West Hants Planning Strategy complete

After six years of working away on the Municipal Planning Strategy, planning director Lynn Davis is finally doing her happy dance.

At its May 13 session, West Hants municipal council approved the final planning strategy draft, which includes revisions to land and subdivision by-laws.

The final draft has consolidated four sets of planning documents into one comprehensive unit, which Davis said would create a more consistent approach to planning that will be easier for both administration and the public to interpret. In doing so, the number of zones in West Hants has been halved -- from 45 to 22.

Designated for growth development

The residential areas most impacted by the strategy appear to be the communities of Falmouth and Three Mile Plains, which were designated as the primary growth centers in West Hants. Those areas now mark the cut-off boundary for municipal water and sewage services.

Davis noted, however, that those services could extend to other areas should the growth centers expand in later years.

Three Mile Plains has been re-zoned to allow the construction of apartment buildings for the first time -- as well as accessory apartments, manufactured home parks and duplexes. Falmouth will follow suit, but with restrictions against the development of apartment complexes. As well, the commercial zone in Falmouth will allow for future development of shopping malls and or larger box stores.

Davis said there would be strict housing policies in place, but that the plan will allow for a denser development and provide for a variety of housing options for the public beyond single-family dwellings.

“The overall intent here is to reduce urban sprawl and make the maximum use of current infrastructure before any expansion of growth areas will be looked at,” she said.

More farmland options

Outside of those growth areas, large landholders may receive some much-needed relief by loosening restrictions on agricultural land. The plan will conserve farmland by prohibiting the removal of topsoil and road construction in priority agricultural zones. At the same time, some agricultural zones will now allow for the development of on-farm businesses and recreational facilities. Priority-three agricultural lands could also be re-zoned for non-farm development.

“We’ve extended the agricultural zones to some new areas that were not protected as farm land in the past,” Davis said. She noted, however, that the re-zoning would enable more farms to diversify.

Waterways protected

Protection of the municipal water supply was also a top priority in the planning strategy. The water supply zone applies to the French Mill Brook, Mill Lakes and Davidson Lake will be limited to uses compatible with the natural environment. Woods camps will be limited to 600 square feet and lot sizes to 10 acres with a minimum water frontage of 300 feet. An environment study will also be required for any new development within 65 meters of a watercourse.

As well, any subdivisions with water frontage will need to preserve five percent of that frontage for non-development and public access. In addition, no new buildings will be permitted on dykelands, with the exception of pump houses or similar structures on over five acres of land.

Lands designated for resource use will allow for resort development on lots over 500 acres, and large lot sizes will be required to discourage strip development and provide a natural buffer zone.