Wabana, Newfoundland and Labrador
· adopted 1991-10-24
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TOWN OF WABANA
MUNICIPAL PLAN
MPORTANT: 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
COUNCIL RESOLUTIONS TO ADOPT A MUNICIPAL PLAN
olved pursuant to Section 16 of the Urban and Rural Planning
, that the Council of the Town of Wabana adopt the Municipal
n which is attached hereto and is impressed with the seal of the
nail, signed by the Mayor, and certified by the Clerk,
olved further pursuant to Section 18 of the Urban and Rural
nning Act, that the Council apply to the Minister of Municipal
Provincial Affairs for the setting of the time and place of a
lie Hearing to consider objections or representations to the
icipal Plan.
POSED BY> ~
c,_00 6/
ONDED BY:
ei_QJ). (:/
Ce tified as a correct copy of a Resolution passed at a meeting of
Co ncil held at the Town of Wabana on the
day
of
Oc-tDb.o/
, 1991.
~-MAYOR
CLERK
THE URBAN AND RURAL PLANNING ACT
NOTICE OF APPROVAL
WABANA MUNICIPAL PLAN 1990-2000
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, Chapter 387 of
th Revised Statutes of Newfoundland, 1970, hereby approve the Wabana Municipal Plan
19 0-2000, adopted by the Town Council of Wabana on the 24th day of October, 1991.
'(I_
/)
I
"-''y
Dated at St. John's this / /
day of 7 2_,fi,,,u,,,10 ,
1992.
GE, C.L.U., M.H.A,
r Municipal & Provincial Affairs
SEAL AND SIGNATURE
s·gned and sealed pursuant to Section 16(3) of the Urban and Rural
P anning Act this
;) L\ +h
day of
IJ c.\-c b.a.¥
1991.
( EAL)
C
~-MAYOR
tified that the attached Municipal Plan is a correct copy of the
icipal Plan adopted by the Council of the Town of Wabana on
day of
, 1991.
CLERK
IN
l.
2.
3.
WABANA MUNICIPAL PLAN 1990-2000
TABLE OF CONTENTS
EX -.--...----- ....................................... (i)-(ii)
INTRODUCTION ------------------------ Ir -------------------- l
1.1
1. 2
1.3
1.4
Planning in Newfoundland ----------
Summary of Background Report
Basic Assumptions ---..------
Future Development Strategy --
LAND USE OBJECTIVES AND POLICIES ...........................
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
Residential ·--······-----
A. General ........... .
B. Full Service Areas
C. Low Density Areas -.---
D. Rural Residential Areas
Commercial .................. .
A. General .......... .
B. General Commercial
c. Highway Commercial
---
D. Commercial Uses and Other Land Use Areas
Industrial ............................. .
A. General To All Industrial Land Use
B. The Beach Industrial Area
c. Dominion Pier Industrial Area
D. Other Industrial Areas - - - - - . . . .-
E. Industrial Uses In Other Land Use Areas
Public and Institutional Uses
Recreational Open Space
.----
Conservation ......-...
Transportation ...--
Resource Management
..
MUNICIPAL SERVICES . .................................... .
3.1
3.2
3.3
Water supply
Sewage Disposal
Street System -.
(i)
l
4
11
13
17
17
19
- 19
21
22
23
25
26
27
28
28
30
31
32
33
33
34
36
40
43
45
49
50
52
53
TABLE OF CONTENTS ( CONT'D.)
4.
IMPLEMENTATION
...................................... 55
4.1 Public Works., ......... . . . .
. .
. . 55
4,2
Initiating Development.
55
4.3
Regulatory Control ...
. ..
56
4.4
Discretionary Powers
..
57
4.5 Non-conforming Uses ..
. . . . . . .
. . .
58
4.6
Development Schemes
. .
...
. . 58
4.7 Appeals ...................
. . .
59
s
Plan of Land Use (1:6000) ................ End Pocket
No.l(W)
Plan of Land Use (1:6000) --..---...--.--- End Pocket
(ii)
1.
1.
INTRODUCTION
PLANNING IN NEWFOUNDLAND
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
and communication needs, public 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 pro-
posed allocation of land into various Land Use categories.
Ministerial Approval
When the Municipal Plan is formally 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.
The council must then give notice of its intention to
seek the approval of the Minister of Municipal and Provincial
Affairs by publishing a notice in the Newfoundland Gazette and
in a newspaper published, or circulating, in the town.
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 represen-
tations.
At the Public Hearing, a Commissioner appointed by
the Minister will hear the objections and representations, and
2
subsequently forward his recommendations to the Minister in
a written report, together with copies of all the evidence
taken at the Public 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 Public Hearing.
on receipt of this material, the
Minister may approve the Municipal Plan, with or without modi-
fication, or may disapprove it and order that a new Municipal
Plan be prepared.
Upon approval, the Minister will endorse
a copy of the Plan 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
organizations.
The Plan has to be reviewed by the Council at
the end of 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 at any time in whole or in
part for just cause by repeating the process by which it was
adopted and approved initially.
3
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, consolida-
tion, subdivision and sale or lease by the municipality of
land and buildings which 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
building, or for a school, park or other open space and may
make such agreements with the owners of the land as will
permit its acquisition and use for those purposes. The Devel-
opment Scheme may also specify the manner in which any par-
ticular area of land is to be used, subdivided or developed,
and may regulate the construction of buildings which would
interfere with the carrying out of 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 re-
quired to develop a scheme for the control of the use of land
in strict conformity with the Municipal Plan in the form of
land use zoning, subdivision, and any other regulations neces-
sary,
After adoption by the Council, these regulations must
be submitted to the Minister for approval.
1.
4
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.
Coun-
cils are also advised, if they have not already done so, to
adopt the National Building Code of Canada as its building
regulations.
The day-to-day administration of the Municipal Plan, and
subsequent regulations, is in the hands of the staff members
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 Munici-
pal Plan policies and implementing regulations regarding all
development in the Municipal Planning Area.
summary of Background Report
(a)
Origin and Regional Context
The Town of Wabana occupies the eastern half of Bell
Island, the largest of the three dominant islands
in conception Bay.
It is 14 kilometres from st.
John's and is serviced by a scheduled ferry service
between Portugal Cove and The Beach,
Bell Island is within the st. John's Urban Region
and Wabana is designated by the Regional Plan as a
sub-regional centre.
It does not avail of hard
regional services, but is part of the economic unit
just as much as Holyrood, Bay Bulls, etc.
5
Land use permitted under the Regional Plan are those
necessitated by the Town's detached role in relation
to the rest of the Region.
The Wabana population has remained fairly stable as
a percentage of the total Bell Island population
during the past ten years, but is declining as a
percentage of the Urban Region population.
Initial settlement occurred in the mid-18th century
with fishing, farming and some ship-building as the
means of livelihood.
Mining of the iron ore deposits (red haematite) was
begun in 1893 and continued to 1966 at which time
there were extensive underground workings extending
northwards from the Island beneath Conception Bay.
Loss of mining as the main source of industry and
employment has resulted in high unemployment and
welfarF rates, reliance on community employment
elsewhere in the Region, and continuous out-migra-
tion.
The Wabana Municipal Planning Area includes the
entire area of Bell Island.
Development in the
rural portion extends along Lance Cove Road where
the main areas of settlement are at Lance Cove,
Bickfordville and Freshwater.
(b)
Physical Environment
Bell Island rises sharply from the sea having a
perimeter of vertical cliffs 40-90 metres in height.
6
There are only three sites, all on the south side
of the island, where the shoreline is accessible by
road.
The island bed-rock consists of Lower Ordovician
shale and sandstone interbedded with oolitic haema-
tite ore.
There are substantial areas of soil cover capable
of farm crop production and additional areas capable
of supporting forage crops or animal grazing.
The island's surface drainage consists of 13 drain-
age areas of which a are within the Wabana Municipal
Area.
Very little tree growth remains within the Wabana
Municipal Area. Productive tree stands surrounding
Lance Cove are being reduced by development.
The average frost-free season is 131 days from June
1 to October 11.
The highest probability of sea-ice conditions adver-
sely affecting the ferry service occurs during
March, with low probability during January and May.
Bell Pond, Lance Cove Pond and West Dam Reservoir
are the only significant sites of surface water
containment on the island.
Potential use of the underground mine excavations
for renewed mining activity or for bulk oil storage
7
necessitates restricted use of surface areas above
these underground sites and in the vicinity of entry
points to the old underground workings.
(c)
Transportation and Communications
The Provincial Department of Works, Services and
Transportation operates a scheduled ferry service
between Portugal Cove and The Beach,
A new ferry,
the "Flanders", designed specifically for this
service, commenced operation in September 1990.
An airstrip is located on the northwest side of the
island but is seldom used.
Telephone service is supplied by submarine cables
extending from Portugal Cove to The Beach.
Bell
Island subscribers are within the st. John- s calling
area.
Electrical power is supplied by submarine cables
extending from st. Phillips.
Portable generators
located at Wabana protect against power outage.
(d)
Growth
The Wabana population has declined from a peak of
8026 in 1961 to 4057 in 1986, representing an aver-
age rate of decline of 2.8 percent per year during
the 25-year period. However, the rate of population
decline has reduced to less than one percent per
year during the 1981-86 period.
8
Population of the rural area of Bell Island declined
at an average rate of 1.8 percent per year during
the 1981-86 period and was recorded at 552 people
in 1986.
Almost half of the school-leaving age group leave
Wabana and rural Bell Island for employment or post-
secondary education and do not return.
Net out-migration has occurred within all age groups
of the Wabana population during 1981-86, but has not
been similarly reflected in the rural age group
population.
Recent new dwelling construction in the rural area
of Bell Island indicates a prospect for future
population growth.
The Wabana population is expected to decline to 3450
by 2001 and the rural population is expected to
increase to 750 by 2001.
Dwelling occupancy rates are expected to continue
the recent trend of decline, resulting in an average
Wabana occupancy rate of 2.7 persons per dwelling
by the year 2001, and a rural occupancy rate of 2,5
persons per dwelling.
It is estimated that approximately 200 new dwelling
units will be required to meet the housing demand
during the planning period, Of these, 60-80 will be
required for single-person occupancy (mainly in the
form of dwelling units for the elderly) with the
9
balance provided by new single-detached and double
dwelling house construction.
(e)
Commerce and Industry
Commercial development is mainly of a local con-
venience nature, catering to needs of the various
residential neighbourhoods.
Town Square is the
centre of commercial activity, but several commer-
cial buildings in this location are presently
vacant.
Industrial land use, mainly associated with the
fishery and bulk oil storage, are located near
wharfage sites on the south side of Bell Island.
Some warehousing, the municipal depot and provincial
transport depot are more centrally located on the
Island.
(f)
Public Buildings
Most public and institutional type buildings are
located in the vicinity of Town Square and include
the hospital,
town hall,
fire hall,
schools,
churches,
social
organizations
and
government
offices. Other such uses, including a stadium,
community college, other schools and churches are
located elsewhere.
Developed recreational open space, representing 2. 25
hectares (5.5 acres) per 1 ooo population, is mainly
located central to the main concentration of popula-
tion.
However, there is a lack of smaller scale
10
recreational space to serve the immediate needs of
local neighbourhoods.
There are two elementary schools and two high
schools, all in good condition and most of recent
design and construction.
Elementary school enrol-
ment is generally declining at a rate of 4.5% per
year,
High school enrolment is declining at 2.5%
per year and may soon be expected to experience the
same rate of decline as the elementary schools.
The Bell Island Community College has sufficient
space to accommodate its enrolment needs.
(g)
Municipal Services
The municipal water supply is obtained from 15 wells
separately located throughout the town.
Most resi-
dential properties are connected to it and there is
no report of water shortage under normal conditions.
Fire hydrant service is provided throughout most of
the areas supplied by the municipal water system but
has low operating pressures, mainly due to the wide-
spread use of small diameter pipes for the water
distribution system.
None of the well water supplies are chlorinated, but
are regularly monitored by the Department of Health.
The West Dam Reservoir is not now in use as a water
source, being periodically subject to contamination.
1.
11
Lance Cove and Bickfordville operate community well
and pumping systems.
Only about one-third of the Wabana population is
served by a municipal sewer system.
The remainder
is dependent on private septic disposal methods.
Additional sewer extension and water system improve-
ment should be undertaken only in accordance with
an engineering feasibility study.
Major streets servicing Wabana and Bell Island are
maintained by the Provincial Department of Works,
Services and Transportation. All of these are paved
and most have an adequate roadway reservation.
Garbage is collected weekly with disposal by incin-
eration.
Basic Assumptions
In evaluating the probable course of future growth and its
effect on the timing and relative importance of work to be
undertaken to accommodate it, a number of assumptions have
been made as follows:
(i)
Net out-migration will continue at the age group per-
centage levels determined for the 1981-86 period, affect-
ing mainly young adults, especially those of school-
leaving age.
This pattern of out-migration will act to
further diminish the birth rate and hence the number of
the child population.
The total population is accord-
ingly expected to continue to decline but the older adult
12
population will increase numerically and as a percentage
of population.
(ii) New residential construction will be required to meet the
needs of new family formations, the special needs of the
increasing number of elderly persons, and replacement of
some of the existing housing stock. It is estimated that
approximately 200 new dwelling units or 20 units per year
on average will be required during the planning period.
(iii) Existing mineral deposits and mining works are assets
having future industrial potential for renewed mineral
extraction, bulk storage, tourism development or other
beneficial use.
(iv) It is assumed that a feasible method of up-grading the
municipal water supply system can be designed to provide
an acceptable level of fire-fighting capacity in all
presently serviced areas within the planning period, and
that municipal sewer service will also be extended to The
Green, Scotia No.
1 and West Mines residential areas
during this period.
(v) The method and phasing of municipal water and sewer works
to be undertaken during the planning period is dependent
on the result of engineering studies still to be carried
out and availability of capital financing for these
works.
It is assumed that these studies will be under-
taken and completed within the first two years of the
planning period.
At that time a program of public works
for the remaining period 1993-2000 should be outlined and
adopted as an addition to Section 3 -
"Municipal Ser-
vices" of the Municipal Plan and be reflected in succes-
sive 5-year capital budgets.
1.
13
Future Development strategy
It is clear from the Background Report that residential devel-
opment has continued to locate indescriminantly along rural
main road frontages both within Wabana and in the Municipal
Planning Area. It is also clear that if this trend continues
the eventual demand for municipal piped services, and, indeed,
the necessity of these services for public health reasons,
will far outstrip any reasonable financial ability to install
and maintain them, if it has not already done so. Several of
Wabana's urban residential neighbourhoods still lack sewer
service; fire flow from the municipal water system is inade-
quate; much of the water supply is highly mineralized and of
marginal quality. The prime directive of the Plan is therefor
aimed at concentrating municipal effort in providing an accep-
table level of services to existing urban areas of the town
while preventing the further progress of sprawl development
in unserviceable locations.
Accordingly, the form and direction of future development is
related directly to the capacity and quality of existing piped
water and sewer services and to the necessity for and prospect
of future extension of these services.
The fact that the
municipal water supply is presently entirely dependent on
groundwater sources and that these sources must be protected
from contamination, means that development at urban densities
and intensity of land use must be restricted to locations
where it is connectable to a municiple sewer system. It also
means that where piped water but no sewer service is avail-
able, development must be restricted in type and density
reasonably protective of groundwater quality.
In setting forth the basic pattern of future growth a destinc-
tion is made between:
14
(i)
Existing fully serviced land areas and those which may
be expected to be fully serviced during the period of the
Plan. These are prospective locations for urban growth,
the latter being restricted to low-density development
until such time as full services are made available.
(ii)
Areas containing a concentration of partially serviced
development, reasonably capable of being fully serviced
eventually but not within the planning period.
These
areas will be restricted to use classes and development
density characteristic of rural residential communities.
(iii)
The remaining land area is reserved for natural resource
uses and associated development, except where otherwise
specifically designated for industry, recreation, trans-
portation, conservation or restricted building, due to
strategic location or environmental necessity.
The Plan therefore provides for urban density and intensity
of development only in the fully serviced areas of The Ridge,
Town Square, East No. 1, and limited portions of The Front.
Whereas The Green, The Valley, Scotia No. 1 and West Mines are
restricted to development consistant with existing residential
density until sewer service is extended to these areas, now
serviced by a piped water system only.
East No. 1 contains
substantial tracts of serviceable raw land and is the best
locational prospect for new residential subdivisions; whereas
the portions of The Front are capable of development only to
the extent of available surplus capacity of the Davidson
Avenue sewage pumping station and the packaged treatment
plant.
Furthermore, it is of prime importance to the achievement of
community betterment through coordination of public works and
15
conservation of financial resources that an engineering study
of municipal water supply and sewage disposal systems be
undertaken and completed before extending piped services
beyond their present limits. In doing so the method of water
supply must be rationalized in a manner designed to provide
potable water and adequate fire-fighting capability to all
serviced areas and include priorities and cost estimates for
system improvement.
The condition and available capacity of
existing sewer systems must be evaluated, particularly that
of the trunk sewer along the valley extending to the outfall
near Gull Island South Head, in order to determine the most
feasible method of extending the sewerage system to areas
proposed for full sevices during the planning period, namely:
The Green, Scotia No. 1, and West Mines.
A phased program of
existing system improvement and new system extension should
then be adopted, based on the findings of the study.
Town Square and its immediate vicinity has historically been
considered as Wabana' s central business district and now
combines this with institutional uses of a regional and sub-
regional service nature.
The Plan therefore anticipates that
it will continue to be the primary focus of commercial, public
and institutional land use.
Accordingly, provision is made
to accommodate the prospect of developing tourism services,
civic, cultural and institutional uses on presently vacant
land lying between Town Square and The Green. The Plan also
recommends particular attention to street realinement facili-
tating ease and safety of traffic movement through the central
area and increased provision of clearly designated, limited
access off-street parking sites.
Other land uses, as referenced in (iii) preceding, are predi-
cated on the following:
16
Preservation for industrial or transportation uses of
lands directly accessible by road from a wharfage site
and provision for continuation or expansion of such uses
in appropriate existing locations.
Designation of a site for development of a provincial
park at the eastern extremity of west Dam Reservoir. This
park to be made readily and directly accessible by con-
struction of 1. 8 kilometres of new highway connecting
the Lance cove Road - Davidson Avenue Junction with West
Mines Road - Middleton Avenue at the community college
site, thereby also improving the Island I s overall highway
traffic circulation system.
Recognition of the need for minor park and recreational
facilities within residential neighbourhoods and of the
need to counter the presently bleak appearance of the
main urban areas by means of a long-term beautification
program.
Ponds having potential as future sources of public water
supply and their water catchment areas are designated for
conservation until such time as it may be clearly demon-
strated that they are either not required or are not
suited to development for this purpose.
Cemetery sites,
specified river courses, and steep slopes in highly
visible locations are also designated for conservation
to ensure their being maintained in a safe, healthy and
attractive manner.
Designation of restricted development areas surrounding
mineral showings, mine entry points, and lands which may
be affected by renewed use of the underground mines,
17
2,
LAND USE OBJECTIVES AND POLICIES
Th Urban and Rural Planning Act, Section 13{2), specifies that the
Mu icipal Plan
11 --- shall be designed to coordinate the public
pu poses of the Authorized Council that bear upon development so
as to achieve the common well-being of the community and to con-
se ve the financial and material resources of the Municipal
Pl nning Area --. ".
Ob ectives and policies implementing the overall planning strategy
as set forth in Section 1.4 as they pertain to the various types
of land use referenced in the Plan are stated as follows:
2.
Residential
There is ample land area available for fully serviced residen-
tial infilling and subdivision development in East No. 1, The
Ridge, and in the vicinity of Armoury Road to accommodate all
of the 200 new housing units anticipated for Bell Island in
the Background Report.
However, it is clear from present
trends that new residential growth cannot reasonably be con-
strained to procc::cd only in these fully serviced locations.
It is therefore Council's intention to designate and destin-
guish between land areas having different levels of service
and serviceability potential, and to implement development
controls and standards consistent with the level of services
available and the prospect of future service improvement.
In so doing, Council will encourage new residential develop-
ment to locate within areas where full municipal services are
available. This encouragement will take the form of enabling
types of residential development, embodying cost saving and
convenience features consistent with fully serviced locations
such as:
use of smaller size building lots; conversions and
18
extensions for subsidiary apartment units; apartment build-
ings; and residential subdivision.
Conversely, Council will discourage continuation of residen-
tial sprawl along highway and main road frontages and will be
observant of the need to prevent increased housing density and
intensity of land use in unserviced and partially serviced
locations. Such converse action is deemed necessary in order
to: avoid the future requirement of municipal service exten-
sion in an unplanned and uneconomic manner; preserve existing
and potential groundwater supplies from contamination; and to
ensure that the future cost of maintaining and operating
municipal services (including street lights, snow clearing,
road maintenance, etc.) is kept within reasonable limits.
Objectives and policies pertaining to residential land use are
stated as follows:
Objectives:
(i)
To ensure a safe, healthy and satisfying
residential environment by controlling the
classes of land use and characteristics
of development permitted within residen-
tial areas.
(ii)
To designate land for residential use and
promote its further development in a
manner designed to make efficient use of
municipal services and conserve municipal
financial resources.
(iii)
To ensure that residential development
proceeds in a manner that does not preju-
dice access to and appropriate future
development of neighbouring land.
19
Policies: Areas designated for residential use are as shown
on Map No. 1 (E & W), distinguishing between those
intended for full municipal services during the
planning period and those to which full services may
eventually be extended beyond the period of the
plan.
Development standards for these areas will
be prescribed by regulation in accordance with the
following policy directions,
including interim
policies in Sub-section c for existing partially
serviced areas until full services are provided.
A.
GENERAL
(i)
Development may be permitted only on lots
having sufficient frontage
on
a
public
street.
(ii)
Development is required to connect with piped
municipal services when and where available.
(iii)
In the event of occurrence of an archaeo-
logical find during the course of develop-
ment, development shall cease temporarily and
council shall contact the Historic Resources
Division,
Department
of
Municipal
and
Provincial Affairs.
B.
FULL SERVICE AREAS
(i)
Residential land use areas to which policies
of this part apply are those within which
development is directly connectible to piped
municipal water and sewer systems.
This
consists of the areas commonly known as The
20
Ridge, Town square, East No. l; the fully
serviced areas of The Front along Davidson
Avenue, Renown Street and Downing Street;
and the Lance Cove Road frontage serviced by
the package sewage treatment plant.
(ii)
Single and double dwellings and recreational
open space are permitted uses within these
areas. Residential uses of higher density,
such as row dwellings, apartment buildings,
mobile home parks or subdivisions, may be
permitted where council is satisfied that
water supply and sewer capacities are ade-
quate to accommodate the service demand and
that the type and character of development
is compatible with the established residen-
tial quality of the neighbourhood.
(iii)
Conversion or extension of single dwellings
to provide a subsidiary apartment may be
permitted subject to regulatory requirements
for a single dwelling continuing to be met.
(iv)
Churches, schools, local convenience stores,
service station, and other such uses deter-
mined by Council to be supportive of and
compatible with the local neighbourhood may
be permitted where Council is satisfied that
residential safety and amenity will not be
impaired.
(v)
Professional or business offices clearly sub-
sidiary to a main residential use may be per-
mitted 'where
Council is satisfied that
21
activity generated will not adversely affect
neighbouring residential amenity.
C.
LOW DENSITY AREAS
(i)
Residential land use areas to which policies
of this part apply are those substantially
developed areas where a municipal piped water
supply system is available and to which a
municipal piped sewage disposal system may
be extended during the period of the Plan.
This consists of the residential neighbour-
hoods commonly known as The Green, Scotia
No,1, and West Mines,
(ii)
Residential development is restricted to
single and double dwellings on lots no
smaller than 900 m2
(normal existing lot
area) -
A larger area may be required by
Council on consultation with the Department
of Health where necessary to preserve a
healthy .residential environment. Mobile homes
may be permitted as single dwellings where
determined to be compatible with the residen-
tial neighbourhood.
(iii) Sufficient land will be reserved within each
residential neighbourhood to enable eventual
development of minor parks and recreational
facilities.
( See Sect.2.5, particularly
Policy (ii).)
(iv)
Minor supplementary uses, such as a child
care service, convenience store, professional
22
or business office, may be permitted if
clearly subsidiary to a main residential use
and if requiring no private sewage disposal
capacity additional to that available to
accommodate the main residential use.
(v)
When land areas become connectible to munici-
pal piped water and sewer systems, the polic-
ies of 11B.
FULL SERVICE AREAS" will apply.
D.
RURAL RESIDENTIAL AREAS
(i)
Residential land use areas to which policies
of this part apply are partially serviced or
unserviced areas where full municipal ser-
vices may eventually be available beyond the
period of the Plan.
These areas consist of
the following:
The Valley
-
West side of Main street, south of the
Armoury Road junction.
-
Mercer's Street and Railroad Street near
the Mercer's street junction.
The vicinity of Courthouse Hill and the
Old Lance Cove Road.
Designated areas at Lance Cove, Bick-
fordville and Freshwater.
(ii)
Residential development is restricted to
single dwellings on building lots no smaller
than 0.5 h or as may otherwise be determined
by Council in consultation with the Depart-
ment of Health to be consistant with preser-
vation of a healthy residential environment.
2.
commercial
23
Mobile homes may be permitted as single
dwellings where deemed compatible with the
residential neighbourhood.
(iii)
Recreational open space is a permitted use
within these areas,
(iv)
Other uses of minor convenience nature, such
as a confectionary store or child care ser-
vice, may be permitted if clearly subsidiary
to a main residential use and if requiring
no private sewage disposal capacity addi-
tional to that available to accommodate the
main residential use,
Council recognizes that investment for commercial development
responds to demand for goods and services in locations which
are readily visible and convenient to the prospective customer
population.
In Wabana the customer population is the Bell
Island population, limited in number but constrained in abil-
ity and propensity to travel elsewhere for required goods and
services by its island location, The general practice appears
to be that goods and services required on a regular daily or
weekly basis are provided by local commercial establishments;
while consumer requirements of a less frequent, larger or more
expensive nature are purchased through contact with or travel
to establishments, elsewhere in the St. John's Urban Region.
Most commercial development has historically been located at
Town Square, being central to the main body of population.
It is council's intention to promote continued concentration
24
of commercial uses within this area in close association with
financial,
governmental,
institutional
and
recreational
services and higher density residential uses, all of which are
considered to be mutually supportive land use activities.
Several other relatively minor locations along Davidson Avenue
and on Main Street are also designated for commercial use.
These provide for the continuation of existing commercial uses
as well as some warehousing, service station, and other light
industrial uses.
Municipal sewer service is not presently
available to several of these sites.
Council will therefore
be particularly vigilant in these instances to ensure that
further development of these sites is compatible with main-
taining a safe and healthy environment.
Other sites at The Beach, Freshwater and along Middleton
Avenue recognize existing highway commercial sites and enable
further expansion in these locations for additional highway
commercial and local commercial services.
Council's objectives and policies pertaining to commercial
land use are stated as follows:
Objectives:
(i)
To promote continued development of Town
Square as an attractive and active central
commercial area catering to commercial
service needs of Bell Island residents.
(ii)
To secure ease and safety of traffic
movement to and within commercial areas.
(iii)
To enable commercial development in loca-
tions convenient to local residents and
the travelling public.
Policies:
25
Areas designated for commercial use are located
as shown on Map No. 1 (E & W).
Development
standards for these areas will be prescribed
by regulation in accordance with the following
policy directions:
A.
GENERAL
(j)
Development may be permitted only on sites
having sufficient frontage on a public
street.
(ii)
Council will require provision of traffic
access and parking arrangements sufficient
to ensure the safe and unimpeded movement
of traffic along public streets.
(iii)
Development is required to connect with
piped municipal services when and where
available.
(iv)
Where commercial uses abut residential
property, council will ensure that the
type of development and manner of opera-
tion is compatible with maintaining the
safety, comfort and general amenity of
abutting residential property and,
in
addition, may require fencing, planting,
distance separation or any other form or
combination of forms of buffering as may
be deemed necessary to preserve residen-
tial amenity.
26
(v)
In the event of occurrance of an archaeo-
logical find during the course of develop-
ment, development shall cease temporarily
and council shall contact the Historic
Resources Division, Department of Munici-
pal and Provincial Affairs.
B,
GENERAL COMMERCIAL
(i)
The large block of commercial land use
centred on Town Square, extending east-
wards to Quiggley's Line, southwards to
Church Road and westwards to the rear of
residential
properties
Petrie-s Hill;
together
fronting
on
with several
smaller blocks at The Ridge, are intended
for a wide variety of commercial uses,
including retail commercial, business and
governmental offices, and financial in-
stitutions, together with other mutually
supportive land uses commonly associated
with a central commercial area.
(ii)
Light industrial uses
and
automotive
services may
be permitted at council
discretion where it is supplementary to
a permitted use or has been determined to
be compatible with and complimentary to
neighbouring uses.
(iii)
Supplementary dwelling units at the second
floor level and apartment buildings may
be permitted at council discretion.
27
(iv)
Public assembly uses of a cultural, civic
or recreational nature may be permitted
at council discretion in locations where
such development
may
efficiently and
effectively contribute to and utilize off-
street parking accommodation in the area.
(v)
Council
will
encourage
architectural
treatment of building arrangement and
building facades, tree-planting and other
measures designed to improve the urban
attractiveness of the commercial centre.
C,
HIGHWAY COMMERCIAL
(i)
Commercial land use located at The Beach,
Freshwater, and along Middleton Avenue are
intended to recognize existing commercial
sites and promote their further expansion
to provide additional commercial services
to the travelling public. Permitted uses
may include a restaurant, service station,
and convenience store.
(ii)
Other uses of a supplementary nature or
of environmental concern, such as a re-
creational area, motel, or food take-out
service,
may
be permitted at council
discretion.
(iii)
Where municipal piped water and/or sewer
services are not available, development
will be subject to recommendations of the
Department of Health.
2.
Industrial
28
D.
COMMERCIAL USES IN OTHER LAND USE AREAS
(i)
Minor commercial uses of a residential
convenience nature may be permitted in
residential land use areas in accordance
with Policies 2,1 B.(v), C,(iv), D,(iv).
(ii)
Offices and retail commercial uses sub-
sidiary to a main industrial or transpor-
tation land use may be permitted in in-
dustrial and transportation land use areas
in accordance with Policies 2. 3 A. (vi) and
2.7 (i).
Council recognizes that land adjoining roadway accessible
wharfage is a scarce characteristic on Bell Island. such land
area, particularly in instances where the land is not steeply
sloping, is to be preserved from development which may inhibit
its use for industrial purposes.
Land having these characteristics is located at The Beach; to
the east and west of the road to Dominion Pier; and at Lance
cove.
The largest area is that at Dominion Pier containing
about 16 hectares (40 acres) equally divided to the east and
west of the gravel surface roadway.
This roadway is deeply
entrenched along most of its route, but the land on both sides
is accessible for development in depth along 100 m of the
roadway's northern section. The main power corridor from the
submarine cable traverses the eastern extremity of this area
and a bulk oil storage facility is also located in the eastern
area.
29
Land designated for industrial use at Lance Cove and a portion
of the industrial area at The Beach is to be reserved specifi-
cally for uses associated with the fishing industry.
A small industrial area located at Freshwater recognizes an
existing automotive maintenance and repair depot and enables
further expansion or additional development of similar in-
dustrial uses.
Minor industrial uses, such as warehousing, automotive repair
and small workshops of various kinds may be permitted in
commercial land use areas.
A site or sites specifically
designated for larger scale industrial development is deemed
to be neither necessary nor desirable in close proximity to
main residential areas of Wabana.
However, existing indus-
trial uses within residential or public building land use
areas may continue in operation until such time as the operat-
or ceases the industrial activity or finds it advantageous to
relocate to a morP. appropriate site.
Objectives and policies pertaining to industrial land use are
stated as follows:
Objectives:
Policies:
(i)
To reserve for industrial use land having
recognized industrial potential,
( ii)
To control and direct the location of
industrial development in a manner design-
ed to protect other land uses and the
natural environment from adverse effects
of industrial operation.
Areas designated for industrial use are as
shown on Map No. l (E & W).
Development stand-
30
ards for these areas will be prescribed by
regulation in accordance with the following
policy directions.
A.
GENERAL TO ALL INDUSTRIAL LAND USE
(i)
Development may be permitted only on sites
which are directly accessible from a
public roadway and where adequate provi-
sion is made for safe vehicular access and
off-street loading and parking accommoda-
tions.
(ii)
Storage and use of hazardous substances
may be approved only in conformity with
requirements of the Department of Environ-
ment and Lands.
(iii)
Where industrial development is not con-
nectible to piped municipal services,
development will be restricted to uses
which incorporate private water supply
and/or sewage disposal systems of adequate
quality and quantity of supply and/or
effluent treatment in a manner satisfac-
tory to council and the Department of
Health.
(iv)
Where industrial land use abuts residen-
tial property, council will ensure that
the type of development and manner of
operation is compatible with maintaining
comfort, safety and general residential
amenity of the abutting property and may
31
require fencing, planting, distance separ-
ation, or any other form or combination
of forms of buffering to preserve residen-
tial amenity.
(v)
Where industrial development is proposed
within the Restricted Building Area Bound-
ary, the application will be referred for
comment and recommendation to the Depart-
ment of Mines and Energy.
(vi)
Business office and retail sale and dis-
play uses which are clearly subsidiary to
a permitted non-hazardous industrial use
may be permitted at council discretion.
(vii)
In the event of occurrance of an archaeo-
logical find during the course of develop-
ment, development shall cease temporarily
and council shall contact the Historic
Resources Division, Department of Munici-
pal and Provincial Affairs.
B.
THE BEACH INDUSTRIAL AREA
(i)
The portion of this area lying south of
the highway and south of the local road
extending eastwards from the highway is
intended for industrial uses requiring
marine frontage as a necessary part of
their operation and for storage and pro-
cessing associated with the fishing in-
32
dustry, including the storage of boats and
fishing equipment.
(ii)
The portion of this area lying north of
the local road is intended for general
industrial use, but excluding the bulk
storage or extensive use of hazardous
substances,
( iii)
The portion of this area lying west of the
highway
(Beach Hill) is intended for
continued and expanded use as a site for
the bulk storage of hazardous substances.
To the extent that public access to the
area is neither required nor desirable.
Policy A. (i), pertaining to direct acces-
sability from a public roadway, does not
apply to this area. However, council will
require provision and maintenance of
emergency vehicular access to development
in this location.
C.
DOMINION PIER INDUSTRIAL AREA
( i)
The portion of this area lying west of the
roadway to Dominion Pier, and to the east
of the roadway extending no nearer than
100 m from residential property, is in-
tended for general industrial use, exclud-
ing the bulk storage or extensive use of
hazardous substances.
33
(ii)
The remainder of the area is intended for
continued and expanded use as a site for
the bulk storage of hazardous substances.
0,
OTHER INDUSTRIAL AREAS
(i)
Industrial land use at the Lance Cove
waterfront is intended for storage, proc-
essing and transportational needs asso-
ciated with the fishing industry.
(ii)
Industrial land use at Freshwater is
intended for automotive repair, ware-
housing, or small workshop industries.
E. INDUSTRIAL USES IN OTHER LAND USE AREAS
(i)
Light industry and automotive services may
be permitted as discretionary uses within
commercial land use areas where council
determines such use to be compatible with
and complementary to neighbouring uses in
accordance with Policy 2.2 B.(ii).
(ii) Industrial uses existing as legal non-
conformities within other land use areas
may be continued subject to regulatory
requirements pertaining to alteration,
replacement, enlargement or change of use.
2.
34
Public and Institutional Uses
This land use classification is intended to recognize the
location and extent of land occupied by buildings of a public
service nature, including educational, religious, cultural and
medical institutions, government services and benevolent
organizations.
The land area designated for these is con-
sidered to be sufficient to accommodate expansion needs of
existing uses during the period of the Plan.
In addition to the foregoing, an area containing approximately
10 h (25 acres) lying between the hospital-senior citizens
complex and the Theatre Road residential frontage at The
Green, is reserved for development of such new public and
institutional uses as may be required during the planning
period. Although this lies within a restricted building area
(See Policy 2.S(v)J, it is centrally located , readily ser-
viceable, and contains a site which Council anticipates for
tourism development and associated tourist services.
Objectives and policies pertaining to public and institutional
land use are stated as follows:
Objectives:
(i)
Provide for development of public build-
ings and institutional facilities and
promote tourism in fully serviced, con-
veniently central locations having ease
and safety of access and adequate parking
accommodations.
( ii)
Enable continued operation of existing
public buildings and institutions in a
manner compatible with adjoining land
uses.
Policies:
(iii)
35
To
promote
landscaping,
planting
and
recreational use of open space surrounding
public and institutional buildings in a
manner designed to complement and benefit
the main use.
Areas designated for public and institutional
use are located as shown on Map No. 1 (E & W).
Development standards for these areas will be
prescribed by regulation in accordance with the
following policy directions.
(i)
Land use of an island-wide sub-regional
or regional service nature, such as a
corrective or special care institution,
together with associated group-home and
collective residential uses; and cultural,
civic, and tourism uses, may be expected
to be located on land of this land use
designation
in the vicinity of
Town
Square, and preferably in the newly desig-
nated area adjoining the hospital-senior
citizens complex to the north.
( ii)
Instances of this land use designation
elsewhere in the Planning Area are in-
tended merely to recognize specific exist-
ing uses, such as schools, churches and
other general assembly and indoor assembly
uses, which fall within this land use
classification,
thereby
establishing
appropriate development
standards for
reference in respect of these sites.
2.
36
(iii)
Traffic generated by this type of land
use requires particular attention being
given to the adequacy of provision for
drop-off and pick-up of vehicle passengers
and for off-street parking accommodation.
(iv)
Public assembly uses of a residential
convenience nature, such as churches and
junior schools, may be permitted in fully
serviced residential land use areas in
accordance with Policy 2.1 B,(iv).
(v)
Land between buildings not required for
access and parking needs shall be land-
scaped, planted and maintained in a manner
satisfactory to council consistent with
the overall municipal effort towards
community beautification and provision of
recreational open spaces.
(vi)
Public assembly uses of a cultural, civic
or recreational nature may be permitted
in commercial land use areas in accordance
with Policy 2.2 B.(iv).
Recreational Open space
Recreational open space is intended for development of either
active recreational uses, such as playgrounds and ball fields,
or passive recreational uses, such as parkland, walkways and
general beautification. It is council's intention to ensure
that existing community recreation facilities are maintained
in an operative condition and to facilitate and promote the
37
development of minor parks and recreational facilities within
residential neighbourhoods.
It is also council's intention to develop a community park at
the southwest corner of the junction of Railroad Street and
West Mines Road and to promote the establishment of a provin-
cial park on a site immediately east of the West Dam Reservoir
and its catchment area.
Council also intends to undertake a long term program of tree
and shrub planting within recreational open space areas, based
on silvicultural and horticultural advice.
The purpose of
this program is to improve the presently severe visual en-
vironment of the urban area; establish protective vegetative
windbreaks around recreational areas; and to promote private
interest in landscaping and planting.
Objectives and policies pertaining to recreational open space
land use are stated as follows:
Objectives:
(i)
support provision of recreational services
and facilities in response to identified
community
and
neighbourhood
needs
in
locations conveniently and safely acces-
sible to the public.
(ii)
Promote development of a provincial park
providing camping and related facilities
attractive to tourists and other visitors
to the area.
( iii) Utilize recreational open space as initial
locations for implementing a planting and
beautification program designed to improve
Policies:
38
the visual appearance and natural quality
of the community environment.
Areas designated for recreational open space
use are located on Map No. 1 (E & W).
Develop-
ment standards for these areas will be pre-
s-:ribed by regulation in accordance with the
following policy directions:
(i)
Recreational open space land use areas are
reserved for active and passive outdoor
recreational use and such outdoor assembly
and subsidiary service buildings as coun-
cil may deem to be consistent with and
supportive of the main outdoor recrea-
tional use.
(ii)
In addition to areas designated by the
preceding,
council
will
acquire
and
reserve a minimum of 0,5 h (l,25 acres)
for neighbourhood recreational open space
within or adjoining each of the following
residential neighbourhoods:
- East No. l
- The Green
- Scotia No. l - West Mines
- The Front
These neighbourhood recreational areas
will be so located as to be readily and
safely accessible to residents of the
neighbourhood and may be comprised of more
than one site, provided that no site will
have an area less than 1/2 acre. The form
39
of recreational development in each in-
stance shall be determined in consultation
with residents of the neighbourhood.
(iii)
The land area on the south side of West
Mines Road, opposite the hospital, will
be developed as a community park emphasiz-
ing beautification as a central feature
of Town Square, providing an attractive
and relaxing environment for residents of
the community with particular considera-
tion given to the recreational needs of
the senior citizens home and the patients
and staff of the hospital,
(iv)
Land area adjoining the east end of West
Dam Reservoir, containing approximately
55 h (135 acres), will be promoted for
development as a provincial park providing
camping and trailering facilities for
tourists and other visitors to the Island
and may include a tree and shrub-nursery
and demonstration project for use in
relation to Objective (iii).
(v)
Council will encourage and assist in
coordinating the broader public use of
educational and religious facilities such
as meeting rooms, auditoriums and gym-
nasiums, and the use of school sites for
community and neighbourhood recreational
purposes.
2.
Conservation
40
(vi)
Recreational open space use of a residen-
tial convenience nature such as tot-lots,
parkettes and buffer separations between
conflicting land uses, are permissible in
residential land use areas in accordance
with Policies 2.1 B.(ii), C.(iii) and
D.(iii).
(vii)
Recreational open space may be permitted
in commercial land use areas in accordance
with Policies 2.2 A.(iv) and B.(iv) and
(v); in public and institutional land use
areas in accordance with Policies 2.4(v)
and (vi); in conservation land use areas
in accordance with Policy 2.6(i); and in
resource development areas in accordance
with Policy 2.B(iv).
(viii)
Council will encourage landscaping, plant-
ing and maintenance of land between build-
ings in public and institutional use areas
in accordance with Objective 2.4(iii) and
Policy 2.4(v).
There are substantial land areas on the island wherein pro-
tective rather than developmental measures must take priority.
These include potential water supply catchment areas, natural
drainage routes near urban development, and cemeteries.
Lance Cove Pond, Bell Pond and West Dam Reservoir, together
with the natural water catchment areas surrounding them, are
to be preserved from development until such time as it is
41
clearly demonstrated that they are either unsuitable sources
of potable water supply or that there is no future potential
need of their use for this purpose,
Development within these
areas will be restricted to recreational uses which will not
adversely affect environmental quality.
The natural drainage route extending eastward from the site
proposed as a provincial park to its discharge into the sea
at Freshwater cove, together with several of its tributaries;
the drainage route and associated wet land adjoining the
Scotia No. 1 residential neighbourhood to the east; the steep
banks and wetland along the route of the streams flowing
through Lance cove, Bickfordville and Freshwater will all be
preserved from development and maintained in a clean and
healthy state. These drainage routes, all have potential for
eventual development as convenient and attractive pedestrian
walkway routes and may be utilized for this purpose in accord-
ance with an overall plan of tourism and outdoor recreational
development.
Cemetery sites are historically and culturally significant and
are to be preserved and maintained in an appropriately attrac-
tive manner.
Council intends to protect and preserve from development all
the foregoing areas in the interest of public enjoyment,
safety and well-being of the community; to encourage tourism
and to enable continued access to ponds and watercourses.
Council's objectives and policies in this regard are stated
as follows:
Objectives:
(i)
Protect and preserve surface and ground-
water supplies of an adequate volume to
serve future municipal needs,
Policies:
42
(ii)
Preserve access to and protect the en-
vironmental quality of ponds, watercourses
and accessible shoreline frontage for
public benefit and enjoyment.
(ii)
Protect the public from adverse effects
of flood conditions.
(iv)
Ensure that cemeteries and archaeological
finds are preserved and maintained in a
suitable condition as historic references
to previous inhabitants.
Areas designated for conservation are locate
as shown on Map No. 1 (E & W).
Development
restrictions for these areas will be prescribed
by regulation in accordance with the following
policies:
(i)
Development will not be permitted within
areas designated for conservation other
than works of a conservational or munici-
pal service nature. However, cemetery use
is permissible in locations specifically
designated for this purpose.
Open space
recreational uses may be permitted in
locations and in such manner as council
determines to be compatible with its
stated objectives.
(ii)
Council will promote maintenance of con-
servation areas in a clean and healthy
condition and encourage existing conflict-
2.
43
ing uses to relocate in more appropriate
areas of land use.
( .. ; l
l.L
Council will require an engineering,
chemical and biological evaluation of a
potential water supply catchment area
prior to considering any plan amendment
affecting the catchment area.
Transportation
(iv)
Council will encourage religious denomina-
tions responsible for maintaining the
various cemetery sites to appropriately
delineate, mark and maintain these sites.
(v)
In the event of an archaeological find
occurring during development in this, or
any other land use area, development will
be required to cease temporarily and
council
will
contact
the
Historic
Resources Division, Department of Munici-
pal and Provincial Affairs.
An area of about 23 h (57 acres) containing the landing strip
on the north side of the island is reserved for improvement
as an air transport facility and development of maintenance,
storage, warehousing and passenger services as may be required
in association with such a facility.
Wharf frontage at The Beach and at Dominion Pier to a depth
of 45-60 m (150-200 ft.) from the shoreline is reserved for
development and activities associated with the transport of
people and goods to and from the island by ship.
The Beach
44
area is primarily intended for operation of passenger ferry
service from Portugal Cove. The Dominion Pier area is primar-
ily intended as a freight handling facility associated with
the adjoining industrial area.
The site of the lighthouse near Eastern Head is also desig-
nated for transportation land use in recognition of its con-
tinuing use for t.liis purpose.
Objectives and policies for these transportation land uses are
stated as follows:
Objectives:
Policies:
(i)
To identify sites strategically vital to
the interface of transportation services
to the island and to promote their devel-
opment for this purpose in an efficient
and effective manner.
(ii)
To emphasize the dependence of the is-
land's economy on external transportation
service and to promote improved quality
and reliability of these services.
Areas designated for transportation land use
are located as shown on Map No. l
(E & W).
Development standards will be prescribed by
regulation in accordance with the following
policies:
( i)
Air or marine landing docking and guidance
facilities are permitted uses. The devel-
opment of related freight handling and
storage facilities, passenger assembly and
commercial support services are permis-
2.
45
sible where council is satisfied that
traffic movement will not be impeded and
public safety will not be impaired.
(ii)
The transportation land use area at The
Beach is reserved exclusively for develop-
ment associated with the scheduled ferry
service to Portugal Cove.
(iii)
The
transportation
land use area at
Dominion Pier is intended primarily as a
freight handling facility, but may also
be developed to provide a small boat
mooring and anchorage facility catering
to the recreational sailing trade in
Conception Bay.
(iv)
Council will promote improvement of the
landing strip to an all-weather capability
as an alternate freight and passenger
transportation facility enabling both
fixed-wing and helicopter services.
(v)
Council will promote maintenance of the
lighthouse near Eastern Head in a good
state of appearance as a focus of tourist
interest.
Resource Management
The remaining areas of the island not designated by previous
sections for specified use or conservation are designated for
resource management.
Within resource management areas devel-
opment is to be restricted to on-site natural resource uses
46
and such recreational and rural uses as may be consistent with
the use preservation and maintenance of the Island's natural
resources and the rural environment.
Mineral showings and points of entry to the underground mines
are to be protected from development which may impair future
exploitation of mineral resources or use of underground
spaces.
A surface area which may be affected by possible future use
of the underground workings for bulk oil storage or for renew-
ed iron ore mining activity has been defined on plan.
Devel-
opment proposals within this area are to be referred to the
Department of Mines and Energy for comment.
Objectives and policies pertaining to resource management land
use are stated as follows:
Objectives:
(i)
Protect the island's natural resource and
industrial potential from encroachment and
depletion by conflicting land uses.
(ii)
Ensure that renewable resource development
is carried out in a manner capable of
sustaining the long term productive capac-
ity of the resource.
(iii)
Enable development associated with the use
of naturally occurring resources in loca-
tions and in a
manner acceptable to
council,
(iv)
Preserve public access to ponds and water-
courses on the island.
Policies:
47
Areas designated for
resource management,
buffer protection around mine entry points and
mineral showings, and restricted building are
shown on Map No, 1 (E & W).
Development stand-
ards for these areas will be prescribed by
regulation in accordance with the following
policy directions:
(i)
Agriculture and forestry are permitted
uses.
subsidiary buildings, such as a
dwelling or barn, may be permitted outside
of mine entry and mineral showing buffer
areas and the restricted building area
where determined by council to be neces-
sary to the successful operation of a
permitted use.
Subsidiary buildings may
also be permitted within the buffer and
restricted building areas where acceptable
to council
on
consultation with the
Department of Mines and Energy,
(ii)
Animal husbandry may be permitted subject
to compliance with regulatory standards
for buffer areas surrounding animal con-
finement operations as prescribed by the
Department of Forestry and Agriculture.
(iii)
Extractive resource use, such as mining
and quarrying, may be permitted where
council is assured that the work will be
carried out in a safe, orderly and en-
vironmentally acceptable manner with the
48
site being suitably restored on completion
of the work.
(iv)
Resource industry, outdoor recreation,
cemetery and minor subsidiary buildings
associated with these uses may be per-
mitted at council discretion.
(v)
The Department of Mines and Energy will
be consulted in respect of all development
proposals within mine entry and mineral
showing buffer areas and within the re-
stricted building area boundary.
(vi)
Council may require buffer distance sepa-
ration between permitted or discretionary
uses and ponds, watercourses and neigh-
bouring uses as deemed necessary to pre-
serve public safety, amenity of adjoining
land use, water quality, natural habitat
and public access.
(vii)
Council will be observant of resource
development and related activity as may
act to unduly diminish
environmental
quality, and will report such occurrances
to appropriate provincial authorities for
remedial action.
49
3.
MUNICIPAL SERVICES
The Town I s major direction of effort during the planning
period is to rationalize the municipal source of water supply
in terms of the most economic means of supplying an adequate
quality and quantity of water to meet municipal needs; to
determine the mos~ feasible and economic program for extending
sewer service to the more intensively developed areas; and to
coordinate the implementation of these works so that they may
be carried out in an efficient and cost effective manner.
In exercising development control in rural areas outside the
municipal boundary,
residential development policies, as
expressed in Section 2.1 D., are to be based on a practical
assessment of the condition and capacity of existing public
water supply systems in the outlying communities and the
prospect for eventual additional services capable of accom-
modating development expectations. An engineering evaluation
of these existing systems, together with a consideration of
supply alternatives, fire fighting capacity and the prospect
for sewage disposal should also be undertaken at the same time
as an engineering evaluation of municipal systems.
The roadway network serving the Town and the Island is divided
into three functional classes, being:-
Secondary Highway - Intended primarily to expedite the rapid
movement of vehicular traffic between Wabana, the outly-
ing settlements and the ferry terminal, while incidental-
ly providing access to the natural resources of the land
through which it passes.
Collector Road -
Serving the dual purpose of channelling
vehicular traffic movement between local roads and the
highway, and providing access to development along its
frontage.
3.
50
Local Road - Providing access to land for development along
its frontage,
Highways and collector roads are delineated on plan. Other
roads are deemed to be local roads, Council is responsible for
collector and local roads within the municipal area and will
define and maintain these roadways to a standard commensurate
with their intended purpose, In this regard Council particul-
arly intends to avail of the opportunity afforded by the loss
of buildings due to fire east of the junction of Main street
and West Mines Road, to improve the ease and safety of traffic
movement at this location by way of roadway realignment within
a revised roadway reservation widened to the east. Also, con-
struction of the highway route providing access to the site
of the proposed provincial park will require roadway realign-
ment of the Memorial Street - Davidson Avenue road junction
necessitating a resiting of the War Memorial in relation to
the junction.
Water Supply
Objectives:
(i)
Provide a safe and reliable water supply
to all main areas of development.
( ii)
Ensure the availability of an adequate
supply of water capable of maintaining an
acceptable level of fire protection to
developed properties.
(iii)
Ensure that the water supply system is
improved and extended with sufficient
capacity to accommodate future growth.
Policies:
51
(i)
Council will initiate an engineering cost-
benefit study to determine the most ap-
propriate sources and methods of providing
a safe and reliable water supply to areas
designated for service.
(ii)
Council will initiate an efficiency study
of its water storage and distribution
systems and will adopt a program of water-
main improvement and replacement based on
the findings of the study.
(iii)
Potential water supply catchment areas
will be protected in accordance with the
provisions of Section 2.6 - Conservation.
(iv)
An engineering evaluation of existing and
prospective water supply sources
and
systems for the designated rural residen-
tial areas at Lance Cove, Bickfordville
and Freshwater will be undertaken in
conjunction with the engineering studies
referenced in Policies (i) and (ii).
(v)
Council will ensure that regulations are
up-dated or instituted with respect to
control and management of municipal water
supply systems authorized by Section 161
of The Municipalities Act.
3.
52
Sewage Disposal
Objectives:
Policies:
(i)
Provide municipal sanitary sewer service
to all development connected to a munici-
pal water supply system,
(ii)
Provide for sanitary and environmentally
safe disposal of sewage effluent.
(i)
Council will initiate an
engineering
evaluation of the Gull Island south Head
trunk sewer and its sewer drainage area,
both existing and proposed, to establish:
(a)
A schedule of trunk sewer improvement
consistent with phased extension of
the sewer system to designated ser-
vice areas.
(b)
An appropriate method and order of
priorities for extending sewer ser-
vice to designated service areas
within the trunk sewer drainage area
and to The Valley.
(ii)
Concurrent with the engineering evaluation
of Policy (i) council will initiate an
engineering evaluation of the adequacy of
the existing package sewage treatment
plant and sewer system at The Front and
the feasibility of providing a municipal
sewer system to designated service areas
draining towards Dominion Pier, and at
Lance Cove, Bickfordville and Freshwater.
3.
street System
Objectives:
53
(iii)
Council will adopt a program of municipal
sewer service development consistent with
the program of watermain improvement and
replacement referenced in Policy 3. 1 ( ii) .
(iv)
Council will ensure that regulations are
up-dated or instituted with respect to
control and management of municipal sewer
systems as authorized by Section 161 of
The Municipalities Act.
(v)
Council will ensure that roadway and other
ditching required to facilitate the runoff
of surface water is regularly maintained
as a measure to reduce potential ground-
water contamination as well as protecting
roadway and other surface quality.
(i)
Provide and maintain a public street
system which, together with the Island's
provincial highway system, enables the
safe and convenient movement of traffic
to all sites of development.
(ii)
Provide streets to a standard capable of
safely accommodating their intended traf-
fic use.
(iii)
Ensure provision of adequate off-street
parking so as to maintain the unobstructed
movement of traffic along public streets.
Policies:
54
( i)
Council will establish a hierarchy of
streets and adopt a schedule of street
reservations consistent with the Municipal
Plan as indicated on Map No. 1 (E & W),
and will prohibit the erection or location
of fences,
buildings and other fixed
objects within these reservations.
( ii)
Council may acquire property contained
within street reservations and arrange for
removal of fences, buildings and other
objects to the extent that it is conven-
ient and financially prudent to do so.
(iii)
Council will promote development and main-
tenance of a roadway to the site of the
proposed provincial park as a highway
linkage between Lance Cove Road and West
Mines Road along the route indicated on
Map No.1 (E).
(iv)
Council will, in consultation with offi-
cials of the Department of Works, Services
and Transportation, establish new street
reservations, undertake roadway realign-
ment, and erect appropriate street signage
to improve the traffic circulation system
at Town Square.
(v)
Council will facillitate roadway realign-
ment and War Memorial resiting as required
to enable highway construction to the site
of the proposed provincial park
55
4.
IMPLEMENTATION
4.1
Public Works
4.
Basic engineering studies pertaining to water and sewer works,
as set forth in Policies 3.l(i), (ii) and (iv), and 3.2(i) and
(ii)
will be undertaken at the earliest opportunity.
on
completion, Council will establish a phased schedule of works
to implement the findings of these studies, with time horiz-
ons for commencement and completion of the various phases
consistent with tile Town's fiscal capacity. Successive phases
of these capital works will be incorporated into the Town's
5-year capital budget in accordance with Section 91 of The
Municipalities Act.
Roadway realignment and roadway reservation clearance and
widening undertaken in accordance with policies of Section 3. 3
- Street System, will be implemented out of current revenue.
Other less costly or relatively minor works, such as land
acquisition and development for parks and playgrounds and site
beautification works, will be similarly implemented out of
current revenue, thereby reserving the Town's debt-carrying
capacity for the more costly and vitally necessary water and
sewer works.
Initiating Development
Although most development anticipated during the planning
period will be in the form of infilling within and extension
of piped services to areas of existing development, there are
several instances where substantial tracts of vacant land are
designated for development which should proceed only on the
basis of approved overall development plans.
These are:
Residential subdivision north of Quigley-s Line.
56
-
Industrial subdivision east and west of Dominion Pier Road.
Public and institutional land use south of The Green.
Prior to approving any specific development application within
either of these areas, Council may require preparation of a
concept design, subdivision plan, development scheme, or such
other form of plan for development of a portion or all of the
area to an extent as deemed necessary to ensure that remaining
or neighbouring land will not be adversely affected for future
use. Such plan may then be adopted by Resolution of Council
(unless intended for implemented as a "Development Scheme"
under Section 31 of the Urban and Rural Planning Act per
Section 4,6 following). Development in that area will thence-
forth be required to conform with that plan or with such
revisions to it as council may subsequently adopt.
Council may, on its own initiative, undertake to acquire
property, rights-of-way and easements and proceed to develop
a portion or all of an area in accordance with an adopted plan
of development.
The cost of such works may be assessed as a
Service Levy authorized by Sections 148-153 of The Municipali-
ties Act and developed land owned by Council may be sold at
market value. Revenue recieved from the sale of such land may
be applied to adjust the cost assessed as a Service Levy.
Regulatory Control
Powers and procedures for dealing with development applica-
tions in conformity with the Municipal Plan are contained in
Land Use Zoning, Subdivision and Advertisement Regulations.
These regulations support the Plan and will be adopted by
resolution of council on or following adoption of the Munici-
pal Plan.
These regulations will combine standard parts and
schedules, designed in accordance with provincial government
policy, with use zone tables and maps designed to meet the
4.
57
community's particular needs. Use zone tables may distinguish
between permitted uses and discretionary uses, the latter
being permissible at Council discretion.
Boundaries between land use designations shown in map form are
approximate only, except where they follow streams and roads.
These are to be interpreted in terms of their general intent
and amendment of the Plan is not required to permit minor
adjustments of this nature.
If a proposed development conforms with policies of the Plan
and with all requirements of the regulations and conditions
which Council is authorized to impose pertaining to the land
use zone in which it is located, it must be permitted.
How-
ever, instances where Council determines that a development
proposal is premature due to the lack of adequate services
(eg. roads, watermains and sewers), the development may not
be allowed unless the developer is prepared to pay the cost
of providing the needed services to the standard required by
Council.
Discretionary Powers
Council's discretionary powers in dealing with development
applications are as follows:
Council may refuse a permit for development or attach
conditions to a permit even though the application conforms
with the regulations if, in the opinion of Council, the
resultant effect, overall appearance, or other material
aspect of a proposed development is deemed to be contrary
to overall policies of the Municipal Plan.
58
Council, to a limited degree with respect to regulatory
standards other than those relating to land use, may, by
way of a "variance", approve an application which does not
comply with implementing regulations, providing, among
other things, that the variance is not contrary to the
general intent of the Plan and is in the public interest.
Public notice may be given concerning any application
coming before Council to enable objections or representa-
tions to be received for consideration.
However, such
public notification must be given with respect to any
proposed variance, reconstruction or alteration of a non-
conforming use or authorized discretionary land use.
4.5
Non-conforming Uses
Existing development which does not conform with the land use
designated by the Plan, or with the standards and/or condi-
tions required to be met by the Regulations, may continue in
this non-conforming capacity subject to limitations as to the
extent of enlargement and alteration to be prescribed in the
Regulations. subject to public notification and response,
Council may permit a non-conforming use to be changed to
another more compatible non-conforming use.
4.6 Development Schemes
At any time after the Municipal Plan comes into effect council
may prepare and adopt a development scheme(s) for the purpose
of carrying out the proposals of the Plan.
In doing so, the
council may specify the manner in which a particular area of
land is to be used, sub-divided or developed. This is prepar-
ed and submitted for approval using the same procedure as
4.
59
applies to the Municipal Plan and when approved forms part of
the Municipal Plan.
Comprehensive Development Areas and such development schemes
as may have been in effect prior to adoption of this Municipal
Plan are rescinded and replaced by the provisions of this
plan.
Appeals
When the Municipal Plan and the Regulations come into effect,
council may appoint members to a Local Board of Appeal, with
duties and responsibilities to be prescribed in the Regula-
tions.
In the absence of such appointment, an Appeal Board
established by the Minister will act as the Local Board of
Appeal.