Urban planning

By Trevor Greenway

Higher density, wetland protection, commercial hubs and the possibility of converting the old railway in Wakefield into a multipurpose pedestrian trail – these are just a few of the things that urban planners in La Pêche are looking at as they plan for the next decade-plus of growth in the Hills. 

The municipality held its urban planning consultations Feb. 6 in Wakefield, where La Pêche Mayor Guillaume Lamoureux and urbanism director Jalloul Salah ran residents through a number of initiatives the municipality is looking at implementing to align with the MRC des Collines’ masterplan. 

Among other things, one of the biggest changes La Pêche could see is increased density in the municipality’s two urban perimeters – Masham and Wakefield – where the current maximum is 30 units per hectare, which must be serviced by a sewer system. However La Pêche is looking at increasing that maximum to 45 units per hectare, but Lamoureux explained that developments of that size would require both sewer and water services. 

“​​Such densities are not legally permitted in every zone of the urban perimeters,” said Lamoureux, explaining that, “If a developer comes forward with a project in a zone where high density is permitted, studies are then conducted to determine the site’s constraints, which may be lower than what is legally permitted.” 

Wakefield doesn’t currently have water services and has only a limited sewer system in Wakefield’s village core. Lamoureux explained that development approvals will be based on studies that determine whether the current infrastructure, including the area’s aqueduct, can handle the increased density. 

Part of the urban planning review process, according to Lamoureux, is to monitor urban expansion as more and more residents move into the Hills. However, despite La Pêche’s growth, Lamoureux said his council has no plans to expand or add to the municipality’s two urban perimeters in Wakefield and Masham. That means La Pêche residents won’t wake up anytime soon, according to Lamoureux, to find out there is a new urban perimeter in Edelweiss or Lac des Loups, as happened in Chelsea with regard to Farm Point.

“There is no plan or need to increase their current size. It could happen during a future review of the MRC masterplan if a need to do so was demonstrated, in the distant future, maybe,” Lamoureux told the Low Down, but added, “There is no talk of adding other urban perimeters and no reason to do so.”

According to Lamoureux, the municipality must review its urban plan (PU) to ensure that it aligns with the MRC des Collines’ regional masterplan, which was adopted last year. The MRC’s masterplan outlines things like zoning regulations, environmental setbacks and development rules. 

Among zoning changes, La Pêche’s urban plan is also an exercise in “cohesive” village hubs in both Masham and Wakefield through the promotion of “attractive commercial and industrial clusters.” In Wakefield, the idea is to make the heart of the village a dynamic shopping and visitor’s space by enticing more small and unique businesses to set up there. The urban planning document even talks about developing a promotional plan to promote natural and organic products from the village. 

Lamoureux told the Low Down that studies are already underway to convert the old railway tracks in Wakefield into a multi-use pathway, similar to what Chelsea did with its popular Voie Verte trail along the Gatineau River. 

“These studies are underway, and this project has been discussed in recent years,” said Lamoureux. “We have secured funding for the studies needed to connect both Chelsea and Low. We are including it in the PU because it’s an ongoing project.”

A big portion of the urban planning document focused on environmental protections, namely around protecting wetlands, local water sources and the Wakefield spring. 

According to La Pêche biologist Dominique Lavoie, the municipality will add bacteriological protection of 46 metres around the spring, as well as virological protection of 116 metres. 

“Groundwater migration time calculations show that beyond these setbacks, pathogenic elements should no longer be active by the time they reach the source’s collection point,” she wrote in an email to the Low Down. “As for the immediate 30-metres protection area, it’s defined by provincial regulations but takes into account the built environment. Ultimately, these setbacks will be taken into consideration for any decision-making regarding areas surrounding the spring.”

La Pêche is also adding extra protection around wetlands, shorelines and ecological corridors. The municipality is adding an additional 15-metre setback on shorelines in eco corridors and lakes, a 500-metre protection on blue heron nesting sites and additional protections around wetlands. 

“Unless authorized by the provincial level, no destruction of wetlands may be authorized, with the exception of work related to public utilities or public safety,” the document reads. 

La Pêche will now begin its adoption process of this new urban plan and by-laws that will go along with it. Lamoureux said that, based on the 60 or so residents who attended the meeting, he and staff will be holding several more meetings to update constituents on the process.