Municipality of the District of Guysborough

UPDATE LAND USE PLAN AMENDMENT TO INCLUDE CANSO
Monday, May 14, 2012

Since last months report, the Municipality of the District of Guysborough (MoDG) has moved forward with plans to amend our Land Use Bylaw and Zoning Map to include Canso.  exp Services Inc. has been hired to commence work on this project with final adoption of the amendments to take place following dissolution on July 1st.  As mentioned previously, public participation is critical to the success of this project, therefore opportunity will be provided in the next couple of months for residents, community and business leaders to receive and discuss information on the proposed amendment.  As part of this process, exp Services Inc. will be holding an open house/public meeting in Canso to provide opportunity for public input in advance of the required first reading and Public Hearing which will take place after July 1st.  The date has not yet been set for the open house/public meeting, however it will be similar to the open house/public meeting that was held in Canso in November 2010 when MoDG was developing their new consolidated land use plan. 

As previously noted, MoDG’s existing land use plan is very similar to Canso’s current plan providing for a variety of residential, commercial, industrial and recreational type uses.  However in addition to those uses, MoDG’s plan allows for other types of zoning including Natural Resource Zoning (mainly applied to Crown lands), Environmental Protected Zoning and provision for both small scale domestic and large scale wind turbines.  It is anticipated that Canso will see only see minor changes, if any, to the existing zoning under the current bylaw for that area with the majority of the area being zoned Residential with the exception of existing commercial and industrial uses.
More information will be provided in the next couple of months advising of when the open house/public meeting will be held in Canso.  In the meantime, if any residents, community or business leaders would like to provide comments, discuss any concerns they have with zoning of their property or planning in general within Canso please feel free to contact the undersigned at your convenience.  Any comments, concerns or suggestions received will be passed along to the Consultants for consideration and/or incorporation into the plan amendments for Canso.

For more information on MoDG’s current land use plan, please visit our website at www.modg.ca.  If you have any questions or comments or would like to discuss this project further, please feel to contact Deborah Torrey, Development Officer at (902) 533-3705, Extension 222 or email dtorrey@modg.ca.     
 

MoDG TO AMEND LAND USE PLAN TO INCLUDE THE TOWN OF CANSO
March 26, 2012 Update

The Municipality of the District of Guysborough (MoDG) is moving forward with plans to amend our Land Use Bylaw and Zoning Map to include the Town of Canso once dissolution occurs on July 1st.  In recognizing that public participation is critical to the success of this project, opportunity will be provided early on in the process for residents, community and business leaders to receive and discuss information on the proposed amendment.  Because the best land use plans are those created by the people who live there, Council will go beyond legislative requirements to ensure everyone has an opportunity to provide input.

It is anticipated that commencing in April 2012 exp Services Inc., the consultants who developed MoDG’s new existing land use plan, will be commencing work on proposed amendments to include the Town of Canso.   As part of that project, exp Services Inc. will be holding an open house and public meeting in the Town of Canso providing opportunity for public input in advance of the required first reading and Public Hearing.  This open house and public meeting will be similar to the open house and public meeting that was held in Canso in November 2010 when MoDG was developing their new consolidated land use plan.  During that time there was discussion around potential development of the wind and other types of industry in the Town as well as how MoDG’s new land use plan would affect existing land uses in Canso.

MoDG’s existing land use plan is very similar to the Town of Canso’s current plan providing for a variety of residential, commercial, industrial and recreational type uses.  However in addition to those uses, MoDG’s plan allows for other types of zoning including Natural Resource Zoning (mainly applied to Crown lands), Environmental Protected Zoning and provision for both small scale domestic and large scale wind turbines. The Municipal Plan is intended to support the needs of our community, strengthen our positive aspects and define ways to explore new opportunities that will enhance the quality of life throughout our Municipality.  This Plan is our community's guide to the future.

More information will be provided in the coming few months advising of when the open house and public meeting will be held in the Town and providing the community with an opportunity to get involved in this project.

For more information on MoDG’s current land use plan, please visit our website at www.modg.ca.  If you have any questions or comments please feel to contact the undersigned at (902) 533-3705, Extension 222 or email dtorrey@modg.ca.     

 

 

Spring Construction Plans?

February 7, 2012 Update
 

If you are considering a new project this Spring that involves a new construction, addition, renovation or even a demolition drop by the Municipal Office to discuss your project with the Building/Planning Staff. 

The Municipality of the District of Guysborough requires a Building/Development permit for almost all types of construction to ensure compliance with both the National Building Code of Canada and the Municipal Land Use Bylaw. 

What is a Development Permit and why do I need one?
A Development Permit is required to determine whether your proposed project is permitted under the Municipality’s current zoning regulations in accordance with the Municipality of the District of Guysborough Land Use Bylaw.  In reviewing your application the Development Officer will consider things such as:

• the shape and dimensions of your lot;
• the distance from the lot boundaries, dimension and height of the building or structure you are proposing to build or enlarge;
• the distance from the lot boundaries and size of every building already on your lot;
• parking requirements and proposed location and dimensions of those spaces;
• the proposed use of the lot and any building or structure; and
• any other information deemed necessary to determine whether or not the proposed development conforms to the requirements of the Land Use Bylaw.

What is a Building Permit and why do I need one?
A Building Permit is required to determine whether your proposed project meets all requirements of the National Building Code of Canada as well as the Municipality’s own Building Bylaw.  In reviewing your application for a Building Permit, the Building Inspector will require the following information:

• the size and shape of your proposed development;
• a floor plan of your proposed development providing enough information to ensure the plan complies with the Building Code;
• a plan prepared by an architect or engineer for large projects such as commercial/industrial buildings and residential structures over three stories in height;
• a site plan showing the location of your proposed development including distances from your property lines;
• the value of your proposed development;
• a copy of your driveway approval from Department of Transportation and Infrastructure Renewal where applicable;
• a copy of your approval from Department of Environment for On-site Sewer where applicable; and
• any other information required to determine compliance with the National Building Code of Canada and the Municipality’s Building Bylaw.

There are exceptions to these requirements.  A Building Permit is NOT required for new buildings 10 m2 (107.6 ft2) or less in total floor area, fences less than 2 metres (6.56 feet) in height or for non-structural repairs under $2,500 however you may still require a Development Permit to determine compliance with the Municipality’s Land Use Bylaw. 

So if you are thinking about a new project please drop by the Municipal Office or give our Building/Planning Staff a call to discuss your project now to prevent any unnecessary delays in your building plans this Spring.

For more information please visit our website at www.modg.ca/permits or give us a call at (902) 533-3705, Extension 235 for Building Inspection and Extension 222 for Planning and Development.

 

MODG Adopts New Consolidated Land Use Plan

October 31, 2011

Recognizing a number of inefficiencies associated with four separate municipal planning documents, in 2010 Council undertook the process of updating and consolidating the four strategies and land use bylaws into one comprehensive Plan for the entire Municipality.  As a result, ADI Limited was retained to assist in completing this project.

Council, in recognizing that public participation was critical to the success of this project, provided opportunity early on for residents, community and business leaders to receive and discuss information on the proposed new plan.  Because the best land use plans are those created by the people who live there, Council went beyond legislative requirements to ensure everyone had an opportunity to provide input.

The new Municipal Plan is intended to support the needs of our community, strengthen our positive aspects and define ways to explore new opportunities that will enhance the quality of life throughout the Municipality.  This Plan will be our community's guide to the future.  The Municipal Land use Bylaw is the legal document that establishes the zones which are set out in the Municipal Plan and will regulate land uses through specific development requirements.  This document sets out such things as zone boundaries, types of permitted uses within each zone and minimum lot sizes and setbacks.

Unique to the new Municipal Plan, several new designations were established, some of which include:

• Primary Growth Centre Designation
• Secondary Growth Centre Designation
• Coastal Community Designation
   

More specifically, based on community consultation, the communities of Guysborough and Boylston (areas adjacent to Guysborough Harbour and Milford Haven River) have been designated as the primary growth centre of the Municipality and are home to the majority of commercial and institutional services that meet the needs of local residents.  This area is intended to accommodate most of the future non-rural development that will occur in MoDG.  It is also expected that a full range of municipal services such as sewer, water, recreation facilities, street lights and sidewalks will eventually be provided or extended in these communities as they become necessary.  However, the type and extent of these services will be dependent on how a community is intended to grow balanced by the Municipality’s ability to pay and maintain such services.
In anticipation of future economic development, areas in the general vicinity of Melford, Goldboro and Black Point have also been designated as Secondary Residential Growth Centres.  The intent of this designation shall be to identify, retain and provide an adequate supply of residential land to accommodate future growth.  However, until a Secondary Plan is completed for these areas, lands within the designated Secondary Residential Growth Centre will be zoned Mixed Use Rural Residential. 

More information on these and other designations and zones in our new Municipal Plan will be provided in future articles.
In addition to the new designations, Council through the new Municipal Plan has recognized that one of the most notable opportunities for MoDG relates to wind energy.  Provisions have been established in the new Municipal Land Use Bylaw that will now allow the Municipality to take advantage of the high development potential of this industry.  More specifically, small scale or domestic wind turbines are now permitted throughout the Bylaw area provided the minimum setback requirements as outlined in the Bylaw can be achieved.  Also, Council has now adopted a provision that will permit large scale wind turbines and wind farms throughout the Municipality (excluding the Residential Growth Centre designation) by Development Agreement.  In addition, large scale wind turbines and wind farms are now permitted as a right in the Industrial Heavy, Industrial Resource and Green Industrial Zone as well as in the area designated as "Schedule B".  For this or other information pertaining to the new Municipal Plan please refer to our Municipal Website for copies of our Municipal Planning Strategy and Land Use Bylaw as well as associated mapping and schedules.

"The Municipality's vision for the future is to maintain and build strong communities that support the quality of life available and desired in rural Nova Scotia; pursues economic growth and is open to business; and is respectful of the environment and its unique natural amenities in all that it does"
 

To view the entire document click the following link Municipal_Planning_Strategy.pdf

 

September 12, 2011

In 2007 the Province of Nova Scotia passed the Environmental Goals and Sustainable Prosperity Act, committing to protecting 12 percent of Nova Scotia’s land by 2015.  Following receipt of the Colin Stewart Forest Forum report in 2009, the Province identified possible 12 percent lands with high conservation values for further review.  The Province has stated that these 12 percent lands are not proposed protected areas; however they intend to select most of the proposed protected areas from these lands. 12 Percent Lands for Review.pdf

The Municipality of the District of Guysborough has an abundance of undeveloped resources and conservation land with the highest percentage of Crown Land in Nova Scotia at 54%.  With more than half of the municipal territory under Provincial control, the availability of land is severely restricted.  In addition, the Municipality is also the second largest Municipality in the Province with the highest percentage of protected lands.  The provincial average for protected lands is currently at 8.6%, while 11.3% of the District of Guysborough is considered protected by Provincial legislation.

The Province of Nova Scotia, under the identified possible 12 percent lands, is now proposing to protect an additional 12,072 hectares in the Municipality of the District of Guysborough.  If the Province decides to designate these additional lands as legally protected, then the percent of protected lands in our Municipality will rise from 11.3% to close to 17%, far above the provincial target.

Our land base supports a resource based economy and provides a generally green and rural landscape that reinforces the rural character of the Municipality.  Proper use of this resource base is key to the long term sustainability of the Municipality. However, the high percentage of provincially owned Crown lands throughout the Municipality, and in particular protected lands, also presents limitations to the traditional way of life in many communities and can be a hindrance to potential economic and residential growth opportunities. Support for rural lifestyle is a predominate concern for Council. In some coastal communities, such as Little Dover, residents have restricted access through the protected areas that surround their community.  Consequently, access to traditional wilderness recreational areas or other parts of their community is greatly reduced.

With the adoption of the Wilderness Protected Act in 1998, it was the Municipality’s understanding that traditional use of public lands and local culture would be respected and that access to existing trails for uses such as snowmobiling and ATV’s would be allowed to continue. This Act also required that a management plan be developed for each area that would include consultation with local residents, with consideration being given for traditional use and local culture. The creation of the Ogden Round Lake Wilderness Area in particular has had a negative impact on the Trans Canada Trail System. This trail system, when completed, would be the longest trail network in the world stretching 22,000 km from the Atlantic to the Pacific to the Arctic Oceans.  However, this national trail network which was designed to provide countless opportunities to explore Canada’s diverse landscapes and rich history has now been blocked by the creation of this wilderness area.

Lands owned by senior levels of Government are immune to municipal by-laws and consequently the Municipality has little control over land use issues on Crown land. Nevertheless, Council will continue to seek opportunities to work with senior levels of government with regard to developing mutually beneficial land use management plans.

In July 2011 the Municipality adopted a new consolidated Municipal Planning Strategy and Land Use Bylaw which identifies all Crown lands, including existing provincially protected areas, through the creation of a Natural Resource and Conservation Designation.  This designation has been designed to permit resource and recreational type uses as well as hunting and fishing lodges, seasonal cottages, chalets and other tourism related uses in an effort to encourage the Province to open these areas up and make them more accessible to the public.

Council has also made policy statements in these new documents that will encourage the Province to implement wilderness area management plans for the existing wilderness areas and to develop programs and strategies that will mitigate the impacts that a high percentage of protected Crown Lands has on the District.  In developing such plans the Municipality will, through its Municipal Planning Strategy, encourage the Province to consider providing local residents with opportunities for high quality wilderness recreation, sport fishing, and traditional patterns of hunting and trapping.

The Municipality of the District of Guysborough has already stated to the Province of Nova Scotia that this Municipality is opposed to the designation of additional protected lands in our Municipality and that this Municipality has already contributed what is required to meet the 12 Percent by 2015 provincial target in this area. Council are supportive of the protection and preservation of the existing wilderness protected areas in our Municipality provided the Province fulfills their obligation under the Wilderness Protected Act to develop a management plan that is created through consultation with our residents. Further, a management plan created for this area must respect traditional use of public lands and local culture. Until a plan can be developed for this area, a moratorium should be placed on the restricted use of these lands.  Furthermore, the Municipality feels that because our Municipality already has 11.3% of our land mass protected, that the Province should focus their efforts on other areas of the Province which fall well below this target.

For more information or to share your views with the Province, please visit their website at www.gov.ns.ca/nse/protectedareas/ or contact them as follows:

Nova Scotia Environment
Protected Areas Branch
Box 442, 5151 Terminal Road
Halifax, NS  B3J 2P8
Email: protectedareas@gov.ns.ca