Zoning Amendment PL2023-101

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The RDN is currently looking for your input on zoning amendment application PL2023-101.

85 Henry Morgan Drive

The RDN has received a zoning amendment for the property legally described as Lot 2, District Lot 36, Newcastle District, Plan VIP61726, Except Plan EPP96256. The subject property is currently zoned Residential 2 Subdivision District M (RS2M) (see Document Library), which allows up to two dwelling units per parcel, secondary suites, home based business, and accessory buildings.

The proposal is to amend the RS2 zone to a Comprehensive Development Zone that would permit the creation of a residential development consisting of up to eight parcels supporting one dwelling unit per parcel and one larger parcel supporting up to 19 dwelling units of limited size.

This is in your community and we want to hear your thoughts on this proposal. A few ways you can learn more and share your thoughts are by:

  • Check out our Document Library which includes the site plan and supporting studies
  • To see the status of the application and next steps visit our Process
  • Visit the FAQ's or Important Links for more information
  • Be sure to Register to provide your input
  • Share your thoughts on the application in the Application Input tab below
  • Submit your questions and we will provide an answer for all to see in the Ask a Question tab below
  • Project updates will be shared in the What's New tab as the project moves forward
  • Connect with our team by email or phone - see our contact info in Who's Listening

Please note that in accordance with Section 464 of the Local Government Act (LGA), as the proposal is consistent with the Official Community Plan and is a residential development, the RDN must not hold a public hearing with respect to the proposed bylaw. Therefore, the intent of this page is to provide information with respect to the proposal and to provide an opportunity for the public to share their ideas, concerns, and local information with staff and the Board.


85 Henry Morgan Drive

The RDN has received a zoning amendment for the property legally described as Lot 2, District Lot 36, Newcastle District, Plan VIP61726, Except Plan EPP96256. The subject property is currently zoned Residential 2 Subdivision District M (RS2M) (see Document Library), which allows up to two dwelling units per parcel, secondary suites, home based business, and accessory buildings.

The proposal is to amend the RS2 zone to a Comprehensive Development Zone that would permit the creation of a residential development consisting of up to eight parcels supporting one dwelling unit per parcel and one larger parcel supporting up to 19 dwelling units of limited size.

This is in your community and we want to hear your thoughts on this proposal. A few ways you can learn more and share your thoughts are by:

  • Check out our Document Library which includes the site plan and supporting studies
  • To see the status of the application and next steps visit our Process
  • Visit the FAQ's or Important Links for more information
  • Be sure to Register to provide your input
  • Share your thoughts on the application in the Application Input tab below
  • Submit your questions and we will provide an answer for all to see in the Ask a Question tab below
  • Project updates will be shared in the What's New tab as the project moves forward
  • Connect with our team by email or phone - see our contact info in Who's Listening

Please note that in accordance with Section 464 of the Local Government Act (LGA), as the proposal is consistent with the Official Community Plan and is a residential development, the RDN must not hold a public hearing with respect to the proposed bylaw. Therefore, the intent of this page is to provide information with respect to the proposal and to provide an opportunity for the public to share their ideas, concerns, and local information with staff and the Board.


Ask a Question

Have a question about this application? Use this space to ask your question and staff will respond within two business days.

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  • Share Hi There, There is currently only one way in and out of the sub-division where this proposed development is located. With the increasing number of wildfires or any emergency requiring evacuation, this would prove challenging and potentially dangerous. It would be an ideal opportunity to add a secondary access road for everyone's safety. Is this something that would be considered? V. Lawrence, Bowser on Facebook Share Hi There, There is currently only one way in and out of the sub-division where this proposed development is located. With the increasing number of wildfires or any emergency requiring evacuation, this would prove challenging and potentially dangerous. It would be an ideal opportunity to add a secondary access road for everyone's safety. Is this something that would be considered? V. Lawrence, Bowser on Twitter Share Hi There, There is currently only one way in and out of the sub-division where this proposed development is located. With the increasing number of wildfires or any emergency requiring evacuation, this would prove challenging and potentially dangerous. It would be an ideal opportunity to add a secondary access road for everyone's safety. Is this something that would be considered? V. Lawrence, Bowser on Linkedin Email Hi There, There is currently only one way in and out of the sub-division where this proposed development is located. With the increasing number of wildfires or any emergency requiring evacuation, this would prove challenging and potentially dangerous. It would be an ideal opportunity to add a secondary access road for everyone's safety. Is this something that would be considered? V. Lawrence, Bowser link

    Hi There, There is currently only one way in and out of the sub-division where this proposed development is located. With the increasing number of wildfires or any emergency requiring evacuation, this would prove challenging and potentially dangerous. It would be an ideal opportunity to add a secondary access road for everyone's safety. Is this something that would be considered? V. Lawrence, Bowser

    Vlaw asked 2 days ago

    Thank you for your question. A secondary access road has been considered. Unfortunately, a secondary access road would require a railway access permit for a crossing in an area with challenging topography. The applicant has been unable to acquire the required railway crossing permit at this time. 

  • Share Traffic impact plan is almost 8 years old! will this be updated? The only eagle nest mentioned is one from 2007... has a recent study been done on the other eagle nests in the area? on Facebook Share Traffic impact plan is almost 8 years old! will this be updated? The only eagle nest mentioned is one from 2007... has a recent study been done on the other eagle nests in the area? on Twitter Share Traffic impact plan is almost 8 years old! will this be updated? The only eagle nest mentioned is one from 2007... has a recent study been done on the other eagle nests in the area? on Linkedin Email Traffic impact plan is almost 8 years old! will this be updated? The only eagle nest mentioned is one from 2007... has a recent study been done on the other eagle nests in the area? link

    Traffic impact plan is almost 8 years old! will this be updated? The only eagle nest mentioned is one from 2007... has a recent study been done on the other eagle nests in the area?

    Dixiefalcos asked 2 days ago

    Thank you for your question. 

    With respect to the Traffic Impact Assessment (TIA), it was prepared for a previous version of the site plan proposed by the applicant. Given the small-scall of the development, it is not anticipated that the additional units represented by the current proposal would have a notable additional impact. A referral has been sent to the Ministry of Transportation and Infrastructure who may wish to request that the TIA be updated. 

    With respect to the eagle nest site, the applicant provided an assessment prepared by Toth and Associates dated October 1, 2020. At that time, the Assessment indicates that the only bald eagle nest observed was BAEA-106-603, which is located approximately 260 m northwest of the subject property. Should the rezoning be approved, the applicant would be required to satisfy the Eagle and Heron Nesting Trees Development Permit Area (DPA), which applies within 60 metres of the radius of an eagle nesting tree. If there are no eagle nesting trees within 60 metres of the subject property, the DPA would not apply.

  • Share Where is the septic system to be located for the strata? For the 8 SFD lots, is there enough room on 1/4 acre lots for individual septic fields? The Traffic Study is from 2018 for a "The proposed development in this report will include 12 detached residential units, 46 townhouse units and 14 duplex units". Yet, this project is for 8 SFD and 19 strata units - Do they not have to provide another traffic study? Also the Eagle Nest site assessment is 5 years old - do they not have to provide a updated one? Thank you. on Facebook Share Where is the septic system to be located for the strata? For the 8 SFD lots, is there enough room on 1/4 acre lots for individual septic fields? The Traffic Study is from 2018 for a "The proposed development in this report will include 12 detached residential units, 46 townhouse units and 14 duplex units". Yet, this project is for 8 SFD and 19 strata units - Do they not have to provide another traffic study? Also the Eagle Nest site assessment is 5 years old - do they not have to provide a updated one? Thank you. on Twitter Share Where is the septic system to be located for the strata? For the 8 SFD lots, is there enough room on 1/4 acre lots for individual septic fields? The Traffic Study is from 2018 for a "The proposed development in this report will include 12 detached residential units, 46 townhouse units and 14 duplex units". Yet, this project is for 8 SFD and 19 strata units - Do they not have to provide another traffic study? Also the Eagle Nest site assessment is 5 years old - do they not have to provide a updated one? Thank you. on Linkedin Email Where is the septic system to be located for the strata? For the 8 SFD lots, is there enough room on 1/4 acre lots for individual septic fields? The Traffic Study is from 2018 for a "The proposed development in this report will include 12 detached residential units, 46 townhouse units and 14 duplex units". Yet, this project is for 8 SFD and 19 strata units - Do they not have to provide another traffic study? Also the Eagle Nest site assessment is 5 years old - do they not have to provide a updated one? Thank you. link

    Where is the septic system to be located for the strata? For the 8 SFD lots, is there enough room on 1/4 acre lots for individual septic fields? The Traffic Study is from 2018 for a "The proposed development in this report will include 12 detached residential units, 46 townhouse units and 14 duplex units". Yet, this project is for 8 SFD and 19 strata units - Do they not have to provide another traffic study? Also the Eagle Nest site assessment is 5 years old - do they not have to provide a updated one? Thank you.

    DKoch asked 3 days ago

    Thank you for your question. The applicant has updated the proposal to 8 lots that each support one dwelling unit and one larger lot that supports up to 19 dwelling units. With respect to the capacity of the property to be able to support sewage treatment, the applicant has septic filings showing that septic can work on each of the proposed parcels. In addition, the application has been referred to Island Health to provide an opportunity to provide comments.

    The exact location and design of septic systems would be confirmed at the time of subdivision if the zoning application were approved.

    With respect to the Traffic Impact Assessment (TIA), it was prepared for a previous version of the site plan proposed by the applicant. Given the small-scall of the development, it is not anticipated that the additional units represented by the current proposal would have a notable additional impact. A referral has been sent to the Ministry of Transportation and Infrastructure who may wish to request that the TIA be updated. 

    With respect to the eagle nest site, the applicant provided an assessment prepared by Toth and Associates dated October 1, 2020. At that time, the Assessment indicates that the only bald eagle nest observed was BAEA-106-603, which is located approximately 260 m northwest of the subject property. Should the rezoning be approved, the applicant would be required to satisfy the Eagle and Heron Nesting Trees Development Permit Area (DPA), which applies within 60 metres of the radius of an eagle nesting tree. If there are no eagle nesting trees within 60 metres of the subject property, the DPA would not apply.

  • Share Hello , My concerns on this development is the lack of infrastructure for so many people, we are on stage 3 water regulations almost every summer , our water supply is not as good as it really should be , I do totally agree with the fact we need more homes for people . Would it be a better solution to consider connecting all this general area to the sewer and gas grid first ? Plan ahead for a longer term solution to more housing . Thank you Sean McNulty Callow road resident on Facebook Share Hello , My concerns on this development is the lack of infrastructure for so many people, we are on stage 3 water regulations almost every summer , our water supply is not as good as it really should be , I do totally agree with the fact we need more homes for people . Would it be a better solution to consider connecting all this general area to the sewer and gas grid first ? Plan ahead for a longer term solution to more housing . Thank you Sean McNulty Callow road resident on Twitter Share Hello , My concerns on this development is the lack of infrastructure for so many people, we are on stage 3 water regulations almost every summer , our water supply is not as good as it really should be , I do totally agree with the fact we need more homes for people . Would it be a better solution to consider connecting all this general area to the sewer and gas grid first ? Plan ahead for a longer term solution to more housing . Thank you Sean McNulty Callow road resident on Linkedin Email Hello , My concerns on this development is the lack of infrastructure for so many people, we are on stage 3 water regulations almost every summer , our water supply is not as good as it really should be , I do totally agree with the fact we need more homes for people . Would it be a better solution to consider connecting all this general area to the sewer and gas grid first ? Plan ahead for a longer term solution to more housing . Thank you Sean McNulty Callow road resident link

    Hello , My concerns on this development is the lack of infrastructure for so many people, we are on stage 3 water regulations almost every summer , our water supply is not as good as it really should be , I do totally agree with the fact we need more homes for people . Would it be a better solution to consider connecting all this general area to the sewer and gas grid first ? Plan ahead for a longer term solution to more housing . Thank you Sean McNulty Callow road resident

    Samcn asked 2 days ago

    Thank you for your question. The property is serviced with community water from the Deep Bay Improvement District. The referral process will confirm servicing capacity and the subdivision process would confirm the requirements to connect. 

    There are no community sewer services in this area and no services are currently being planned. As such development must rely on onsite sewage treatment systems. 

    The long-range plan for this area is represented by the Electoral Area H Official Community Plan and more specifically the Bowser Village Plan. The planning policies for this area support higher density.

Page last updated: 25 Sep 2025, 01:19 PM