Heading out towards the recycling depot and well beyond, you can see the undeveloped land of Lot 1 on the west side of Mt. Gardner Rd. It surrounds the Public Works Yard and gas station. Lot 1 was rezoned in October 2018.
Two rezoning bylaws were adopted on October 18, 2018:
Bylaw No.432, 2017 amended the Official Community Plan designation from “Rural” to a combination of “Light Industrial, Rural Residential and Village Periphery.”
Bylaw No.433, 2017 amended the zoning in the Land Use Bylaw from “Rural Residential 1” to “Comprehensive Development 21”, with four “sub-areas”.
More background information about the rezoning process can be found under Background Information, below.
As you can see on the map below, Lot 1 has four distinct areas. It is a mix of residential, light manufacturing and contractor services.
Area 1: Residential, Light Industrial and Artisanal uses
Area 1 is the largest parcel at just over six acres. Area 1 allows for residential and other uses including workshops, warehouses, live/work spaces and businesses that require large interior spaces. As you read the uses, you will also notice the restrictions. Things like noise, odour and disturbance will be strictly controlled.
Part of the Islands Trust philosophy is the desire to create a level of economic autonomy on each island. Having local industry reduces our dependence on the major urban centres nearby.
What about Artisan Square?
Planning for Artisan Square on Bowen Island began in the late 1980s. The first building was a brewery with two apartments above. The second building was an addition to the brewery along with a food condiment producer and packager. Again, there were two apartments above. The third building housed a sign-making shop, a wine-making shop, a flooring contractor, a jeweler, various offices and two more apartments.
Today, Artisan Square is completely built out. It has moved far beyond the original artisanal workshops originally envisioned, yet the need and desire for local employment areas remains.
Over the last 30 years, real estate values in our region have undergone a profound change. The value of land for residential development far exceeds what can be garnered from contractor’s shops and mini storage. Municipalities throughout the Lower Mainland are striving to hold on to their light manufacturing areas while developers are asking to re-zone land for residential use. Whistler zoned an area called Function Junction specifically to provide land for small-scale service industries.
Lot 1 can supply the land needed not only for artisanal manufacturing but also for the services every community needs. A key component is to provide reasonably priced large interior spaces with high ceilings. But more importantly, the Municipality would retain ownership of the land and have control over everything built.
Our Official Community Plan, updated in 2010, encourages local stakeholders to propose an area for light industrial uses. It notes the desirability of businesses providing these services in a single location instead of scattered across the island.
Read the Flat Iron Junction story by former Mayor, Murray Skeels
As you will see below, the topography of Lot 1 is most favourable for building in Area 1 because it has the most level ground. The steep slope along the eastern edge of Area 1 would create a natural barrier between the light industrial area and the school to the northeast.
Area 2: Residential, up to 20 homes
Area 2 is just over four acres, above a forested area with agricultural land to the west and Belterra Co-Housing to the south. It is zoned for 20 attached homes. It has water, electricity and road access nearby and is near Island Pacific School and Cates Hill Chapel. We feel that its size, orientation and location make it ideal for a small residential neighbourhood. It could potentially be used for co-op housing.
Area 3: Rural Residential (Land Bank)
Area 3 contains riparian areas along two creeks, surrounds the Public Works yard and has some areas where detailed analysis has not yet been done. It remains zoned Rural Residential and in our land bank.
Area 4: Rural Residential, one dwelling
Area 4 is a small piece of land at the tip of Lot 1, farthest away from Snug Cove and on the other side of Guild Creek. It is in the Agricultural Land Reserve and surrounded on three sides by Crippen Park. The intention for this area is to create a single residential lot and sell the property. Any proceeds from the sale can go towards capital projects such as the Community Centre on Lot 2.
Where are we now?
The Mayor’s Standing Committee on Community Lands (MSCCL) has been tasked to provide advice and recommendations to Council on ensuring community benefits result from the Community Lands and developing a high-level overview of the best uses of the Community Lands. Please read the MSCCL Terms of Reference for more information.
Background Information
April events:
- Wednesday, April 18th: Meeting with local contractors and service providers. 7 pm at Municipal Hall.
- Thursday, April 19th: Walking Tour of Lot 1. 2 pm at Carter Road below Cates Hill Chapel.
- Sunday, April 22nd: Walking Tour of Lot 1. 2 pm at Carter Road below Cates Hill Chapel.
May events:
- Tuesday, May 1st: Public Open House. 4 – 7 pm at Municipal Hall.
- Thursday, May 3rd: Neighbourhood Meeting. 6 pm at Belterra.
- Tuesday, May 8th: Public Open House. 5 – 7 pm at Cove Commons.
June events:
- Tuesday, June 5th: Walking Tour with John Reid. 7 – 9 pm, meet at BICS parking lot.
- Thursday, June 7th: Walking Tour with John Reid. 7 – 9 pm, meet at BICS parking lot.
- Saturday, June 9th: A Workshop on the Future of our Community Lands.
November 14, 2016 Council Direction Regarding Community Lands Lot 1
November 14, 2016 PowerPoint Presentation Re: Community Lands Lot 1
February 27, 2017 Council Direction regarding Community Lands Lot 1 – Residential
February 27, 2017 Council Direction regarding Community Lands Lot 1 – Industrial
February 27, 2017 PowerPoint Presentation re: Lot 1 Community Lands Rezoning – Residential
November 14, 2017 Community Lands Lot 1
November 14, 2017 PowerPoint Presentation Community Lands Lot 1
February 13, 2018 Community Lands Lot 1 Report
February 13, 2018 PowerPoint Presentation Community Lands Lot 1
May 28, 2018 Community Lands Lot 1 Report (Committee of the Whole)
May 28, 2018 Community Lands Lot 1 PowerPoint Presentation
June 25, 2018 Community Lands Lot 1 Report
June 25, 2018 Community Lands PowerPoint Presentation
November 14, 2016 Regular Council Meeting
| RES#16-321 | It was Moved and Seconded That Council provide direction regarding the planning and development of Community Lands Lot 1, and specifically direct staff to bring forward, for Council’s consideration to a future Committee of the Whole, a further report with bylaws to amend the Official Community Plan and Land Use Bylaw to rezone the area on the north side of Guild Creek to Tourist Commercial (TC1) or Retreat Commercial (RC) with of up to eight rooms for tourist accommodation, and to submit an application to subdivide this proportion from the remainder of Lot 1. CARRIED Councillor Mason in Opposition. |
| RES#16-322 | It was Moved and Seconded That Council provide direction regarding the planning and development of Community Lands Lot 1, and specifically direct staff to bring forward, for Council’s consideration to a future Committee of the Whole, a further report with bylaws to amend the Official Community Plan and Land Use Bylaw to rezone the southwest corner of Lot 1 bounded by Carter Road for up to 20 detached or attached primary living units. CARRIED Councillor Fast in Opposition. |
| RES#16-323 | It was Moved and Seconded That Council provide direction regarding the planning and development of Community Lands Lot 1, and specifically direct staff to bring forward, for Council’s consideration to a future Committee of the Whole, a further report with bylaws to amend the Official Community Plan and Land Use Bylaw to rezone the southeastern portion of Lot 1 to light industrial and artisan uses with secondary components such as retail and residential. CARRIED UNANIMOUSLY |
February 27 2017 Regular Council Meeting, Daniel Martin Report
| RES#17-78 | It was Moved and Seconded That the Committee of Whole direct staff to make the corrections as discussed at the February 27, 2017 Committee of Whole and refer the draft bylaws No.436 and 437, 2017 to the Advisory Planning Commission for comment. CARRIED UNANIMOUSLY |
February 27 2017 Regular Council Meeting, Judy McLeod Report
| RES#17-77 | It was Moved and Seconded That the Committee of the Whole direct staff to make the correction to draft Bylaws No. 432 and 433, 2017 as discussed at the February 27th Committee of the Whole and report back to a future Council meeting. CARRIED UNANIMOUSLY |
November 14, 2017 Special Council Meeting
| RES#17-415 | It was Moved and Seconded That Council receive this report, draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017 for information; That in the preparation of Official Community Plan and Land Use Bylaw amendments, the following agencies and individuals be consulted: i. The Islands Trust; ii. The Agricultural Land Commission; iii. The Advisory Planning Commission, the Economic Development Committee and the Parks, Trails and Greenways Advisory Committee, Transportation Advisory Committee; and iv. All adjacent landowners and residents; and That Council direct staff to provide the opportunity for input on the draft bylaws at a public open house to be held prior to the first reading of the bylaws; and That Council direct staff to draft an application to exclude portion of Lot 1 north of Guild Creek from the Agricultural Land Reserve. CARRIED UNANIMOUSLY |
February 13, 2018 Regular Council Meeting, Daniel Martin Report
| RES#18-64 | It was Moved and Seconded That Council direct staff to amend bylaw No. 433 by allowing residential as a permitted accessory use in Area 1. CARRIED Mayor Skeels and Councillor Mason in Opposition |
| RES#18-65 | It was Moved and Seconded 1. That Bylaw No. 432, 2017 cited as “Bowen Island Municipality Official Community Plan Amendment Bylaw No. 432, 2017 be read a first time as amended by resolutions at the February 13th Committee of the Whole meeting and the February 13th Regular Council meeting; 2. That Bylaw No. 433, 2017 cited as “Bowen Island Municipality Land Use Bylaw No. 57, 2002, Amendment Bylaw No 433, 2017”be read a first time as amended by resolutions at the February 13th Committee of the Whole meeting and the February 13th Regular Council meeting; 3. That Council refer Bylaw No. 432 & 433 2017 to: i. The Islands Trust; ii. The Agricultural Land Commission; iii. The Advisory Planning Commission, the Economic Development Committee, the Transportation Advisory Committee, and the Parks, Trails and Greenways Advisory Committee; iv. School District #45; v. Metro Vancouver; and vi. All adjacent landowners and residents. CARRIED Councillors Fast and Mason in Opposition |
May 28th, 2018 Special Council Meeting
| RES#18-254 | It was Moved and Seconded That Council direct staff to amend Bylaw No. 433 by including restaurant and general services as permitted principal uses in Area 1; and That Council direct staff to report back following the completion of the Community Lands Workshop on June 9th. CARRIED UNANIMOUSLY |
| RES#18-255 | It was Moved and Seconded That Council, as a condition of rezoning, require a restrictive covenant be placed on title of Lot 1 requiring the completion of a Transportation Management Plan and a Storm water Management Plan prior to approval of subdivision. CARRIED UNANIMOUSLY |
| RES#18-256 | It was Moved and Seconded That Council direct staff to amend Bylaw No. 433, 2017 to reduce the required parking to 0.5 spaces per residential unit for Lot 1, Area 1 of Community Lands. CARRIED UNANIMOUSLY |
June 25, 2018 Council Meeting
RES#18-282 It was Moved and Seconded
That Bylaw Nos. 432 and 433 be amended to include dwelling as a principal use for Area 1; and That Council request the Manager of Planning and Development to come back to Council with a revised Bylaw to reflect that change.
CARRIED
Councillor Fast in Opposition
RES#18-289 It was Moved and Seconded
That Bylaw No. 432, 2017 cited as “Bowen Island Municipality Official Community Plan Amendment Bylaw No. 432, 2017” be read a second time as amended at the June 25, 2018 Council Meeting.
CARRIED
Councillors Fast and Mason in Opposition
RES#18-290 It was Moved and Seconded
That Bylaw No. 433, 2017 cited as “Bowen Island Municipality Land Use Bylaw No. 57, 2002, Amendment Bylaw No 433, 2017” be read a second time as amended at the June 25, 2018 Council Meeting.
CARRIED
Councillors Fast and Mason in Opposition
RES#18-291 It was Moved and Seconded
That Bylaw No. 432, 2017 and Bylaw No. 433, 2017 be referred to a public hearing.
CARRIED
Councillors Fast and Mason in Opposition
Advisory Planning Commission Meeting Minutes, April 3, 2017
| 5.1 Daniel Martin, Island Community Planner re: Community Lands Lot 1 | Daniel Martin, Island Community Planner, provided a presentation, referral letter and report regarding draft Official Community Plan Bylaw No. 436, 2017, a bylaw to amend Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010 and draft Land Use Bylaw No. 437, 2017, a bylaw to amend Land Use Bylaw No. 57, 2002 as concerns the rezoning of Lot 1 of the Community Lands. Discussion ensued. |
| It was Moved and Seconded That the Advisory Planning Commission (APC) provide the following comments to staff regarding the rezoning application for Lot 1 of the Community Lands (draft Official Community Plan Bylaw No. 436, 2017, a bylaw to amend Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010, and draft Land Use Bylaw No. 437, 2017, a bylaw to amend Land Use Bylaw No. 57, 2002 as concerns the rezoning of Lot 1 of the Community Lands): 1) The APC supports the removal of the northwest corner of Lot 1 (the parcel proposed to be rezoned to Tourist Commercial 1 (TC 1)) from the Agricultural Land Reserve (ALR) and, if that parcel is removed, the lot line being adjusted to align with the creek. 2) The APC supports the rezoning of the central parcel of Lot 1 from Rural Residential 1 (RR1) to Rural Residential 3 (RR3) (LUB), and Rural (R) to Rural Residential (OCP) for housekeeping reasons. 3) The APC recommends that future rezoning of the central parcel of Lot 1 be done with caution in order to discourage development that is detrimental to the surrounding properties. 4) The APC supports the rezoning of the southwest parcel of Lot 1 to Village Periphery (VP). CARRIED UNANIMOUSLY | |
| It was Moved and Seconded That the Advisory Planning Commission support the rezoning of the parcel in the southwest corner of Lot 1 to Village Periphery (VP); and, That the Advisory Planning Commission recommend and encourage the construction of a variety of housing types and sizes, both rental and fee simple; and, That the Advisory Planning Commission further recommend that the size of primary buildings (dwelling units) be changed from a maximum of 200 square metres to an average size of 200 square metres to encourage variety. CARRIED UNANIMOUSLY |
Advisory Planning Commission Meeting Minutes November 20, 2017
| Daniel Martin, Island Community Planner re: Community Lands Lot 1- Rezoning Amendment (File No. RZ-02-2017) | Daniel Martin, Island Community Planner, provided a presentation, a referral letter to the APC, a report to Council and APCrecommendations from their April 3 meeting regarding Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017. Discussion ensued relevant to: Concerns regarding a high number of Comprehensive Development zones on Bowen Island Discussion regarding Area 1 included: Questions regarding the Indoor Entertainment and Recreation Facility uses and the possibility of squash courts or batting cages being built on Lot 1 Questions regarding two uses which were different from the others on the list: Manufacturing and Machinery Repair Agreement that Lot 1 was a good location for storage and commercial residential as it was north facing, close to the ferry, not good for residential and there was a need for commercial property on Bowen Island – the only drawback was that it was close to the school Building heights: considered 12 m appropriate Concerns regarding large, industrial warehouses being built: Topography and restrictions such as parking and setbacks possibly mitigating those concerns Concerns regarding restricting access to the property to Mt. Gardner Road: discussed accessing the development from Grafton Road |
| Recommendations from the APC The Advisory Planning Commission provided the following comments to staff regarding Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017, proposed rezoning of Lot 1 of the Community Lands File No. RZ-02-2017: In General: The APC recommends that Lot 1 of the Community Lands be zoned with as much flexibility as possible. Regarding Area 1: The APC supports the proposed uses for Area 1 (Light Industrial); The APC suggests that the maximum building size be reduced from 2,000 sq. m. to 1,000 sqm; and, The APC supports the Development Permit Guidelines with the following amendments: addition of the word “encouraged” to #1 and #7; removal of #8; removal of the last sentence of #5 and change ‘not permitted’ to ‘discourage’; removal of reference to lighting from #6; addition of section #12 specifying that all lighting shall be attached to a building, downward facing, and provide pedestrian lighting; removal of the last sentence of #9 regarding signage; changing of ‘articulated’ to ‘identified’ in section #10; changing of ‘not permitted’ to ‘discouraged’ in section #11; and, removal of reference to colour in section #2 of Exemptions. Regarding Area 2: The APC supports the uses for Area 2 (Residential) for up to 20 residential units; and, The APC supports zoning for attached dwellings, but encourages a maximum building size of 575 sqm excluding garages. Regarding Area 3: The APC supports leaving Area 3 as Rural Residential with future development to be determined. Regarding Area 4: The APC supports Tourist Commercial zoning for this area with its inclusion of an option for a residential dwelling; and, The APC supports the exclusion of this area from the Agricultural Land Reserve. |
Parks, Trails and Greenways Advisory Committee Meeting minutes, November 21, 2017
| Council Referral re: Community Lands Lot 1, Rezoning Amendment (File No. RZ-02-2017) (Daniel Martin, Island Community Planner) | Daniel Martin, Island Community Planner, provided a presentation regarding Community Lands Lot 1 Rezoning Application Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017. He also provided a referral letter, areport to Council dated October 31, 2017 and a Lot 1 Biophysical Overview. Discussion ensued relevant to: Upcoming delegation to Council by the Bowen Children’s Centre regarding making the area in proximity to the centre aReggio education inspired space Concerns regarding erosion and contamination |
| Comments from the PTGAC That the Parks, Trails and Greenways Advisory Committee provide the following comments to staff regarding the Community Lands Lot 1 Rezoning Application Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017: That the trail from the Bowen Children’s Centre east towards BICS is valued by stakeholders as both a conduit and an educational asset, and by community members for transportation and recreation uses; That Carter Trail, which goes from Island Pacific School to Crippen Park through Lot 1 is used daily by IPS students and other community members for transportation and recreation uses and should be maintained; That the waterfall between Carter Trail and the Public Works yard is valued by trail users as a significant scenic and recreational feature and potential tourism economic asset; That possible easements be developed for a greater than 30 metre buffer between the Children’s Centre and any future development, and a buffer between the trail from the Bowen Children’s Centre east towards BICS and any future development on Lot 1; That a municipal easement along Mt. Gardner Road is recommended to protect the ecological integrity of the area; That there is a large tree near Guild Creek (in the proposed Area 3) that should be protected; That the impact of potential disruptive noise to the Children’s Centre, the elementary school, and Crippen Regional Park be considered; That the use of natural assets be considered regarding ecological protection such as bioswales, soil cells and the creation of a stormwater wetland. |
Bowen Island Municipality Transportation Advisory Committee Meeting Minutes, November 28, 2017
| Daniel Martin, Island Community Planner re: Lot 1 of the Community Lands Rezoning Application Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017 | Daniel Martin, Island Community Planner, provided a presentationreport, and referral letter to BIMTAC regarding Lot 1 of the Community Lands Rezoning Application Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017. Discussion ensued relevant to: Possible missed opportunity to upgrade the bridge on Carter Road between IPS and the Preschool could be seized when Lot 1 was developed to enable vehicles and pedestrians to share that infrastructure Traffic study was crucial as there were two new developments (Belterra and Lot 1) in the vicinity of three schools Encouraging access to Parcel 1B from Mt. Gardner and Carter Roads could reduce congestion around IPS and the Preschool BIMTAC priority is active transportation and reduced auto dependence Using more community land for residential uses, particularly affordable housing, particularly close to the Cove, would encourage walking, cycling and reduced auto dependence Walking trails from Belterra should be enhanced Questioned the need for such a large area with light industry as the highest priority zoning on Bowen Island, particularly Snug Cove It was Moved and Seconded Whereas Area 1 is the closest parcel of Lot 1 of the Community Lands to the Bowen Island Community School and Snug Cove, In order to reduce vehicle traffic and increase active transportation, the Transportation Advisory Committee recommend that residential uses of Area 1, Lot 1 be maximized in the Official Community Plan Amendment Bylaw No. 432, 2017 and Land Use Bylaw Amendment 433, 2017. CARRIED UNANIMOUSLY It was Moved and Seconded Whereas Mt. Gardner Road near the Bowen Island Community School is heavily used for overflow and bus parking, and traffic increase will be a result of development of this area, Therefore it be resolved that the Transportation Advisory Committee recommend that a designated pedestrian and cycling path be included in the planning process of the development of Lot 1 of the Community Lands. CARRIED UNANIMOUSLY It was Moved and Seconded That the Transportation Advisory Committee recommend that Lot 1 of the Community Lands transportation infrastructure prioritize active modes of transportation including pedestrian and cycling and cycling paths. CARRIED UNANIMOUSLY |
Bowen Island Municipality Transportation Advisory Committee Meeting Minutes, February 27, 2018
| Lot 1 Rezoning Application RZ-05-2017 (Daniel Martin, Island Community Planner) | Daniel Martin, Island Community Planner, provided a referral letter,report and presentation regarding Bylaws No. 432 and 433, 2017 regarding Lot 1 of the Community Lands and he reviewed some of the amendments made by Council at First Reading on February 13, 2018. Discussion included: Concern that bylaw amendments directed by Council had not reflected BIMTACs previous recommendations which regarded: Desire to focus housing closer to the cove and the school so residents can walk and cycle to the Cove; Focus on transportation infrastructure on the property itself – eg Gardner Road: improved pedestrian area on that side; Relationship between transportation costs and a reduction of people’s needs for two, or even one cars. The Committee decided to reiterate the recommendation made to Council at the November 28, 2017 TAC meeting and add an additional clause that would specify a residential zoning preference. |
| It was Moved and Seconded Whereas Area 1 is the closest parcel of Lot 1 of the Community Lands to the Bowen Island Community School and Snug Cove; and, Whereas the reduction of vehicle traffic and increase of active transportation is desired, Therefore it be resolved that the Transportation Advisory Committee recommend that residential uses of Area 1, Lot 1 of the Community Lands be maximized in the Official Community Plan Amendment Bylaw No. 432, 2017 and Land Use Bylaw Amendment No. 433, 2017; and, That Council consider adding residential as a principal use. CARRIED (Scott Slater recused himself due to being a neighbour and stakeholder as Principal of Bowen Island Community School) |
| It was Moved and Seconded That the Transportation Advisory Committee recommend that parking requirements in Area 1, Lot 1 of the Community Lands be reduced to .5 per unit. CARRIED UNANIMOUSLY |
Parks, Trails and Greenways Advisory Committee Meeting March 6, 2018
It was Moved and Seconded
That the Parks, Trails and Greenways Advisory Committee recommend that a complete biophysical inventory and hydrological study be conducted for all of Lot 1 to the standard of that conducted for the Grafton Lake Lands project prior to rezoning.
CARRIED UNANIMOUSLY
It was Moved and Seconded
Whereas Lot 1 of the Community Lands is naturally vegetated, relatively undisturbed, and upslope of Crippen Regional Park and the sensitive habitats therein, (for example the fish hatchery and the fish bearing Terminal Creek),
Therefore, it be resolved, that the Parks Trails and Greenways Advisory Committee recommend that a restrictive covenant be placed on Lot 1 of the Community Lands so that any development would need to demonstrate best erosion and sedimentation control practices before the development occurs, for example, utilization of natural assets, green infrastructure and natural processes.
CARRIED UNANIMOUSLY
It was Moved and Seconded
Whereas there is an existing trail between the Bowen Children’s Centre and the Bowen Island Community School;
Therefore, it be resolved, that the Parks, Trails and Greenways Advisory Committee recommend that a 10 metre wide covenant along the southeastern property line of Area 1, Lot 1, that is north of Lot 5 up until the western property line of Lot 5, remain as undisturbed existing natural vegetation, to protect the integrity of the trail experience, the safety of trail users and pedestrian access.
CARRIED UNANIMOUSLY
It was Moved and Seconded
The Parks, Trails and Greenways Advisory Committee recommend that a 10-metre restrictive covenant be placed on Lot 1 along Mt. Gardner Road to protect the sensitive riparian area and the water quality of Terminal Creek.
CARRIED UNANIMOUSLY
Economic Development Committee Meeting March 16, 2018
The EDC strongly supports the idea of zoning for light industrial uses, including storage and warehousing and artisanal and cottage industry, as there is a perceived need in the community;
To better integrate Area 1 with Snug Cove, the EDC supports adding ‘restaurant’ as a permitted use in Area 1;
The EDC has concerns that Area 1 will not prove viable for storage and warehousing uses, because of the cost of the location and higher value of competing uses, and recommends that an alternative location for light industrial storage and work needs to be identified and recommend that there is engagement with land owners;
The EDC has concerns regarding road access in Area 1 given the proximity to a school, and suggest access from Mt. Gardner Road be explored; and,
The EDC encourage consideration of expanding Area 4 south to meet Carter Road and allow for additional tourist commercial uses in the sub-area as the EDC believes that an eight-bedroom accommodation option is too small to be viable.