Goal "K"
to expand and diversify the community's economic base in order to achieve a
balanced economic structure, and to provide sufficient and varied employment
opportunities to meet the economic needs of the community;
to provide a range of municipal services designed to satisfy the health, education,
social, and safety needs of the community's population, with particular emphasis
on the special needs of the community's senior citizens;
to provide an efficient. safe and economic street system which ensures adequate
accessibility to all areas within the Planning Area;
to provide coordinated, convenient, and efficient utilities and public amenities,
within the financial capacity of the Town of St. Anthony;
to respect the natural hazards to development arising from proximity to steep
slopes, flooding, coastal erosion, and the like, including the expected effects of
climate change, and to include measures to prevent high risk to new development
arising from them;
to enhance the quality of the natural environment, with particular emphasis on
environmentally sensitive areas or features;
to provide a range of recreational facilities designed to meet the needs of the
community, including appropriate and varied opportunities for youth and senior
citizens and those challenged by infirmities;
to ensure that adequate levels of protection are given to protecting the
community's water supply and archaeological resources·
to devise the Municipal Plan and Development Regulations with administrative
efficiency as a high priority, so that time required to process applications can be
minimized.
The overall objective is to provide appropriate policies to achieve these goals. The policies
themselves provide the basis for the detailed development standards and conditions found in the
Development Regulations. Council will observe the Municipal Plan policies and the more
specific requirements of the Development Regulations as they evaluate development proposals
that come before them, and as they formulate their own plans for civic works and programs.
~O DEVELOPMENTCONCEPT
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Town of St. Anthony: Municipal Plan for 2017-2027
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This section presents a general development concept for the community, including brief
descriptions of approaches to key issues. The next section provides the policies applicable to
various land use designations in the Planning Area, and the section following that provides
policies uniformly applicable to the entire Planning Area. The policies have been devised so as
to fulfil Council's goals and objectives and to respect any overriding interests of the provincial
government in land use planning.
History has given the community its overall pattern of principal roads, major industrial and
commercial sites, a large presence of medical and other caring faci I ities (the great legacy of the
historic Grenfell Mission), and the fundamental structure of the residential areas. These features
are arranged in a fairly compact built form all around St. Anthony Harbour. The core of the
community essentially comprises lands designated as Mixed Development, Industrial,
Residential, Marine Approaches Special Area, and Grenfell Historic Site, as shown on Future
Land Use Map I. Future urban development as contemplated in this Municipal Plan is intended
to fit and expand within that core in such a way that streets and services are extended for new
development without leaving great undeveloped gaps.
The Mixed Development areas are those which are intended to continue to be the focal areas for
commercial development and public facilities. Much of those areas is already fairly intensely
developed, but there is still room for smaller scale developments. In addition, the site of the
former stadium on West Street represents a major land area which could accommodate a
considerable commercial precinct.
Natural features severely restrict the availability of land which can be easily serviced and
developed. This factor can impede the economic development of the community. This is
particularly the case to do with land for industrial and commercial development. All of the
existing industrial lands and a largely unoccupied site are designated as Industrial. All except the
latter are already fairly intensely developed, though there is some scope for expansion of the St.
Anthony Port Authority wharf and onshore lands on the east side of the harbour into Marguerite
Bay.
There is only one Industrial area which offers an accessible, large, mostly undeveloped space for
future use, lying on Goose Cove Road just beyond the current extent of servicing. That area is
primarily intended to be the location of large scale industrial development, and secondarily, for
major commercial developments that cannot be feasibly accommodated in the Mixed
Development area. Alternatively, new major industrial or commercial developments may locate
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Town of St. Anthony: Municipal Plan for 2017-2027
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in the Rural area, though most of it is not accessible by roads or services. Those opportunities
would be found farther out on the Goose Cove Road or north of the core on the Viking Trail.
It has been proven that residential development can be extended, with full servicing by privately
financed municipal water and sewer and street services. into large areas lying above West Street
and the same potential applies to lands east of North Street. Those areas are designated as
Residential. Careful planning of extensions of municipal infrastructure in those areas is needed,
but private sector investment and housing demand will gradually see most new housing units
located in those areas in large numbers. It is expected that there will be an increasing variety of
housing forms, beyond today's dominant single dwellings to include row housing, apartments,
specialized units for those with physical infirmities, group homes for mentally challenged
residents, high quality manufactured housing, and the new form of ''tiny house".
The designated Residential areas are intended for permanent residential development· the
chronic shortage of land for development in the core requires that priority must be given to year-
round housing, so the large land areas involved in seasonally used cabins on private services,
campgrounds, and recreational vehicle parks (these are classed as '·seasonal residential") will not
be permitted in the Residential designation. They will be permitted as discretionary uses in the
Rural designation.
Two sites in the core have great cultural importance for an appreciation of the community's
heritage and unique natural environment. One is a precious heritage site and the other an
unspoiled and beautiful natural area having extraordinary appeal as rugged landscapes and
spectacular seascapes. Those values suggest that special measures be taken to preserve those
features for generations to come. Those areas are respectively the Grenfell legacy sites, located
above the hospital, and, the headlands and shores on both sides of the marine approaches to St.
Anthony Harbour. They are respectively designated as the Grenfell Historic Site and the Marine
Approaches Special Area. Both those areas are to be largely preserved as they are, other than for
improvements which would enhance the experience and convenience of visiting them.
As St. Anthony was developed compactly from the harbour side, much of the land that is now
part of the Planning Area has never been developed. Those outlying areas are important as it is
from there that the community's water must be supplied, supplies of aggregates from mineral
workings can be extracted, outdoor recreation can be enjoyed. and a certain amount of firewood
can be harvested. Developments which are incompatible with urban development, such as for
solid waste disposal, are located there of necessity. Those outlying areas are designated as Rural,
except that the protected public water supply areas are designated as Water Supply, and, the
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Town of St. Anthony: Municipal Plan for 2017-2027
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long-established municipal solid waste management site on the Viking Trail north of the core is
designated as Solid Waste.
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Town of St. Anthony: Municipal Plan for2017-2027
As Approved by Council 12 September 2017
7.0 MUNICIPAL PLAN POLICIES
The policies in this Municipal Plan are organized in two sets: the first to do with specific areas
which are designated and for which specific policies are written, the second to do with policies
or actions affecting all areas uniformly. The first set has the entire area of the Planning Area
covered, such that there are no areas which are excluded from area designations.
These policies, together with more detailed requirements and procedural matters which are set
out in the Development Regulations, will provide direction for Council decision-making in
municipal planning. Numerous topics of varying degrees of precedence and detail will be stated
in the Development Regulations to fulfil the goals, objectives and policies of the Municipal Plan.
7. 1 Area A/locations and Area-Specific Policies
The Planning Area is geographically divided into a variety of areas. designated by name as
follows (in some cases, two or more separate areas will bear the same designation, such as the
several Industrial areas):
-
Mixed Development
-
Industrial
-
Residential
-
Marine Approaches Special Area
-
Grenfell Historical Site
-
Water Supply (the community's own water supply watershed areas - two areas subtitled
A and 8 as explained in this Municipal Plan - and that for the Goose Cove East
watershed which is subtitled "Goose Cove East'')
-
Solid Waste
-
Rural
The respective boundaries of these areas are shown on Future Land Use Map I.
The factors affecting planning policies, Council's goals and objectives. and the rationale for the
overall development concept have been described in sections 4.0, 5.0 and 6.0, respectively, so
the preamble to the policies in this section are brief.
The meanings of "groups, divisions and classes'' of land uses as used in this Municipal Plan are
to be interpreted according to the classification of uses found in the Development Regulations.
7 .1.1 Mixed Development
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Town of St. Anthony: Municipal Plan for 2017-2027
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Specific policies pertaining to the Mixed Development areas are:
I. Major commercial and public facility uses will be located in these areas, except that
Council may at their discretion consider them in the Industrial and Rural areas as
described in the policies for those areas although they are not the intended primary future
uses for those areas.
2. Permitted uses will be those in the assembly, institutional, business and personal service,
and mercantile groups, and, the recreational open space and conservation classes.
3. Amusement uses are permitted in the area by virtue of falling in the assembly group, but
the Town will regulate them further to the Municipal Plan and Development Regulations
as "Places of Entertainment'' under the Municipalities Act.
4. Uses which may be approved subject to Council's discretion include those in the
residential and industrial groups (except seasonal residential and hazardous industry
classes, respectively), and, those in the antenna or wind turbine class (only those defined
as "short"), and the transportation class.
5. Residential uses do not take priority in pol icy interpretations or evaluation of site plans as
the area is intended primarily for the permitted uses.
6. Council will encourage, by all possible means, the development, re-development and
visual improvement of the area. Such means can include selectively funding civic
improvements such as high quality signs, street furniture, ornamental lighting,
landscaping, and high quality maintenance of streets and sidewalks. Also, Council will
take strong action to deal with properties which are dilapidated or unsightly in order to
achieve the best possible appearance of the area, which presents the primary image of the
community.
7. Adequate screening shall be provided between the areas' non-residential land uses and
any abutting residential uses located in any adjacent Residential designation. Such
screening may include among other measures the provision of grass strips, fences,
shielded yard lighting, and appropriate planting of trees and shrubs as visual barriers.
8. In considering development proposals, Council will address vehicle and pedestrian safety
and include features for off-street parking and loading.
9. All development must be serviced by the Town's central water and sewer systems.
I 0. For cases where unusual circumstances are anticipated or revealed, especially for very
large scale or complex developments, Council may require submission of a detailed site
plan for review and approval as described in this Municipal Plan.
7.1.2 Industrial
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Specific policies pertaining to the Industrial areas are:
I. Permitted uses are those in the industrial group.
2. Uses which may be approved subject to Council's discretion include those in the
assembly, institutional, business and personal service. mercantile, and non-building
use groups, but excluding those in the cemetery and solid waste classes or wind
turbines and antennas defined as "tall".
3. These lands are intended primarily for industrial uses, but the discretionary uses may
be approved if there are no other practical sites for them.
4. For cases of very large scale or complex developments, Council may require
submission of a detailed site plan for review and approval as described in this
Municipal Plan.
5. The arrangement of on-site roads and services must be such that efficient and safe
access to all areas of the site are not blocked and servicing is in accordance with a
systematic streets, water and sewer servicing plan to be specified by Council.
6. Development may be serviced with private water supply and/or private sewage
disposal, subject to the proponent securing the required Certificate(s) of Approval
from the provincial government authorities and if Council has no immediate plans to
service the specific site.
7. Small scale discretionary uses will be encouraged to locate in the Mixed
Development area.
8. Traffic management and off-street parking are to be satisfactory.
7 .1.3 Residential
Specific policies pertaining to the Residential areas are:
I. The following land uses will be permitted:
a) Residential dwelling division except for the apartment class
b) Mobile home class
c) Place of worship class
d) Accessory buildings located in the side or rear yards
e) Existing cemeteries and expansions thereof
f) Existing medical treatment and special care uses and expansions or modifications
thereof on the same lot or on abutting lots
2. At Council's discretion, the following uses may be permitted:
a. Apartment buildings
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b. Collective residential, boarding house residential, and commercial residential
classes (note that this excludes the seasonal residential class which includes
campgrounds and recreational vehicle parks, and that mobile homes are permitted
uses as said above in I.)
c. Accessory buildings located in those portions of a front yard lying between the
lot's side lines and the extensions of the lines of their respective side yards, or if
that is not reasonably practical then anywhere in the front yard.
d. Office class
e. Personal service class
f. General service class
g. Antenna or wind turbine class but only those defined as ·'short"
h. Educational class
1.
Child care class
j. Medical treatment and special care class
k. Medical and professional class
I. Convenience store class
m. Shop class.
n. Recreational open space class
o. Light industry class, up to 500 square metres floor area
p. Home based business (only in the classes of medical and professional, personal
service, general service, office, and light industry)
3. All new development must front on a public street and driveways must be properly
located to ensure safety of vehicular and pedestrian traffic.
4. New development must be connected to the municipal water and sewer services, where
available, by the time of occupancy.
5. Home based businesses of the classes cited may only be permitted to operate as accessory
uses in conjunction with permanent residences and shall be appropriately constructed so
as to ensure that they are compatible with the residential character of the home and
adjacent land uses, and that they can be conducted without any significant adverse effect
on the surrounding neighbourhood.
6. Adequate screening shall be provided benveen a non-residential use and any adjacent
residential uses. Such screening may include measures such as grassed areas, fencing,
shielded yard lighting, and appropriate planting of trees and shrubs.
7. Signage and outdoor lighting shall be subdued and in keeping with attractive design and
highway safety practices in order to maintain a good quality appearance and traffic safety
in the area.
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8. In the case of development or re-development for multiple dwelling unit residential or
other purposes, Council shall be satisfied that no additional capacity has to be provided in
the water and sewer or storm drainage features or roadways to service such development.
If added capacity or features are required, then Council will ensure that agreements are
entered into between the developer and the Council regarding the provision of such
additional services.
9.
In considering discretionary use applications, Council will be very mindful of the
adequacy of neighbourhood facilities and on-site amenities such as landscaping and play
areas, off street parking, the avoidance of traffic congestion and danger to pedestrians,
and the compatibility of the proposed use with its surroundings.
I 0. Mobile homes are listed as permitted uses to ensure that they are made as equally
acceptable and permissible as are conventional forms of single dwellings insofar as this
Municipal Plan and Development Regulations are concerned. To better integrate their
typically longer shape, the minimum required rear yard will be reduced.
11 . In order to mitigate the aesthetically incongruous appearance of single dwellings and
mobile homes should they be unusually small or narrow. a minimum dimension of the
shortest main wall of single dwellings and mobile homes will be specified. It will apply
to their individual components and the eventual completed structures where a phased
construction is involved.
12. ln order to be able to accommodate "tiny homes'' or single dwellings to be built in
phases, Council will at its discretion permit single dwellings having less than the
minimum required floor area to be built in phases, by way of site plan approval as
described in this Municipal Plan, which shows the way in which the configuration of later
construction will result in a compliant dwelling floor area without encroaching on any
required yards or failing to meet other requirements such as off-street parking; variances
may be considered concurrently.
I 3. In larger scale or complex cases, Council may require a site plan for approval. The
overall objective in considering approval of a site plan is the maintenance of a quiet,
pleasant residential ambiance in the vicinity of the proposed use.
7.1.4 Marine Approaches Special Area
Specific policies pertaining to the Marine Approaches Special Area are:
1. Permitted uses are those in the:
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a. Conservation and recreational open space classes, including walking trails and
amenities for interpretation and convenience of visitors
b.
Existing cemeteries
2. Uses permitted at Council's discretion are those in the:
a. Cultural and civic class
b. Expansion or modification of existing cemeteries, restaurant and gift shop/museum
uses
3. Given the sensitivity of the area to inappropriate development, a site plan for review and
approval as described in this Municipal Plan, will be required to fully illustrate any proposed
development.
4. Water and sewer services may be provided by private systems, subject to securing
Certificates of Approval from the relevant provincial government authorities.
7 .1.5 Grenfell Historical Site
Specific policies pertaining to the Grenfell Historical Site are:
1. The area so designated is to be interpreted as the seven hectare property which has been
conveyed to the Grenfell Historical Society plus the lands around the Grenfell House
Museum.
2. Council will be supportive of the work of the Society to preserve, interpret and operate its
site, and the work of those operating the Grenfell House Museum and their respective
features, for the benefit and appreciation of the community and the whole world.
3. Permitted uses will be limited to uses which are complementary to the heritage value of
the designated area, including new structures and expansions or modifications to existing
buildings and features on the site.
4. Uses permitted at Council's discretion are recreational open space and conservation uses
not directly related to the heritage values of the site.
7.1.6 Water Supply
The areas designated as Water Supply comprise Water Supply A, Water Supply Band Water
Supply (Goose Cove East). The policies and requirements in the Municipal Plan and
Development Regulations are identical for each area.
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Specific policies pertaining to the three Water Supply areas are:
1. Protection and enhancement of the water supply areas from encroachment, disturbance or
contamination is a matter of the highest priority.
2. The permitted uses in these areas are limited to conservation class uses and any other
uses related to the management of the lands for the municipal waterworks.
3. Uses permitted at Council's discretion include:
a.
uses in the forestry class, but only in conjunction with an approved,
professionally prepared forestry management plan, and in any event not involving
buildings or roadways.
b. The existing snow machine trail through Water Supply- A & B may continue to
be operated for so long as its presence does not represent an unacceptable risk of
contamination of the water supply.
c. Other trails for hiking, cycling, snow machines and all terrain vehicles may be
approved, subject to such conditions as Council may determine.
4. Council will request the relevant Minister to review the boundaries of areas A and B and
to act to make them as much as feasible coincide with the natural watershed boundaries
of the areas feeding the St. Anthony surface water supply, and place all of those areas
under regulations as protected public water supply areas.
5. Council will communicate with the relevant Ministers to request that the area of Water
Supply (Goose Cove East) be removed from the Town's Planning Area.
7.1.7 Solid Waste
Specific policies pertaining to the solid waste management site on the Viking Trail are:
I.
Permitted uses include any use related to the operation of the waste management facility.
2.
Uses which Council may approve at their discretion include those in the:
a. Forestry class, subject to an approved, professionally prepared forestry
management plan.
b. Conservation class.
c. Recreational open space class.
d. Mineral working class.
e. Scrap yard class.
f.
Antenna or wind turbine class, those defined as either "short" or "tall".
3. Council will be supportive of activities on the site that enhance environmental protection
and proper management of solid waste.
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Town of St Anthony: Municipal Plan for 2017-2027
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7.1.8 Rural
Specific policies pertaining to the Rural areas are:
1. Lands designated Rural shall be developed primarily for uses utilizing the area's natural
resources and land uses not compatible with the urban environment.
2. In order to ensure full review of proposals for development in the Rural areas, the only
permitted uses shall be in the agriculture, forestry and conservation use classes, plus
existing mineral workings, existing mineral exploration, and existing cemeteries.
3. Any other uses except for solid waste class uses may be considered as discretionary uses,
in order to provide for consideration of a wide variety of proposed developments, some
of which may be unusual but nevertheless desirable.
4. Large scale commercial and industrial developments will be considered where sites in the
Mixed Development and Industrial designations are not practical or feasible.
5. Council will evaluate each development proposal to determine potential environmental
effects and set development standards to reduce or eliminate any negative impacts and
protect public safety and amenities
6. New development may be serviced with extensions of the Town's central water and
sewer systems at the proponent's expense and subject to Council's approval of capacity
and technical standards and by way of a specific development agreement.
7. Private water supplies and private sewage disposal systems are acceptable but are subject
to the proponent securing Certificates of Approval from provincial government
authorities.
8. Council will prohibit all but very small scale mineral workings and related activities from
taking place within general view of developed areas of the community. Unless necessary,
existing quarry sites are to be exhausted before new sites are developed.
9. Mineral extraction operations shall be conducted in a manner which will minimize the
adverse effects on water quality, fish and wildlife, and shall be buffered from adjacent
developments. All mineral operations will be required to submit a site rehabilitation plan
as a part of the development application. Council, when issuing a permit for any mineral
extraction or mining operation, may attach such conditions as are in its opinion necessary
to properly regulate the operation. Such conditions in particular may refer to the
following subjects and matters:
a. Landscaping, screening and fencing;
b. Rehabilitation;
c. Noise, dust and pollution control.
I 0. Regulation of forestry operations. including issuance of fire wood harvesting permits or
consideration of resource management, is not a function which the Council wishes to
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undertake, and thus this Municipal Plan is silent on the topic. However, the state of
forestry operations will be monitored from time to time to determine whether there is a
future need to consider amending this policy.
7.2 Policies Applicable to All Areas
The following policies pertain to all of the Planning Area.
7.2.1 Natural Hazards to Building
The following policies are intended to prevent or mitigate exposure to hazards of landslides, rock
falls, avalanches, flooding, coastal erosion and climate change:
I) Professional review and advice will be required for Council to evaluate any proposal for
the erection of a structure on a site which is potentially subject to natural hazards
including flooding, sea level rise, coastal erosion or any other physical hazard near water
bodies, watercourses and the sea.
2) The specific requirement concerning sea level rise and coastal erosion is that new
development must be above the current 2 metre contour, and be set back at least 30
metres from the ocean shore to provide a buffer against coastal erosion, except that the
following may be approved at Council's discretion:
a. structures or land uses requiring direct access to salt water including wharves,
breakwaters, slipways and boathouses, and if approved to be in accordance with
the Department of Municipal Affairs and Environment's Guidelines/or the
Construction and Maintenance of Wharves, Breakwaters, SJ;pways and
Boathouses;
b. public works and utilities:
c. municipal parks;
d. mineral workings;
e. structures located at a lesser setback than 30 metres from the ocean shore, but in
no case less than 15 metres, where the proponent can demonstrate that the
building(s) would be founded directly on bedrock rather than on
surficial soils, loose rock. or severely fractured bedrock.
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3) Any proposal for development of a site having a slope in excess of 15% must be certified
by a geotechnical professional engineer as having low risk of landslide, avalanche, and
rockfall;
7.2.2 Municipal Services
Some of the costs of running a municipal government are proportional to the overall length of
municipally maintained roads that are usually provided with street lights, water and sewer
services, drainage, signage and landscaping. Generally, the more spread out a settlement
becomes, the more these costs increase.
Council intends to control these costs through implementation of the following policies:
I. Extensions to the water, sewer and road system which are not part of the Town's capital
works program shall be the financial responsibility of the developer, although the Town
may access senior government financial assistance where possible, to encourage and
assist desired works. Nevertheless, any such infrastructure which is intended to be
conveyed to the Town shall be designed and constructed to modern engineering
standards, and shall be subject to approval by Council.
2. With the exception of land uses associated with agriculture, forestry, sawmilling, mineral
workings or other resource or similar uses for which street frontage would be
unnecessary or undesirable, all buildings shall have motor vehicle access to a publicly
owned and maintained road, unless other policies and requirements of this Plan specify
otherwise.
7.2.3 Home Based Businesses
The purpose of this home based business policy is to provide for the location of home based
businesses in a manner which will be compatible with surrounding development. This will serve
to provide an opportunity for small businesses to be established at the home of the small business
owner-operator. These uses may then continue at a small scale, or as they grow, leave the home
base and establish in an appropriate business location.
The acceptability of a home based business will in part depend on the type of dwelling fi-om
which it is proposed to operate. A single dwelling will be able to accommodate the widest range
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of home based businesses while an apartment dwelling will be able to accommodate only a very
limited range of home based businesses.
Home based businesses may be permitted as an accessory use in conjunction with permanent
residential development and shall be appropriately regulated to ensure that they are compatible
with surrounding uses.
7.2.4 Temporary Uses
Generally, the Municipal Plan contemplates developments of a permanent nature. Council
wishes to be able to consider, at their discretion, situations involving the placement of a motor
vehicle or travel trailer or equipment for short term events such as community festivals.
Provisions will be included in the Development Regulations for suitable discretionary approval
criteria and maximum time periods applicable to these cases.
This policy is not to be confused with policies set out in the provisions for development in the
Residential areas for the phasing of construction of single dwellings and use of "tiny houses".
7.2.5 Protection of the Natural Environment
Protection of the natural environment is a high priority. The quality of air, land, and water in and
around the community, and aesthetic considerations, are important to the health, culture, and
economy of the area. The role of Council in this regard is intertwined with the roles and
authorities of the Governments of Canada and the Province of Newfoundland and Labrador.
Under the authority of the Water Resources Act, the provincial Department of Municipal Affairs
and Environment is responsible for the management of water resources of the province of
Newfoundland and Labrador, and coordinates with the federal Department of Fisheries and
Oceans. The provincial department has programs to protect, enhance, conserve, develop, control,
and effectively utilize the water resources of the province.on topics including but not limited to
the following:
a)
Development within 15 metres of a waterbody or watercourse if in a Crown land
reservation;
b)
Discharge of any effluent off the subject property;
c)
Work in any body of water;
d)
Infilling of water bodies or diversion of streams (usually not approvable if for residential
development);
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e)
t)
g)
h)
i)
j)
k)
I)
m)
n)
Construction of wharves, breakwaters, slipways and boathouses;
Infilling or dredging associated with marine structures or other works;
Any development in a protected public water supply area;
Providing waste receptacles in work areas;
Waste diversion actions including recycling, reuse or resale programs;
Open burning of waste;
Pesticide and halocarbons use, purchase and storage;
Petroleum (including used oil) storage and dispensing;
Effects of climate change; and,
Energy efficiency in buildings.
These matters will be identified in the Development Regulations as a reminder that such
requirements may apply to proposed developments. In order to ensure that the requirements of
the provincial Water Resources Act are respected in Council exercising its planning authority
pursuant to the Urban and Rural Planning Act, 2000, the Development Regulations will provide
detailed requirements about development near or in any water body, including ponds, streams
rivers, and wetlands in addition to ocean shorelines, regardless of the zone in which they are
located.
A proposed development should not pollute or degrade any part of the community. In cases of
large or special types of projects where environmental protection concerns are complex, the
proposals should be carefully studied and any concerns brought to the attention of the
appropriate provincial or federal authorities.
Further to the above:
l. Garbage, refuse, abandoned vehicles and any other discarded materials of any kind should
be disposed of only at the waste disposal site or at an authorized place outside the Planning
Area. Such material shall not under any circumstances be used as fill for buildings and lots.
Wrecked or inoperable vehicles, machinery or equipment of any kind shall not be stored or
abandoned where it may be in public view.
2. All development sites should be landscaped where possible. The exteriors of buildings,
particularly commercial properties, restaurants, shops and stores, or any business catering to
tourists, should be properly finished and maintained to the satisfaction of Council. Owners
of dilapidated structures will be required to repair or remove them if they present a safety
hazard.
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3. Where a proposed development is of a size or nature that could have gross negative effects
beyond the boundaries of the site upon which it is located (such as the production or creation
of noise, smoke, dust, fumes or unsightliness), there should be a public meeting with
surrounding residents to ensure they are aware of the potential effects of the proposal and
that their concerns are taken into consideration before any decision is made.
7.2.6 Valued Public Walking Trails
Public walking trails are of particular concern in that their functionality could be compromised
by future development by land owners. Measures will be included in the Development
Regulations to prevent or mitigate encroachment along their alignments, which would reduce
their amenity value or safety. In order to implement this policy, the valued trails will be
designated Public Trails for the purpose of the Municipal Plan and the Development Regulations,
and will be marked on the Future Land Use Map in this Municipal Plan and on the Zoning Map
in the Development Regulations. Revising, adding or deleting said Public Trails on the said
maps shall be accomplished by concurrent amendment of the Municipal Plan and Development
Regulations.
The Development Regulations will state a minimum distance from the centrelines of the
designated trails within which development of buildings or alterations to land elevations or
creation of other obstructions would be prohibited. Where there is dispute over this requirement,
Council's policy is to work with land owners and recreational interests with the objective of
peaceful and respectful resolution, which may in some cases mean relocation or alteration of the
trail.
7 .2. 7 Recreational Open Space
Recreational open spaces are those outdoor lands in either public or private ownership which are
used primarily for active or passive recreation. These land uses can be developed in a wide
variety of locations according to need and opportunity. As such they are made permitted uses in
all of the Planning Area. Council will endeavour to develop a long term plan for land for
outdoor recreation. This is related to dedication and cash in lieu involved in subdivision of land
and creation of new recreational open space areas. Related matters concerning subdivision of
land will be addressed in the details of the Development Regulations.
Where any lands used for open space are under private ownership, the Municipal Plan does not
indicate that this land will necessarily remain as open space indefinitely nor shall it be construed
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as implying that open space areas are free and open to the general public or will be purchased by
the Council. If proposals to develop any such lands that are in private ownership are made and
the Council does not wish to purchase those lands in order to retain the open space, then
application for re-development of such land for other purposes will be given due consideration
by Council.
7.2.8 Cemeteries
Cemeteries are an essential land use in the community. It is a policy of Council to be supportive
of their owners in their efforts to keep them well maintained. New cemeteries are to be in the
Rural areas due to the chronic shortage of serviced land in the the community. Existing
cemeteries may continue to be used and expanded into adjacent land, regardless of location.
7.2.9 Public Works and Utilities
Public works and utilities are needed in order to provide the community with a safe and healthy
environment. It is not always possible to predict the location of these works and utilities and
sometimes they must be fitted in in close proximity to sensitive areas.
The following policies will guide the location and installation of these services.
I) Municipal street, water and sewer works, including associated structures for such
purposes, may be developed at any location provided due consideration is given to
potential hazards and aesthetics. Council will collaborate with those entities involved in
pole lines and other infrastructure for electrical and telecommunications services to
achieve the best possible aesthetic effects; in particular, pole lines should be located
along the rear lot lines where feasible.
2) New public works and utilities will be constructed in a staged and orderly manner to
provide an economic and logical sequence for growth related to the needs of the
community and the financial resources available.
7.2.10 Antennas and Wind Turbines
Tall antennas and wind turbines (windmills) represent an aesthetic and safety concern. Tall
antennas are a fam iliar sight in the outskirts of the community, and their visual effect and the
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large areas of land required to accommodate their guy wires and access roads can be easily
appreciated. A considerable number of telecommunication sites are already located within the
Planning Area, on sites on the Goose Cove Road and the high hills overlooking the harbour.
One can anticipate the coming of more tall antennas, and possibly wind turbines, both of which
can consume large land areas and are of aesthetic and safety concern. Accommodating these
types of uses is a challenge which must be deliberately met by thoughtful planning.
Aesthetic considerations are quite subjective, but not to be discounted: tall wind turbines can
reach as high as I 00 metres from the ground to the tip of the top blade when it is vertical (some
have tower heights over 50 metres and blade lengths currently are up to 42 metres). Antennas
can be much taller than that, and involve widespread guy wire arrays.
Short antennas can be integrated in urban development in some cases, because the aesthetic
effects are not extreme; the massing of the towers is not overly prominent in short antennas, as
the structures are thin and there are few large attachments on them. Land consumption for self-
supporting towers is negligible, but even a short antenna with guy wires has a considerable
footprint which cannot be further developed.
Wind turbines present the added issue of noise and safety, but they are not stayed with guy wires
(except for the uncommon vertical axis type) so the issue of land consumption is minimal. Noise
is related to the sounds of the machinery in the wind turbines as well as the sound of the wind
impacting the blades and towers. A typical science-based approach is to require that the noise
from wind turbines should not exceed normal background levels at the property boundary. Wind
turbines are generally required to be set back from lot lines a substantial distance because of
noise and safety considerations. Safety concerns related to ice shedding are alleviated by
knowing that little of the ice will land outside a certain radius from the tower. A report by the
Canadian Wind Energy Association (Can WEA) recommends a setback distance of one blade
length plus IO metres from lot lines, including the street line, this being based on engineering
studies of ice shedding.
Concerns about wind turbines and antennas can be systematically addressed in land use planning
by categorizing their height for aesthetic and safety reasons. A balancing of the factors just cited
suggests that the appropriate categorization for St. Anthony is defining those with tower heights
over 15 metres as "tall" and those under as "short".
Short antennas and short wind turbines therefore will be made eligible for consideration as
discretionary uses in the designations of Residential, Industrial, Mixed Development, Rural and
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Solid Waste. Tall antennas will be eligible for discretionary approvals only in the Rural and
Solid Waste designations.
Structures of these types are seen to be entirely incompatible with the Grenfell Historic Site and
the Marine Approaches Special Area designations and thus are not permitted there whatsoever.
In all cases, requiring guy wires to be located on the same lot as the tower will prevent
diminishing the development potential of adjacent lands.
7.2.11 Wildlife Habitat
The Wildlife Division of the Department of Natural Resources oversees the protection of
existing wildlife and their habitat. Therefore, they wou ld like to have the opportunity to discuss
any developments that would occur in the undeveloped portions of the Planning Area. The
Town has been very progressive already in this regard, in taking an active part in the Division's
Habitat Stewardship Program that focuses on wetlands, coasts and species at risk. The Town
also signed a Coastal Stewardship Agreement in 2008, further to a long involvement concerning
the protection of Common Eider habitat.
In all of the province, only a few municipalities have signed Stewardship Agreements, and the
Town of St. Anthony is among them. These Agreements signify that the municipalities will
consider concerns for habitat of waterfowl, sea ducks, species at risk, and other wildlife, in
dealing with land use planning decisions.
Jt is the policy of the Council to continue these and similar measures to support efforts to protect
and enhance wildlife habitat.
7 .2.12 Advertisements (Sig nage)
All signs and advertisements are to be tastefully presented (in terms oflettering and overall
design), properly situated and well maintained in order to prevent unwanted visual effects, and
must be approved by Council. Obsolete and dilapidated signs may be subject to Council orders
to remove them.
7.2.13 Keeping of Animals
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People keep animals for a variety of reasons: as pets for the companionship and enjoyment of
them practically as members of the household, and as economic assets in some cases, providing
food, fur and other materials as well as labour for the benefit of the owner. Keeping of pets is
rarely a matter of concern in a Municipal Plan, as the activity tends to be self-regulating as far as
land use is concerned.
Municipal planning laws such as the Development Regulations are not intended to be used to
deal with situations where pets are not properly housed or not given appropriate care. In those
cases, regulations concerning public health, cruelty to animals, noise and other such matters
enable authorities to deal with offending behaviour.
The Development Regulations will therefore consider keeping of pets to be an accessory use to
the main use of a property where it is appropriate. In the Residential designation, a reasonable
number of animals of acceptable types will be defined in the Development Regulations for
clarity.
However, when large numbers of animals are bred, raised or kept for substantial economic gain
or in larger numbers than customarily recognized as accessory uses, it is appropriate to regulate
their locations and characteristics. The Development Regulations will therefore include
requirements related to development of uses in the agricultural class and animal class use, and
these uses will be permitted at Council's discretion but only in the Rural designations. The
Development Regulations will include a requirement that the land area requirements for such
developments be based on the Environmental Farm Practices Guidelines/or Livestock and
Poultry Producers in Nev.found/and and Labrador.
7.2.14 Removal of Quarry Materials
Quarry materials produced as a by-product of an approved development may be removed from
the development site provided that royalties are paid to the province as required by the Quarry
Materials Act, 1998. For example, site preparation to construct a building usually involves
removing topsoil, overburden, and sometimes bedrock from the footprint area; these materials
may be retained or re-used on the development site (where no royalties are due) or removed from
the site (where royalties are due). Quarry materials include but are not limited to aggregate, fill,
rock, stone, gravel, sand, clay, borrow material, topsoil, overburden, subsoil, and peat.
In order to ensure that royalties due to the province are paid, it is necessary that the Department
of Natural Resources be made aware of approved developments where the removal of quarry
materials may take place. The Development Regulations will contain a statement to the effect
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that Council will notify the Department when such is known to Council as construction takes
place.
7.2.15 Non-Conforming Uses
Section I 08 of the Urban and Rural Planning Act 2000 concerns non-conforming uses, ie: those
uses which do not conform to a regulation. scheme or plan, and, which existed before this
Municipal Plan and Development Regulations are registered. Owners of such uses are entitled to
a statutory right to continue such non-conforming uses, and to modify a structure subject to
certain conditions.
Council can not alter those rights, but there are a few matters in which Council can make certain
provisions, as follows:
a) Section I 08(2): the right to continue the non-conforming use expires after 6 months of
discontinuance unless otherwise extended in a regulation under the Act, ie: in the
Development Regulations. Council's policy is to extend this period to 3 years, and to so
indicate in the Development Regulations.
b) Section I 08(3): a Council may approve changing the use to another use where the new
use would be more compatible with the Municipal Plan and Development Regulations,
notwithstanding that the new use would otherwise not be permissible. The.Minister's
Development Regulations require that Council provide for newspaper or other form of
public notice of intent to consider the varying of a non-conforming use to another use,
and consider any representations or submissions received in response to the notice.
Council will provide in the Development Regulations a provision that such notice be
made at the expense of the applicant and that the notice be sent to all persons whose land
is in the immediate vicinity of the land that is the subject of the proposal, at least ten days
prior to the date upon which Council will consider the matter.
7.2.16 Policies Extra to Municipal Plan
The policies set out in this Municipal Plan are enabled by the Urban and Rural Planning Act,
2000. The Town may, or has already, adopted other policies as enabled by other legislation,
some of which relate to certain aspects of development. The administration and enforcement of
those other policies do not arise from the Municipal Plan nor the Development Regulations.
In order to minimize the risk of overlooking those other policies when dealing with permitting
under this Municipal Plan and the Development Regulations, the other policies (if any) will be
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appended to the Development Regulations. Amendment or repeal of those policies, or the
introduction of new policies of like kind, do not involve amendment of the Municipal Plan or the
Development Regulations.
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8.0 IMPLEMENTATION
8. 1 Implementation Policies
The policies of the Municipal Plan for the St. Anthony Planning Area will be implemented by
the exercise of:
(i)
(ii)
(iii)
appropriate Development Regulations
site plan control for larger or more complex development proposals
a planned sequence of public works.
All amendments to the Development Regulations will be checked against the Future Land Use
Maps and the policies of the Municipal Plan for the purpose of confonnity. This requires proper
professional advice and documentation prepared by a qualified planner and due process prior to
being submitted to the Minister of Municipal Affairs and Environment for approval.
Before any development can take place, an application must first be made to Council for a
development permit. Development may take place only after Council has reviewed the
application and issued a permit. If the application is to be considered as a discretionary use or if
it is for a variance, the proper process of notice and Council deliberation as detailed in
Development Regulations shall be carried out.
Anyone who fails to follow the required application process or who otherwise violates the
Municipal Plan and Development Regulations can be prosecuted and may be ordered to remove
any illegal structure and restore the site and buildings on it to their original state.
Day-to-day administration of both the Municipal Plan and Development Regulations are the
responsibility of Council and its authorized staff members. It is the duty of authorized staff
members to observe the requirements of the Municipal Plan and Development Regulations and
to advise Council accordingly, refer development applications to Council and outside agencies.
and to issue all required permits when Council approval is granted.
An application to develop must be made on the proper application form prescribed by Council.
All applications must show as accurately as possible the location of the site of the proposed
development and include a plot plan, showing the location of existing and proposed buildings
and structures on the proposed site.
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Council will consider the application to determine whether it conforms with the requirements of
the Development Regulations and the policies of the Municipal Plan. If it conforms, Council will
approve the application and inform the applicant and state any conditions that may apply. If the
proposed development does not conform to the Municipal Plan and Development Regulations,
the application must be refused. Any applicant who is dissatisfied with the decision of Council
may appeal to an Appeal Board. The Appeal Board shall either confirm the decision or require
that Council's decision be varied or reversed.
Council has authority to grant a variance (not to be confused with a discretionary approval) of up
to I 0% of a requirement applicable to a proposed development which does not strictly comply
with the development standards. However, the proposed development must conform to the
general intent of the Municipal Plan. A proposed development must not change the permitted
land use, or significantly negatively impact adjoining properties, by virtue of grant of a variance.
Where Council deems it useful and necessary so as to better consider the details of large or
complex projects, a Site Plan may be required of the applicant. Site Plan evaluation criteria are
appended to the Municipal Plan.
Municipalities in the province are encouraged to adopt the National Building Code. Its
requirements and administration are separate from those of the Municipal Plan and Development
Regulations. Often, building and planning regulations are considered in conjunction with each
other, as the prospective builder is usually considering them both at the same time, and the Town
may integrate information requirements on a common application form. However, the approval
of a building or construction permit under the National Building Code does not signify an
approval of a development permit pursuant to the Development Regulations, and vice versa.
Also, Council's policy is that the Town of St. Anthony does not provide building inspection
services related to the National Building Code; Council's or staffs observations of new
construction will be only to ensure that the Development Regulations' requirements are met,
such as those concerning location of structures on the lot, parking, driveway location and
bridging roadside ditches and sidewalks, building height, and the use of the development. Those
persons requiring building inspection related to compliance with the National Building Code will
be advised to retain professional services at their own initiative and expense. The Town does not
issue occupancy permits.
8.2 Site Plan Evaluation
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Many of the land use conflicts associated with large residential subdivisions, multiple unit
residential, commercial, industrial and public uses and the like can be avoided if sufficient
concern for detailed design is incorporated in the development approval process. In order to
more fully exercise Council's powers to apply conditions to a development permit, Council may
require a site plan to be prepared and approved by Council prior to the issuance of a building
permit for large or complex developments.
The policies of this Municipal Plan indicate certain cases where site plan approval is mandatory,
but Council may require it of any development proposal where circumstances suggest that
particular care is needed. The Appendix to this Municipal Plan contains the site plan criteria
required for the preparation of a site plan.
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9.0 INTERPRETATION
9. 1 Land Use, Boundaries, and Roads
It is intended that the boundaries of the land use designations and location of roads and other
features shown on the Future Land Use Map and the Zoning Map in the Development
Regulations be considered as approximate, as the available base mapping does not provide
highly accurate information in some areas. Therefore, amendments to the Municipal Plan or
Development Regulations will not be required to support reasonable interpretation by Council
and staff concerning boundaries of zones and areas. The intent and policies of the Plan are to
guide the interpretation of the mapped information.
9.2 Figures and Quantities Approximate
It is considered that all figures and quantities herein shall be considered as approximate only and
not absolute, on any matter not involving variances. Amendments to the Municipal Plan will not
be required for interpretation of the meaning or precision of other figures or quantities.
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APPENDIX: Site Plan Evaluation Criteria
When Site Plan approval is required, the owner or proponent shall prepare site development
plans, including landscaping, parking, lighting, roads and any or all of the additional items listed
below, according to the nature of the proposed development and directions of Council:
(a)
the dimension of the site;
(b)
the area of the site;
(c)
dimensions to indicate the location of all buildings;
(d)
dimensions of buildings to provide comprehensive information of their plan fonn,
(e)
(f)
(g)
(h)
(i)
G)
including future buildings or expansions;
the distance between buildings and all yards;
other uses, a breakdown of floor area by proposed use;
gross floor area of buildings;
dimensions of all parking areas, access roads and driveways;
function and type of landscaped areas;
landscaping plan and specifications including;
-
surface t~eatment (asphalt, grass etc.)
-
tree and shrub types and sizes
-
location and number of trees to be retained or planted
-
dimensions of buffer zones, driveways, etc.
-
number and size of parking spaces and location
-
location and size of signage
-
location and width of all walkways, footpaths
-
location of loading zones
(k)
proposed contours and drainage of surface runoff ditching;
(I)
surrounding land uses;
(m)
existing access constraints, e.g. right-of-ways which exist on site or adjacent to it,
easements, or fire routes, and the means of satisfactorily addressing them;
(n)
location and intensity specifications for lighting;
( o)
location and use of outside storage areas;
(p)
perspective drawings and plans showing 4 point building elevations and 2-way cross
sections of all buildings shown on the Site Plan
(q)
provisions for ongoing operation of features of the development which may involve
commitments or obligations of the Town of St. Anthony or its departments and agencies.
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