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GJOA HAVEN
COMMUNITY PLAN
BY-LAW NO. 224
2021-2041
GJOA HAVEN COMMUNITY PLAN
BY-LAW NO. 224
A By-law of the Hamlet of Gjoa Haven in Nunavut Territory to adopt a General Plan pursuant to
the provisions of the Planning Act, RSNWT (NU), 1988, c. P-7, s.4.
WHEREAS the Council of the Hamlet of Gjoa Haven has prepared a General Plan, referred to
as the "Gjoa Haven Community Plan", in accordance with the Planning Act:
NOW THEREFORE, the Council of the Hamlet of Gjoa Haven, duly assembled, enacts
as follows:
Schedules 1 & 3 form part of this By-law.
This By-law may be cited as the "Gjoa Haven Community Plan By-Law 224".
This By-law shall come into full force and effect on the date of its Third Reading.
By-law No. 164 of the Hamlet of Gjoa Haven is hereby repealed.
READ a first time this 23rd day of February, 2021.
_______________________ ______________________
Mayor Senior Administrative Officer
After due notice and a Public Hearing, READ a second time this 1st day of June, 2021.
_______________________ _______________________
Mayor Senior Administrative Officer
APPROVED by the Minister of Community and Government Services this __ day of
___________________, 20__
________________________
Minister
READ a third time this __ day of ___________________, 20__.
_________________________ _______________________
Mayor Senior Administrative Officer
SCHEDULE 1:
LAND USE POLICIES
TABLE OF CONTENTS
1.
INTRODUCTION .........................................................................................................1
1.1
PURPOSE OF THE PLAN..................................................................................1
1.2
GOALS OF THE COMMUNITY PLAN ............................................................1
1.3
ADMINISTRATION OF THE PLAN ................................................................1
1.4
IMPLEMENTATION OF THE PLAN ...............................................................1
2.
POPULATION & HOUSING PROJECTION...............................................................2
3.
GENERAL POLICIES ..................................................................................................3
3.1
GENERAL DEVELOPMENT POLICIES ..........................................................3
3.2
COMMUNITY IMPROVEMENT POLICIES ...................................................4
3.3
SPECIAL DEVELOPMENT AND PHASING POLICIES ................................5
4.
LAND USE DESIGNATIONS ......................................................................................6
4.1
RESIDENTIAL ...................................................................................................6
4.2
COMMERCIAL/COMMUNITY USE................................................................6
4.3
OPEN SPACE......................................................................................................7
4.4
INDUSTRIAL .....................................................................................................7
4.5
NUNA ..................................................................................................................8
4.6
TRANSPORTATION ..........................................................................................8
4.7
WASTE DISPOSAL............................................................................................8
4.8
WATERSHED OVERLAY .................................................................................9
4.9
EROSION CONCERN ........................................................................................9
4.10 ARCHAEOLOGICAL RESERVE OVERLAY ..................................................9
5.0
SCHEDULE 3 - LAND USE MAP ..................................................................10
Gjoa Haven Community Plan By-law No. 224
1
1.
INTRODUCTION
1.1
PURPOSE OF THE PLAN
The purpose of the Gjoa Haven Community Plan is to outline Council's policies for
managing the physical development of the Hamlet for the next 20 years that reflect
the needs and desires of the Community. The Plan was created through a
community consultation process. The Community Plan builds on previous plans,
while incorporating new challenges, issues and needs identified by the community.
1.2
GOALS OF THE COMMUNITY PLAN
Community Plan policies emerge from the values of a community and its vision of
how it would like to grow and how it wants to protect the environment. The goals
established for this Community Plan are:
1. To create a safe, healthy, functional, and attractive community that reflects
community values and culture.
2. To promote the Plan as a tool for making effective and consistent decisions
regarding land use and development in the community.
3. To ensure an adequate supply of land for all types of uses to support the growth
and change of the community.
4. To build upon community values of participation and unity to support community
projects and local economic development.
5. To protect the natural beauty of the Nuna and protect viewpoints to the water and
retain waterfront areas for public uses and traditional activities.
6. To ensure that known locations of erosion, steep slopes and snow drifting are
considered for the long-term health and safety of the community.
1.3
ADMINISTRATION OF THE PLAN
The Community Plan is enacted by By-law. The Community Plan includes
Schedule 1 (Plan Policy Text) and Schedule 3 (Land Use Map).
Changes to the Plan can be made by amending the By-laws in accordance with the
Nunavut Planning Act. The Community Plan should be reviewed and updated every
five years as required by the Nunavut Planning Act. A Zoning By-law is also being
enacted for the purpose of implementing the policies of the Community Plan. All
development must follow the intent of the Community Plan By-Law and meet the
regulations in the Zoning By-law.
1.4
IMPLEMENTATION OF THE PLAN
Any employee of the Hamlet can be designated the duties of the Development
Officer as described in the Planning Act. The Development Officer performs
multiple functions to ensure that development within the community helps achieve
the policies of the Community Plan. These functions include current and long-term
Gjoa Haven Community Plan By-law No. 224
2
planning, the review of site and development plans, and providing technical support
to Council.
The purpose of the Zoning By-law is to provide specific rules regarding the use of
land. Rules pertaining to the character, location, and use of buildings and structures
are provided in the Zoning By-law.
A Development Permit application enables the Hamlet to regulate development or
redevelopment projects within the community. Through this process, interested
developers must apply for permission to undertake a development or redevelopment
project.
There are two basic categories of land use permissions. Development permit
applications for a "Permitted Use" may be approved by the Development Officer
provided the proposed use of land or building conforms to this Plan and complies
with the provisions of the Zoning By-law. Development permit applications for a
"Conditional Use" must be decided on by Council based on the merits
(environmental, economic, social) of each application, conformity to the Community
Plan, and compliance with the provisions of the Zoning By-law.
2.
POPULATION & HOUSING PROJECTION
At the time of preparation of this Plan, the population of Gjoa Haven was approximately
1,500 people. This Plan is based on a projected population for Gjoa Haven by 2041 of
2287 people (medium rate of growth). It is estimated that an additional 304 dwelling units
will be required to meet the projected population growth. Other lands are also planned to
ensure that the Hamlet has appropriate lands for non-residential uses
(commercial/community use industrial, open space) as it grows.
The policies of Council are:
a) Plan for a 2041 population of approximately 2287 people (figure 1 below) and an
additional 304 housing units.
b) Encourage and facilitiate the consolidation, and redevelopment of existing lots
within the town site to conserve land supplies.
c) Support the construction of attached residential units.
Gjoa Haven Community Plan By-law No. 224
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Figure 1: Gjoa Haven population
3.
GENERAL POLICIES
3.1
GENERAL DEVELOPMENT POLICIES
The following policies of Council apply to development in the Hamlet regardless of land
use designation:
a)
The development of lots shall be subject to the following lot development policies:
i.
All service connections (water, sewage, and garbage pickup) to buildings
shall be easily accessed from the front yard on all lots.
ii.
Buildings shall be sited to respect setbacks identified in the Zoning Chart.
iii.
Any building over 500m2 in gross floor area shall consider potential wind
impacts on surrounding development and increase setback appropriately
from a roadway. A wind study may be required by the Development
Officer.
iv.
On any portion of a lot where fill is introduced, drainage shall be directed
towards the public road. Exceptions may be made by the Development
Officer.
v.
To reduce the amount of fill and ground alterations, pile foundation is the
preferred foundation type.
vi.
Where culverts are required, they shall be installed across the driveway
access to the lot.
0
500
1,000
1,500
2,000
2,500
3,000
1981
1986
1991
1996
2001
2006
2011
2016
2021
2026
2031
2036
2041
POPULATION
YEAR
Pop
Low Projection 1.13%
Medium Projection 2.21%
High Projection 2.69%
Linear (Pop)
2,287
(2041)
Gjoa Haven Community Plan By-law No. 224
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vii. Road widenings may be obtained as required at the time of development or
redevelopment of a lot in situations where the road right of way is less than
15 metres wide.
b) Utilities or communications facilities shall be permitted in any land use
designation. Other than designated Right-of-Ways or Easements for Utility or
Communication lines, Easements alongside roadways, marked between the edge of
the roadway and lot lines, will be used for distribution lines with a minimum
clearance as specified in the Utility Corporation's Joint Use Agreement.
c) All heritage features such as cemeteries, old HBC buildings, archaeological sites,
and any other features of heritage value shall be protected. If gravel extraction
occurs on or near the old airport runway, a setback of 50 metres around the
perimeter of the cemetery shall be established by a fence installed before
excavation begins, in order to protect the cemetery from being disturbed by heavy
machinery.
d) Future road connections are illustrated on the Land Use Map to provide a general
concept for the long term development of Gjoa Haven. The location of these future
roads is conceptual and should be refined during the appropriate 5-year update of
the plan when the lands adjacent to the roads are warranted for development and
subdivision layouts are being considered.
e) The Hamlet shall avoid piling snow within at least 30.5 metres (100 feet) of any
natural spring runoff water courses to reduce spring erosion.
f) A minimum setback distance of 30.5 metres (100 feet) of a watercourse shall be
maintained for any development, except subject to terms and conditions of the
Hamlet Council.
g) The Hamlet shall encourage development that is energy efficient and that
incorporates alternative energy supply technology.
h) The Hamlet shall protect coastal areas from quarrying and other forms of
development recognizing the on-going erosion effects of climate change.
i) The Hamlet shall work with the Nunavut Planning Commission to ensure that the
Gjoa Haven Community Plan is consistent with plans that apply outside the
municipal boundary.
3.2
COMMUNITY IMPROVEMENT POLICIES
The following policies of Council apply to ensure that specific improvements are
implemented in the community to benefit the public:
a) Any lots containing underutilized buildings shall be investigated and evaluated by
the Hamlet. Council shall prioritize these sites for redevelopment or infill
development.
b) The Hamlet will seek funding for a new community freezer for the community. The
Hamlet will aim to locate the freezer on lands which are central to the majority of
residents. Lands designated Commercial/Community Use are considered
appropriate lands for a community freezer.
Gjoa Haven Community Plan By-law No. 224
5
c) Council will promote the location of a new office building in order to create
employment opportunities and sustainable development. The new office building
should be located in or close to the Hamlet Centre, on lands designated
Commercial/Community Use.
d) The Hamlet will analyze the environmental risk of former dump sites within the
municipal boundary and determine how their impacts can be mitigated. The
Hamlet wishes to prioritize the continued use of the main dump site to the east of
the town site for health and safety reasons.
e) The Hamlet will prioritize pedestrian safety by improving roadway and trail
markers to allow visual division between pedestrian and vehicle zones.
f) The Hamlet will continue to develop the breakwater and small craft harbour
facilities in the bay.
g) The Hamlet will explore access to a new barge landing area south of the existing
tank farm
h) The Hamlet will explore a connector roadway within the sewage lagoon setback
area connecting the metal dump up to the cemetary and onwards north to the road
intersection of the east west roadway connecting to the Northern Store at the west
end of this intersecting roadway.
i) The Hamlet shall reorientate traffic along the Airport Road to protect pedestrians.
j) The Hamlet shall create a network of footpaths to improve pedestrian connections
in the community. The use of bridges and protective measures is encouraged.
k) Council shall promote development in a sustainable manner that ensures
snowdrifting is minimized.
l) Council proposes a snow fence be constructed to protect areas where snowdrifting
is a major concern, specifically, the "uptown" neighbourhood.
m) Industrial lands to the east of the Amundsen hotel are rezoned
Commercial/Community Use to allow for future school expansion, subject to
remediation.
n) Road to the rear of the Northern Store to be closed off to public traffic.
o) The Hamlet shall resurvey Industrial Area along Airport Road and rezone most of
these lands to Commercial/Community Use.
3.3
SPECIAL DEVELOPMENT AND PHASING POLICIES
The following policies of Council apply to ensure that constraints to overall development
are addressed and that development is phased in a logical, cost-effective sequence:
a) The location and quality of lands currently used for the golf course make these
lands suitable for future development. Council will permit the development of the
golf course lands in order to meet the demand for residential and non-residential
land for Gjoa Haven's growth. Council will relocate the golf course to an
alternative location when these lands are required for development.
b) Phasing priority of lands for new residential developments are as follows:
Gjoa Haven Community Plan By-law No. 224
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i.
PHASE 1 Lands to the NW edge of uptown. A legal survey of these lands is
expected summer 2021. 11 residential lots.
ii.
PHASE 2 Lands to the east of the school. Resurvey may be required to
accommodate NHC fiveplexes. 7 residential lots.
iii.
PHASE 3: Subject to a geotechnical evaluation, lands immediately south of
uptown consisting of 15 lots.
iv.
PHASE 4a: Lands south of the airport runway and west of a new airport
commercial and industrial area and consists of 17 residential lots.
v.
PHASE 4b: Lands contained within 200 metre NAV Tower setback. Subject
to NAV Tower relocation.
vi.
PHASE 5: Lands proposed for 53 residential use lots and 6 community
commercial use lots east of the existing golf course.
vii.
PHASE 6: Lands to the east of the NAV tower consists of 5 residential lots.
viii.
PHASE 7: Lands SE of NAV Tower is a subdivision that contains 46
residential lots and 6 community commercial lots.
c) The priority of lands for major new development may be changed if factors such as
environmental impacts, erosion, existence of trails, road access, location of
stores/services, costs of development, and/or utility setbacks make certain lands
more feasible to develop than others.
4.
LAND USE DESIGNATIONS
4.1
RESIDENTIAL
The Residential designation provides land for primarily residential uses, however, also
permits other small-scale conditional uses subject to the approval of Council. The policies
of Council are intended to maintain an adequate supply of land for residential
development, to build safe and livable neighbourhoods, and to protect residential areas
from incompatible development. The policies of Council are:
a) The Residential designation will be used primarily for housing with all types of
dwelling types permitted. Uses that are residential in nature such as a group or
special needs home, a home occupation, or bed and breakfast will also be
permitted.
b) The Hamlet will work together with the Government of Nunavut and the Nunavut
Housing Corporation to ensure that a minimum 5 year supply of vacant surveyed
land is available for residential development at any given time.
4.2
COMMERCIAL/COMMUNITY USE
The Commercial/Community Use designation is intended to support local economic
development by maintaining an adequate supply of land for commercial and community
uses in various locations with good access from the community. This use exists to provide
Gjoa Haven Community Plan By-law No. 224
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flexibility in locating commercial and community uses in the Hamlet and to provide
residents with easy access to public and private facilities and services. The policies of
Council are:
a) The Commercial/Community Use designation will be used for commercial uses
such as hotels, restaurants, retail, personal and business services, and offices, as
well as for uses that are public in nature (i.e. social, cultural, religious, or
educational).
b) Residential uses may be permitted when located above a ground floor
commercial/community use.
c) Commercial/Community Use facilities often generate higher volumes of traffic and
will therefore be sited in a manner which provides safe, easy access with ample
space for parking.
d) Parking for commercial facilities over 500 m2 should be located at the side or rear
or the building. Parking that backs out directly onto a road will be discouraged.
4.3
OPEN SPACE
The Open Space designation is intended to reserve open spaces within the built-up area for
recreational uses, as a gathering space for community events and to preserve significant
natural and cultural features within or outside the townsite. The policies of Council are:
a) The Open Space designation will be used primarily for parks, playgrounds, playing
fields, walking and interpretive trails, and the golf course. In general, buildings
will not be permitted, except for small Hamlet recreation storage sheds or
washroom facilities.
b) Where land cannot be developed due to erosion or steep slopes, the lands will be
designated and shall be used as open space.
c) In new subdivisions, a minimum of 100 square metres of open space (excluding
trails) should be provided for every 30 dwellings such that the open space is within
300 metres of each residence.
d) Trails will be recognized throughout the community to ensure that pedestrians can
safely access all areas of the Hamlet.
e) Existing and proposed playgrounds and sports fields will be designated on
Schedule 3 (Community Poster Plan) with an asterics symbol.
4.4
INDUSTRIAL
The Industrial designation is intended to reduce the negative effects and dangers associated
with industrial uses such as noise, dust, truck travel and the storage of potentially
hazardous substances. The policies of Council are:
a) Permitted uses in the Industrial designation will include all forms of manufacturing,
processing, warehousing and storage uses. Permitted uses will also include
garages, power generation plants, and fuel storage.
Gjoa Haven Community Plan By-law No. 224
8
b) Industrial uses shall be located and/or contained fully inside a building to minimize
any negative impacts to adjacent non-industrial uses.
4.5
NUNA
The Nuna designation applies to all other land within the Municipal Boundary not
designated by another land use and is intended to protect the natural beauty and cultural
resources of the land - 'Nuna' - while providing access for traditional, recreational and
tourism activities. The policies of Council are:
a) The Nuna designation generally permits traditional, tourism and recreational uses.
Permitted uses also include dog teams, commercial harvesting and quarrying, and
infrastructure projects for local economic development.
b) The Hamlet shall protect any cemeteries with fences and appropriate signage and
control access in and around the cemetery to prevent trespassing over graves.
c) The Hamlet shall protect sites of archaeological significance, and any other heritage
sites from disturbance.
d) Commercial or industrial operations which are intrusive to the natural environment,
will require approval from the Nunavut Impact Review Board.
4.6
TRANSPORTATION
The Transportation designation is intended to protect and ensure the safe operation of
airport activities and other transportation facilities such as navigation beacons,
communications sites, and marine facilities. The policies of Council are:
a) Permitted uses in the Transportation designation includes all activities related to air
traffic, marine facilities and uses accessory to these activities such as
communications sites.
b) All development will comply with the requirements of Transport Canada and
NavCanada to minimize any conflicts between the development and the airport, and
to ensure safe operation of the airport.
c) Where improvement of facilities is deemed desirable, such as an increase to length
and width of runway, Hamlet and GN to work together to plan development in the
area appropriately.
4.7
WASTE DISPOSAL
The Waste Disposal designation is intended to identify existing or former waste disposal
sites (e.g. landfill sites, sewage lagoon) and ensure appropriate development setbacks are
followed. The policies of Council are:
a) The Waste Disposal designation permits no development except those uses
accessory to the operation or remediation of a waste disposal site or sewage
treatment system.
b) The Hamlet shall prohibit the development of residential uses and uses involving
food storage or food preparation within a 450 metre setback from the existing
Gjoa Haven Community Plan By-law No. 224
9
active waste disposal site, pursuant to the General Sanitation Regulations of the
Public Health Act.
c) The Hamlet shall improve the design and operation of the existing active waste
disposal site to maintain capacity, improve public safety and reduce environmental
risks.
4.8
WATERSHED OVERLAY
The Watershed Overlay identifies the watershed of the Hamlet primary water source (refer
to schedule 3). This overlay is intended to restrict the uses of the underlying designation to
prevent contamination of the Hamlet water supply. The Watershed Overlay identifies the
watershed of Swan Lake (primary water source) and Large Swan Lake (secondary water
source) which has been identified as the community's long-term water source. The
policies of Council are:
a) No development is permitted in the Watershed Overlay unless it can be clearly
demonstrated that the development will have no impact on the Hamlet water
source.
b) Despite 4.8a, uses accessory to the supply of water such as a pipeline, a pumping or
monitoring station or road are permitted.
c) Hamlet should prohibit recreational uses and operation of motorized vehicles
within the watershed area, except where permitted. Adequate signage suggested to
be located at 50m intervals around edge of watershed.
4.9
EROSION CONCERN
The Erosion Concern overlay is intended to ensure public safety by protecting lands from
development which have known concerns related to erosion, steep slope or flooding. The
policies of Council are:
a) Erosion Concern lands may only be used for open recreation uses or for unoccupied
public utilities.
b) Marine facilities and uses accessory to marine activities are permitted on Erosion
Concern lands abutting the shoreline.
c) Other uses may be permitted on Erosion Concerns lands if public safety is
protected, as more specifically described in the Zoning By-law.
d) A study will be required from a qualified professional engineer to certify that the
proposed development is safe from issues of erosion, steep slope or flooding before
approving the development.
e) Wherever possible, it is recommended that the development of the lands be staged,
such that the foundation is allowed to settle for one year before the building is
constructed.
4.10
ARCHAEOLOGICAL RESERVE OVERLAY
Gjoa Haven Community Plan By-law No. 224
10
The Archaeological Reserve designation protects from destruction sites that contain
identified archaeological, paleontological, and cultural heritage significance. The policies
of Council are:
a) No development shall be permitted in the Archaeological Reserve overlay.
5.0
SCHEDULE 3 - LAND USE MAP
(See Gjoa Haven Community Plan and Zoning By-Law Poster Plan - Community Poster
Plan).