Powell River Regional District directors amended a motion from its planning committee that would have denied support for a Crown land application for quarrying and a concrete batch plant.
The motion resulted from an application submitted by Stephens Development Ltd. for a 30-year licence of occupation on 32 hectares of land north of Stephenson Road. The original motion from the regional district planning committee recommended the district not support the application to the Crown, which includes quarrying and a concrete batch plant, because it did not conform to the official community plan (OCP) for Electoral Area B.
Dan Stephens, proponent of his company’s application, told the regional board at its regular meeting on Thursday, May 22, that he has an application before the Crown for a 30-year extension of his licence of occupation. He indicated he had spoken to the regional district planning committee on May 13 and the committee stated it was opposed to the application because the concrete batch plant was not a recommended land use. Stephens said the OCP includes: recreation; forest management activities, such as harvesting and silviculture; and gravel extraction.
Stephens said the OCP is vague regarding the activities associated with recreation, forestry and gravel extraction.
“A concrete batch plant is all part of sand and gravel,” he said. “So is asphalt, road crush and drain rock. Everything we have been doing for the last five years is all associated with this.”
The company, which has been operating on the land for five years, has participated in construction projects at the airport, Timberlane Park, Westview Elementary School and Willingdon Creek Village.
Most concrete batch plants are situated in gravel pits, Stephens said.
“We need it for long-term viability for our gravel pit, along with a 30-year lease,” he said. “I’ve invested millions of dollars in my gravel pit. We are the biggest sand and gravel operation in town.
“I realize the regional district is an advisory on this. If you approve it, or don’t approve it, it may or may not affect my application.”
Stephens said he was appearing before the regional board because he believes some of the wording should be changed in the OCP. “It’s so vague and you’re only allowed to do three activities under these rules,” he said.
All of Stephens’ competitors have 30-year leases, he added. Stephens asked the regional board to further consider their response to the application.
Colin Palmer, regional board chair and Electoral Area C director, said that Stephens’ point about the application being on Crown land, and the decision being made by the Crown, was valid. Other agencies such as the regional board are invited to make comments.
“It’s Crown land and they have jurisdiction on it,” he said.
When the motion forwarded by the planning committee came before the board, Electoral Area B Director Stan Gisborne introduced a “friendly amendment” to the motion to recognize quarrying but to oppose the concrete batch plant. The original mover of the motion, Electoral Area A Director Patrick Brabazon, said he wanted the original motion to stand. If Stephens submitted an application without the concrete batch plant, he would consider a revision.
“We’ve heard in the strongest terms that a batch plant is wanted,” he said. “I want the motion before us to stand.”
Gisborne said the amendment he was recommending opposes the batch plant because it is contrary to the OCP. He moved his amendment, which supports the 30-year licence of occupation for quarrying, but opposes a licence of occupation that includes a concrete batch plant.
“The original motion lumps the two together, but one use is allowed,” he said. “For clarity, this motion is separating it, supporting the one that is allowed, according to the OCP.”
Palmer said the regional board’s planning staff heard the intent of Gisborne’s amendment prior to the regional board meeting and agreed with the intent.
Gisborne’s amended motion carried, with Brabazon the lone opponent.
