St. Pauls, Newfoundland and Labrador
· adopted 1991-04-09
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TOWN OF ST. PAUL'S
MUNICIPAL PLAN
IMPORTANT: To see if there were any changes to
this plan since it came into effect, please refer to:
List of Municipal Plan Amendments
URBAN AND RURAL PLANNING ACT
NOTICE OF APPROVAL
COMMUNITY OF ST. PAUL'S MUNICIPAL PLAN
I, Eric A.
Gullage, Minister of Municipal and
Provincial Affairs, under and by virtue of the powers
conferred by the Urban and Rural Planning Act,
hereby
approve the community of St. Paul's Municipal Plan
adopted by the Community Council of the Community of st.
Paul's on the 9th day of April, 1991.
Dated at St. John's this J3,J... day of~,
A. D. , 1991-
-,t-..,..='---,t:---------,,'--·--
ric
Gullage, C,L,U,, M,ll,A,
Minster of Municipal and
Provincial Affairs
ST. PAUL'S MUNICIPAL PLAN
1.0 ADOPTION AND APPROVAL
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1.1
COUNCIL RESOLUTION
Resolved, pursuant to section 16 of The Urban and Rural Planning
Act, that the Counci1 of the Community of St. Paul's adopt t,1e
>lunicipal Plan entitled "St. Paul's Municipal Plan, 1987-1997 ."
Re Jo l ved further, pursuant to section 18 of the Urban and Rura 1
Pl~nning Act, that the Council apply to the Minister of Municipal
Affairs for the setting of the time and place of a Publ.ic Hearing
to consider objections or representations to the adopted Plan.
PROPOSED BY: ___ C~a~c~(-~&-'-"'-1~/:~M~a-fLI ________ _
SEfoNDED BY: __
___.ll...:...:.i<"""e""K_.a..,o .... d"'"""e..._c_@,.,_1 .... , ..,_l,._le......,v ________ _
Certified as a correct copy of a Resolution passed at a meeting of
Co~ncil held at
S-f
fau./s
on the (1/,af/,.,, day of
fl In I
Clerk
t
a
1T
0
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1.2
SEAL ANO SIGNATURE
Signed and sealed pursuant to section 16(3) of The Urban and Rural
Planning Act this
/V,n.f/,_,
day of
/?-fr, I
-~(/4_w._iZ_"7"__,··
~-ei:_,_·....,,..r_...., ______
(SEAL)
1.3 CLERK'S CERTIFICATE
Certified that the attached Municipal Plan is a correct copy of
the Municipal Plan adopted by the Council of the Community of
St. Paul's, on the (ll,n+h.ctay of
A Pr, I
, -t96'i'-. /99/
Clerk
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1.4 MINISTER'S APPROVAL
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TABLE OF CONTENTS
Page
1.0 ADOPTION AND APPROVAL
1.1
COUNCIL RESOLUTION
1.2 SEAL AND SIGNATURE
i i
1.3 CLERK'S SIGNATURE
; i
1.4 MINISTER'S APPROVAL
i i ;
2.0
INTRODUCTION
2.1
FOREWORD
a)
Municipal Planning In Newfoundland And Labrador ...... 1
b)
Municipal Planning Area .............................. 4
2.2
SUMMARY AND CONCLUSIONS OF THE BACKGROUND STUDY
a)
Population, Employment and Housi~g ................... 6
b)
Other Community Problems, Opportunities and Needs .... 7
2.3
POLICY ASSUMPTIONS
a)
Economic Factors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
A
3.0
THE MUNICIPAL PLAN
3.1
THE FUTURE COMMUNITY ........-..........-.-.-....-........ 9
3.2
GOALS AND OBJECTIVES
a)
Community Structure .................................. 10
b)
Housing .............................................. 10
c)
Industrial ............................................ 10
d)
Commercial ............................................. 11
e)
Environment and Natural Resources .-...........----.-- 11
f)
Recreation ........................................... 12
g) Transportation ....................................... 12
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Table of Contents (Cont'd)
3.3
Page
POLICIES
a)
Community Structure ...... , .. , ................... , .. . .
13
b)
Housing
..........-.-..-.---.-......-....----.-......
1.1
c)
lndustri~l .......................................... .
d)
Commercial .......................................... .
l~
15
e)
Rural Resource .. .. . . . .. . . .. .. . . .. .. .. .. .. . .. . . . .. .. ..
16
f)
Environmental Protection --.................-..-.-.... 18
3.4 SPECIFIC PROVISIONS
4.0
IMPLEMENTATION
4.1
PROGRAM OF DEVELOPMENT AND PUBLIC WORKS
....---.-.....--. 19
4.2
ADMINISTRATION
a)
INTRODUCTION
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . . . . . . . . .
20
b)
DEVELOPMENT REGULATIONS ............................. 20
c)
DEVELOPMENT CONTROL .................................. 23
d)
CAPITAL WORKS PROGRAM .. .. . . . . .. .. .. . .. .. .. . .. .. .. . . . . 25
5 .0
PLAN MAPS
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
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2.0
INTRODUCTION
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2.1.
FOREWORD
a)
MUNICIPAL PLANNING IN NEWFOUNDLAND AND LABRADOR
The Municipal Plan
This Municipal Plan has been prepared in accordance with the
requirements of section 15 of The Urban and Rural Planning Act,
following surveys and studies of land use, population growth, the
local economy, present and future transportation needs, public
services, social services and other relevant factors.
The Plan outlines the goals, objectives and policies of Council
regarding the development of the Municipal Planning Area over the
next ten years.
This Municipal Plan, consisting of a written
text in which the goals, objectives and policies are set out,
also includes Land Use Maps indicating the proposed allocation of
land into various Land Use categories.
Ministerial Approval
When the Muni c i pa 1 Pl an is form a 11 y adopted by resolution of the
Council under section 16(1) of the Act, two copies must be
impressed with the Seal of the Council and signed by the Mayor.
This brief summary of Municipal Planning legislation and proce-
dures is intended to assist the Council in understanding and
using its Plan.
Details are contained in the Urban and Rural
Planning Act.
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The Council must then give notice of its intention to seek the
approval of the Minister of Municipal Affairs by publishing a
notice in the Newfoundland Gazette and in a newspaper published,
or circulating, in the community.
The notice must state where
and when the Municipal Plan may be inspected by any interested
person and the time and place set by the Minister for the hearing
of any objections or representations.
At the Public Hearing, a
Commissioner appointed by the Minister will hear the objections
and representations, and subsequently forward to the Minister a
written report, together with copies of all the evidence taken at
the Hearing.
After the Public Hearing is concluded and the Commissioner's
report has been submitted, the Council must apply to the Minister
for approval of the Municipal Plan.
The Minister requires two
copies of the Municipal Plan certified correct by the Clerk of
the Council, a copy of the adopting resolution and of all written
objections and representations considered at the Hearing.
On
receipt of this material, the Minister may approve the Municipal
Plan, with or without modification, or may disapprove it and
order that a new Municipal Plan be prepared.
Upon approval, the
Minister wi 11 endorse a copy of the Pl an and return it to the
Council.
Within ten days of receipt of the final approval by the
Minister, the Council must publish a notice of approval in the
Newfoundland Gazette and in a local newspaper.
The Effect and Variation of the Municipal Plan
When the Municipal Plan comes into effect, it is binding upon the
Council and upon all other persons, corporations and organiza-
tions.
The Plan has to be reviewed by the Council at the end of
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every five years from the date on which it comes into effect and
at that time revised as necessary to take account of developments
which can be foreseen during the next ten-year period.
The Municipal Plan may be amended in whole or in part for just
cause by repeating the process by which it was adopted and
approved initially.
Development Schemes
At any time after the adoption of the Municipal Plan, the Council
can prepare and adopt Development Schemes under sections 31-33 of
the Act for the purpose of carrying out specific proposals of the
Municipal Plan.
A Development Scheme may provide for the acquisition, assembly,
consolidation, subdivision and sale or lease by the municipality
of land and buildings whic~ are necessary to carry out provisions
of the Municipal Plan.
The Scheme may reserve land for future
acquisition as the site of any public roadway, service or build-
ing, or for a school, park or other open space and may make such
agreements with the owners of the land as ·11i 11 permit its acqui-
sition and use for those purposes,
The Oeve l opment Scheme may
also specify the manner in which any particular area of land is
to be used, subdivided or developed, and may regulate the con-
struction of buildings which would interfere with the carrying
out of the Development Scheme.
Development Schemes are prepared and approved in exactly the same
way as the Municipal Plan, and, when approved, form part of that
Plan.
Municipal Plan Administration
When a Municipal Plan comes into effect, the Council is required
to Jevelo~ a scheme for the control of the use of land in strict
conformity with the Municipal Plan in the form of land use zon-
ing, subdivision, and any other reyulations necessary.
After
adoption by the Council, these regulations must be submitted to
the Minister for approval.
Regulations must comply with the requirements of the Urban and
Rural Planning Act, and Standard Provincial Regulations have been
developed to form the basis of these regulations. Councils are
also advised, if they have not already done so, to adopt tr1e
National Building Code of Canada as their building regulatiMs.
The day-to-day administration of the Municip-¼l Plan, and subse-
quent regulations, is in the hands of staff memebers authorized
by the Council.
Council staff have the duty of issuing all
necessary permits approved by Council and making recommendations
to the Council in accordance with the Municipal Plan policies and
implementing regulations regarding all development in the Munici-
pal Planning Area.
b)
MUNICIPAL PLANNING AREA
The St. Paul's Municipal Planning area was established in 1983.
It is bounded on the north by the Cow Head Municipal Planning
Area and on t~e south by the Gros Marne National Park.
The
eastern boundary crosses St. Paul's Inlet and is backed by the
National Park.
The Western boundary is contigious with the Gulf
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of St. Lawrence.
The topography of the Planning Area is fairly
uniform, consisting mainly of low lying land interspersed with bog.
Most settlements are concentrated primarily at the entrance to St.
Pauls Inlet and along Route 430.
St. 'Paul's adopted a resolution to prepare a Municipal Plan in 1983,
concurrent with several other Gros Morne enclave co;nrnunit ies.
In
1984, a comprehensive background report was prepared for all eight of
, the Gros Morn<? communities including St. Paul's.
This report was
supplemented with field work and has formed the basis for the current
St. Paul's Municipal Plan.
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2.2
SUMMARY & CONCLUSIONS OF THE BACKGROUND STUDY
Population
The current 1986 population of St. Paul's is estimated to be
approximately 515.
Although this represents a fairly sharp
increase since 1981, it is not expected that this trend will
continue indefiniately due to the fact that this increase was
caused, in part, by an inmigration of people resettled from areas
of the Gros Marne National Park.
Some further resettlement will
probably occur over the next decade but it is hig~ly unlikely
that the population will exceed 600 by 1996.
This forecast is
premised by the assumption that current economic conditions in
the community will remain relatively stable.
Housing
In recent years, housing starts in St. Paul's have averaged
approximately 3 per year.
Some of these homes have been built by
people
moving
into
the
community,
while
others
represent
dwellings built by young families resident in the community.
This trend will probably continue into the near future but will
slow as immigration ceases.
Based on past trends and current
conditions, it is forecast that between 25 and 35 new residences
will be constructed in St. Paul's over the next 10 years and the
community must reserve at least enough 1 and to accomodate the
demand.
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(b)
Other Community Problems, Opportunities
and Needs
The most urgent problem facing St. Pauls at this time is the need
for an adequate supply of serviced building lots.
The older part
of the community has little space available for residential
infilling and most new development has been occuring in the Fox
Road area.
Some of this Backlot development is not fronting on
the public road and may cause problems in the future with regard
to the installation of services.
This type of uncontrolled development can lead to undesirable
enlongated and
irregular residential settlement patterns and
prevent the orderly subdivision of good residential land.
St. Paul's is also deficient in recreation facilities and this
Plan will promote the construction of one or more playground
areas for the children of the community.
The backland areas of the community around St. Paul's Inlet have
great potential for tourist attractions in the form of boat tours
and
campgrounds.
This Plan
encourages the protection
and
reservation of these areas for these purposes.
These natural
attractions offer the greatest potential for Development of the
local tourism industry based on the flow of visitors attracted to
the Gros
:1orne
National
Park,
and
the enhancement of this
industry is promoted by this Plan.
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2,3
POLICY ASSUMPTIONS
a)
Economic Factors
·rt is anticipated that economic conditions in St. Pauls will
change little during the next decade.
There is some reason for an optimistic view of the inshore
fishery in the near future and this could improve the local
economy somewhat
although
inshore lobster catches have been
declining in recent years.
Generally, the future of the fishery
is uncertain, and cannot be considered reliable as an expanding
industrial sector.
The establishment of the Gros Marne National Park has, however,
created an institution with a certainity of permanence.
It is
expected that the National Park will continue to draw increasing
volumes of visitor traffic to the Great Northern Peninsula and
this traffic must pass through St. Paul's.
This represents an
opportunity for the development of services in the community
catering to the tourism industry, in addition to the potential
for scenic attractions and accornodations centered around St.
Paul's Inlet.
3.0
THE MUNICIPAL PLAN
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3.1
THE FUTURE COMMUNITY
It is not expected that there wi 11 be any major changes in the
rate of growth or the types of land use in St. Paul's during the
life of the Municipal Plan.
The principal land use will continue
to be for residential development, with growth rates comparable
to those of recent years.
It is evident that new residential
development is expanding into the backland area east of Highway
430 where good building land is located.
The Plan will encourage
this growth under controlled circumstances.
The economic base of the Community
is not expected to change
significantly over the life of the ~unicipal Plan and the future
need for industrial land is likely to be minimal.
It is likely
that an increase in the volume of tourist traffic passing through
the community could strengthen the economy and it is necessary to
provide an area of land adjacent the highway -.;here cornmerci al
outlets can locate.
The areas of land at the mouth of St. Paul's Inlet will be
designated as Industrial Land to protect the Fishery Related
Activity.
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3.2
GOALS AND OBJECTIVES
a)
Corrrounity Structure:
Goal:
- To keep the community structure compact.
Objective:
To encourage new development and development in
the built up areas of the Planning Area.
Objective:
Objective:
b)
Housing
Goal:
To encourage development in areas serviced by
municipal water and sewer.
To require all New Residential Development to
front on a publically maintained road.
- To provide adequate space estimated for the
30-40 new houses that wi 11 be required during
the next decade.
Objective:
- To
designate
areas
for
future
residential
development.
Objective:
- To
permit
residential
infilling
and
redevelopment in the community where adquate
space and conditions exist.
c)
Industrial
Goal
- To ensure that there is adequate space for
fishery related activity in St. Paul's.
Objective:
- To designate industrial areas near the mouth of
St. Paul's Inlet.
c)
Corrnnerc i al
Goal:
Objective:
Objective:
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To encourage the growth of commerce and the
tourism industry,
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To designate an area adjacent to Route 430
when commercial land uses and Tourism Related
Services will be permitted.
To permit some commercial related activites in
the industrial area.
d)
Environment and Natural Resource Goals
Goal:
Goal:
Objective:
- To preserve the aesthetic and physical quality
of the natural environment in the Planning
Area.
- To protect the forest, recreational and mineral
resources in the Planning Area for the benefit
of the community.
To
prevent
development
in
environmentally
sensitive areas and along the shoreline of St.
Paul's Inlet.
Objective:
- To designate areas of known gravel deposits as
mineral working areas.
Objective:
- To protect scenic areas that have potential for
tourism related activities.
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e)
Recreation Goals
Goal :
Objective:
- To provide adequate recreation facilities for
the youth of the community.
-
To
designate areas of the community for
Playground space.
f)
Transportation Goals
Goal :
-
To ensure that roads and streets in the
community provide
safe
and
efficient
transportation routes.
Objective:
- To develop standards for all new and existing
roadways
with
regard
to
the
widths
of
Rights-of-way and setbacks for development.
Objective:
- To ensure that there is adequate space for the
operation
of
maintenance
and
snowclearing
equipment.
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3.2 POLICIES
a)
Community Structure
It is desirable in any community to keep the settlement pat-
tern compact to reduce the cost of servicing and optimize the
use of existing vacant land. St. Paul's is fortunate in this
respect and still has the opportunity to prevent residential
sprawl through careful municipal planning.
It is the policy of this Municipal Plan to encourage the growth
of St. Paul's in a controlled manner in order to prevent develop-
ment in areas that are difficult to service.
It is also a Policy
of this Plan to make the best use of the existing vacant land in
the community.
New development shall be permitted only in areas serviced by
municipal
water and
sewer or where services are to be
extended in the near future.
Al 1 new development shall require prior approval from the
council.
All new development shall conform to stan.dards set by council
in the St. Paul's Development Regulations.
No Residential Jevelopment shall be permitted in the Rurdl
Resource area of the Planning Area without the prior approval
of council.
b)
Housing
It is the intention of this Policy to provide areas for the
future residential growth expected to occur in St. Paul's during
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the life span of this Plan.
It is recognized that there is a
shortage of good residential building space to the west of the
highway in the older section of the community and that there is
an abundance of good 1 and to the east of Route 430, in the area
of Foxes Road.
In the absence of other competing land uses, this
P-lan shall promote new residential development in the latter
area.
Residential development shall be permitted in Residential and
Mixed Development areas as indicated on Future Land Use Map
2.
Residential infilling shall be encouraged in serviced areas
of the community where feasible to do so.
All residential development shall front on a public road.
All new residential development must be able to be connected
to municipal water and sewer.
Backlot development shall not be permitted except under
exceptional circumstances and at the discretion of Council.
All residential development shall conform to standards and
conditions set out in the St. Paul's Development Regulations.
The uses in a Resident i a 1 or Mixed Oeve l op,nent area shall
include single family dwellings and mobile homes.
Other permitted uses in Mixed Development areas shall include
schools, shops and churches along with other compatible land
use.
A Comprehensive Development Area is established as indicated
on Future Land Use Map 2.
other pennitted uses in a Residential Area may include shops,
personal service, general service, general garages, o::invenience
stores, child care, antenna and recreational open space.
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C)
Industrial
There is little likelihood that any new industrial development
will occur in St. Paul's in the near future therefore limiting
the need for industrial land.
It is the purpose of this policy
-to protect the fishery related area at the mouth
of St. Paul's
Inlet
without
designating
any
other
industrial
areas
for
immediate use.
This policy establishes Industrial areas as indicated on
Future Land Use Map 2.
The permitted uses in this area shall include docks and
slipways -
No
development that would
interfere with industrial
development shall be permitted in this area.
d)
Commercial
There is little demand in St. Paul's for commercial land but
there
are
a number
of small
commercial
outlets scattered
through-out the community.
In the absence of any large scale
demand for commercial land, it is a certainity that this mode of
development will continue, with a variety of land uses in close
proximity to each other.
There is a need however, ta establish
an area along the highway where service oriented commerical
enterprises
can situate
in
response
to
the
needs
of
the
travelling public.
Commercial
land uses will
be permitted in the Mixed
Development areas indicated on Future Land Use Map 2.
A Commercial-Highway Area is designated as indicated on
Future Land Use Map 2.
The permitted uses in the Commercial-Highway area shall
include shops, service stations, garages and markets.
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e)
Rural Resource
The undeveloped area surrounding the community represents val u-
ab le reserves of timber and minerals, the latter in the form of
aggregate deposits.
It is the intention of this policy to
designate this area for rural oriented land uses and to protect
these resources far future use.
In addition, the municipal water
supply is located
in the Rural
Resource area and
must
be
protected from encroachment by conflicting land uses.
A Rural Resource Area is established as indicated on
Future Land Use Maps 1 and 2.
The permitted uses in this area shall include sawrnilling,
gravel pits, lo9ging, forestry, conservation and agricul-
ture.
Other compatible land uses may be permitted at the
discretion of council.
Residential development shall not be permitted in the
Rural Resource Area unless it is clearly ancillary to a
perm it t ed use.
There shall not be any development within the Protected
Watershed Area of the municipal water supply.
A Mineral Working area is established as indicated on
Future Land Use Maps land 2.
No conflicting land use in the rural resource area shall
be permitted to encroach on the developed area of the
community.
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Any mineral working activity in the Rural Resource area
must conform to standards established by the Department of
Mines and Energy and the Council.
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Any forestry or logging in the Rurdl Resource Area shall
conform
to Dept.
of Forest, Resources
and
Lands
Regulations.
In areas designated as Productive Forest, new developments not
directly compatible with
long-term production shall
be
discouraged.
In these areas, any Forest Management Plan prepared
by the Forestry Branch of the Department of Forest Resources and
Lands and subsequently approved by the Department of Environment
shall form part of this Plan.
In areas designated as Productive Forest, existing developments
not directly compatible with long-term timber production may be
expanded where such expansion can be justified as being necessary
to improve the economic viability of the development.
No permits will be issued for new developments or the expansion
of existing developments within areas designated as Productive
Forest without the approval
of the Forestry Branch of the
Department of Forest Resources and Lands.
In areas whic~ are not designated as Productive Forest but which
have a forest cover, a cutting permit issued by the Forestry
Branch of the Department of Forest Resources and Lands must be
obtained before the removal of any timber can take place.
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f)
Environmental Protection:
The purpose of this land use designation is to protect areas of
intrinsic natural beauty and to prevent the utilization of land
that is unsuitable for development because of natural hazards.
Due to the low lying nature of the topography in St. Paul's a
great deal of land is wet and boggy, unsuitable for structural
development.
It is the intention of this Plan to prevent
development in such areas.
Other areas, that are scenic or
environmentally sensitive shall be designated for environmental
protection.
It is also important that the shore line of St. Paul's Inlet be
kept free from unattractive development in order to facilitate
the development of tourist attractions and facilities in the
area.
Environmental Protection areas are established as indicated
on Future Land Use Map 2.
There shall not be any development in St. Paul's Inlet within
30.5 metres of the high water mark, with the exception of
Docks and Harbours.
The uses permitted in the Environmental Protection area shall
include conservation and transportation.
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4.1
PROGRAM OF DEVELOPMENT AND CAPITAL WORKS PROJECT
The community does not extend to undertake any specific projects
at this time due to a shortage of funding.
As residential
development advances on Foxes Road and a demand for building
·1ots in the C.O.A. increases, the community must undertake the
development and ful 1 servicing of these areas.
It is hightly
unlikely that it will be necessary to develop the C.D.A. before
the first five year Municipal Plan review bu the servicing of
Foxes Road must be undertaken as soon as possible, preferably
within the upcoming five years.
This project can be jointly
financed by the community and the Provincial Government.
4.0
IMPLEMENTATION
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4.2
ADMINISTRATION
(a)
Introduction
The preparation, adoption, and approval of this Municipal
Plan represents only a part of the planning process.
In
other words, the Plan is not an end in itself nor does it
serve any useful purpose without being implemented.
The Municipal
Plan must be implemented by means of the
regulatory powers conferred upon the Council by section 37
of The Urban
and Rural Planning Act and such other sta-
tutes, ~nabling legislation and progr&nmes as may be appli-
cable.
The Plan must serve as a continuing reference and
guide to Council and its officials in order to achieve the
goals,
objectives,
policies,
and
programmes
which
it
contains.
(b)
Development Regulations
The direction and control of orderly land use is an impor-
tant feature of the Community's planning programme.
For
that purpose, development regulations are the most effec-
tive tool.
After the Plan is hrmally adopted, Council
is required
under section 37 of The Urban and Rural Planning Act to
develop fully a scheme for the control of the use of land
in strict conformity with
the Municipal
Plan and
any
further plans or development scheme.
These must include
land use zoning regulations, subdivision regulations, and
such other regulations in compliance with the require11ents
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of Part VIII of the Act as the Council may deem necessary
to control the use and development of land in accordance
with the Plan.
Essentially, zoning is a means of ensuring that the future
land uses are in strict conformity with the Municipal Plan,
that they are properly situated in relation to one another,
and that they do not conflict with or adversely affect
adjacent properties.
It ,jir;:cts ne,i growth into suitable
areas dnd protects property by requiring that deve 1 opment
afford adequate light, air, and privacy for persons li-li~g
and working within the community.
Zoning also al lows for
the control of development directly in each area so that
property can be effectively serviced by means of a corres-
ponding extension of the existing public services.
The implementing Land Use Zonin:i, Subdivision, and Adver-
tisement Regulations to be administered and enforced by the
Council shall include:
-
The powers of Council includin:J rules and a-dministrative
procedures governing the Council's consideration of and
decision on planning applica:ions.
-
Rules and administrative procedures for appeal boards.
-
General development standards for all zones.
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Regulations governing advertisements.
Regulations governing the subdivision of land covering
but not limited to subjects such as services to be
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provided,
building lines, public open space, design
standards, and transfer of streets and utilities to the
Council.
Oefinitions of key words and phrases to be used in the
Interpretation of the Regula:ions.
-
A classification of uses of land and buildings to be
used in the Use Zone tables.
-
Zone tables which may be amended from time to time
to provide for new uses, tailored specifically for each
use zone, 1 isting the permitted and discretionary us~s
and the standards and ~onditions far development in each
specific zone.
-
Use Zone maps dividing the pl,,nning area into areas
corresponding with the use zone tables.
As m~ntioned above in the Regul~tions, t~ere are certain
uses for each of the zones which are primary and are per-
mitted as a matter of right anywhere in that particular
zone.
The issuing of permits for uses is straight forward
and these uses are subj~ct to the requirements of the Regu-
lations and any further conditions iriposeJ by Council.
A
discretionary use is ane which may sometimes be permitted
in a specific zone where:
i)
The development would not be contrary to the general
intent and purpose of the Regulations, the Plan, or any
other further scheme or plan or regulations.
ii)
Proper public notice has been given and Council is
satisfied that it is not against t~e public interest
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23 -
and will fit into the zone as a complementary or non-
damaging use.
iii)
Council is satisfied that the discretionary use is
suitably located within the zone proposed.
Permitted and discretionary uses wi 11 be 1 isted individu-
ally for each zoning category in the Land Use Zoning Regu-
lations.
(c)
Development Control
Council will exercise proper control over all development
within t·1e Planning Area in accordance wit~ this Plan and
the Development Regula,ions.
Any person wishing to develop* or subdivide land for any
purpose ,i'it~in the Planning Area shall rnake application on
the prescribed forms to Council for permission.
It is
important to note that the Council will require a separate
permit to be obtained by the developer for the subdivi-
sion** of land.
All new development or redevelopment as
well as any change of use or intansity of use or alteration
or
improvement
t~
any
land or existing building will
*
The Urban and Rural Planning Act should be referred to
for the precise definition of ''development".
**
Subdivision means the dividing of any land whether in
single or joint ownership into two or rnore pieces for
the purpose of development.
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24 -
require a permit from the Council.
In addition, a separate
permit will be required for all building work and the occu-
pancy of a building.
A building permit will not be granted
until a development and/or subdivision permit has been
obtained.
Council
may grant outline permission, sometimes called
approval
in principle, to enable a developer to test a
proposal without having to go to the expense of preparing
detailed plans ..
~n outline application wil 1 require only a
location plan and
a brief description of the proposal
sufficient for the Council to make a proper assessment.
If
the Council is in favour of the proposal, outline permis-
sion may be given subject to the submission and approval of
detailed plans of development and any other conditions that
appear necessary.
An outline application will be processed
and considered just like any other application.
The Council may approve an application for a development or
subdivision, approve it with conditions, or refuse it.
Each application must be evaluated in light of the policies
and intent of the Plan and irnple'llenting Land Use Zoning,
Subdivision and Adv"!rtisernent Regulations.
Any person who
is dissatisfied wit1 tne decision of Council may appeal to
the appropriate Appeal Soard.
Development Control properly exercised will ensure not only
orderly growth in the corrmunity in terms of land use but
wil 1 enhance safety and convenience for the residents of
the Community.
\ '
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25 -
(d)
Capital Works Program
In an effort to ensure that adequate funds are available at
the appropriate time to implement each feature of the
municipal plan, Council shall prepare and submit every year
a five-year forecast of their anticipated capital expendi-
ture requirements.
This wi 11 be done in compliance with
section 9 of the Municipal Grants Act.
5.0
MAPS
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26 -
In order to further the development of an orderly, economic and
attractive development pattern, the Planning Area is divided into
groups of complementary land uses having related function which do
not ordinarily interfere with
each other, constitute mutual
nuisances or hamper each other's activities.
The general land use
des(gnations are set out on Maps 1 and 2 which form part of this
Municipal Plan.
, The intent of the Plan is to guide development into these land use
designations; thereby separating activities that have conflicting
requirements and functions.
Commercial and industrial areas are
located where they may benefit from
important transportation
facilities and local resources and the pattern of uses has been
derived with the intent of preserving important natural features.
It must be stressed that it is not the intent of this Plan to
segregate land uses for the sake of such segregation but only for
the .purposes of preventing conflicts of each group of activities
may be achieved.
The road network is based on and designed to facilitate the satis-
factory movement of both people and goods to and from the various
land use areas within the Planning Area, as well as to facilitate
through traffic movement.
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