The plan calls for respect for the character of the adjacent neighbourhoods and the unique sense of community in Elphinstone
In November 2005, the Town of Gibsons began the Gospel Rock neighbourhood plan process. Much of the planning was done by Holland Barrs Planning Group, with principal and senior planner Rob Barrs.
Barrs is also the principal of MODUS Planning Design & Engagement, the planning consulting firm that was hired by Gospel Rock Block 7 owner Ji Yongqiang to develop the proposed Gospel Rock Village.
Gibsons town council adopted the plan on November 24, 2012. It spells out the policies for development of approximately 140 acres, with ownership held in 14 different titles. At present, Ji Yongqiang owns Block 6 and 7.
Goal 8 of the neighbourhood plan (planning goals and principles) states that it should “respect and enhance the unique culture and sense of community in Gibsons and Elphinstone.” The planning principles recommend “a land use pattern that respects the character of the adjacent neighbourhoods.”
In 2012, the town decided that the neighbourhood plan should be reviewed and updated approximately every five years. “Appropriate development densities will be reviewed in five years with consideration given to the aquifer capacity, road access, infrastructure maintenance costs and the financial plan.”
The transportation-use policies in the plan recommend that the “southern extension of Shaw Road via Inglis Road shall function as the primary access for the Gospel Rock neighbourhood. Given that the Shaw Road extension requires the cooperation of a number of property owners for both the dedication of land to accommodate the road and its construction, as an interim measure Chaster Road will function as the primary access into the neighbourhood until the Shaw / Inglis Road extension is achieved. A cap of 250 units has been established as the maximum amount of development that can take place within the neighbourhood that would utilize the Chaster Road access without the Shaw / Inglis Road extension being in place.”
Providing access by extending Shaw Road southward would require a major crossing of the Charman Creek ravine.
The plan calls for affordable housing with development. The rezoning application for Block 7 shows a plan for 360 housing units, including 30 apartments with market rental rates as affordable housing. Given present market rental rates, these apartments would not rent for less than $2,000 a month.
Less than five years ago, the town expected that Gospel Rock would take up to 50 years to develop: “Given the modest growth rate that Gibsons is expected to experience of the next 20 years and given the other growth areas in the Town (Upper Gibsons and the Harbour Area), the build-out period of the Gospel Rock Neighbourhood is anticipated to be in the 25 – 50 year range.”
Therefore, a school was not needed: “In accordance with Section 6.2 of the Official Community Plan, land will not be reserved for a new elementary school site within the Gospel Rock neighbourhood given the expected reduction in school enrolment within the School District.”
Parents in Elphinstone have expressed concern over an influx of students from the Gospel Rock development, fearing capacity problems at Cedar Grove Elementary, the nearest school.
The neighbourhood plan kept the door open for a park on Block 7 through “the potential acquisition of park land by way of the Town utilizing its tools as well as community interest groups seeking ways to raise funds.” It also recommends that Gibsons “support park land acquisition by way of the Town utilizing its own statutory tools as well as providing assistance to community interest groups seeking ways to raise funds.”
The societies interested in acquiring park lands on Block 7 — For the Love of Gospel Rock, and the Friends of Gospel Rock — have never received any assistance from the town.
The Town had money for park acquisition.Did they not?Who was the recipient of park funds that belonged to the people of Gibsons.
‘The plan calls for respect for the character of the adjacent neighbourhoods and the unique sense of community in Elphinstobe’…um no, the plan calls for using area E for access, taking all the construction traffic and all of the new residential traffic and for the Town to reap the benefits. Town developments need to use town roads for access, not rural routes.