newboro and portland harbour redvelopment plans

NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
INTRODUCTION
The Municipal docks in both Newboro and Portland were transferred to the Township of Rideau
Lakes by Parks Canada in 2002. Little has been done to improve the docks physical condition or
role in the two communities. Designation in 2007 of the Rideau Canal System as a United
Nations Educational Scientific and Cultural Organization (UNESCO) world heritage site, and
awareness that both village harbours could make a better cultural and economic contribution, led
the Township to prepare concept plans for both harbours.
While the municipal docks in each village are the most tangible interface with their respective
lakes, the approach has been to look for opportunities to improve not only the dock’s function, but
also to better connect the communities with their waterfronts.
The recommended plans are the result of on-site meetings with members of the Township
Planning Committee, four meetings with the Planning Committee and public open houses in both
villages. Recommendations are customized to the opportunities and needs of each village and
are presented as separate sections of this report.
NEWBORO WATERFRONT
EXISTING CONDITIONS
The village docks at Newboro are located at the foot of Lock Road adjacent to the Newport Lock
station. Lock Road is a two-lane paved road descending down the hill from the village to
Newboro Lake. There are two boathouses at the foot of Lock Road that are in dilapidated
condition, and the village docks located to the south are obviously beyond their service life. The
parking lot is poorly defined with many empty boat trailers stored in the central turn-around island.
The driving aisle of the parking lot is paved, however the parking spaces are gravel. While the
Lock station is not far away, the buildings are not within sight and the path and signage could
easily be overlooked.
Long-term residents of Newboro recall active use of the Lock Station property for swimming and
special occasions such as the ‘Water Days Festival’, but this activity has fallen off in recent times,
particularly with the relocation of the swimming area to a shallow, weedy part of the shoreline.
The Lock Station is physically removed from the village core, and is not directly accessible by
land, from By or Water Street.
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
Similarly, the village is not visible from Newboro Lake or the Lock Station, so that boaters
transiting the Canal System have no sense of its presence or accessibility when arriving by water.
At one time, there were docks lining the canal near the Highway 42 Bridge, however these have
long since been removed and Parks Canada does not wish to see docks in this location as they
have concerns that it would make the channel too narrow given the large size of contemporary
boats using the system.
The docks are primarily rented seasonally with little short-term or overnight use, despite probable
overflow demand from Newboro Lock Station that had the highest overnight visitation, (1124 on
the canal system in 2008). While there are washrooms at the Newboro Lock Station, there is
limited docking capacity and no water or electrical service connections.
NEWBORO DOCKS EXISTING CONDITIONS
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
CONCEPT ALTERNATIVES
Two concepts were prepared for the Newboro Village docks and are differentiated by the dock
layout relative to the location of the existing launch ramp remaining in place or being
reconstructed at the foot of Lock Road. Concept 1 would use, or replace, the existing launch
ramp with the adjacent dock having no slips on the existing side to allow for queuing of launching
boats. This arrangement would require vehicle and trailer circulation around the existing parking
lot to facilitate backing-up to the ramp. Additional docks could be added adjacent to the Parks
Canada property, however, the launch ramp and associated activity would bisect the docks.
Concept 2 is preferred as the boat launch ramp would be relocated to the foot of Lock Road,
allowing vehicles and trailers to circulate around an island separated from the parking. This
arrangement would allow for reconfiguration to accommodate as many cars as possible with a
more compact and organized layout. Both concepts include vehicles and/or boat trailer parking
up Lock Road in the Township owned right-of-way and possibly extending onto Parks Canada
property.
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
RECOMMENDED CONCEPT
The recommended concept includes the docking arrangement in Concept 2, and adds several
linkages and land acquisition recommendations to connect the village and Parks Canada lands
better, as well as possibly provide a village waterfront park. The component areas would work
together and are described below.
RECOMMENDED CONCEPT - NEWBORO DOCKS POTENTIAL WORK ON PARKS CANADA AND NEARBY LANDS
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
Village Docks
Remove the existing boathouses and relocate the boat launch ramp to the foot of Lock Street.
The adjacent dock should not have slips on the north side to allow for launch and removal
queuing activity. A shade structure or tower should terminate the end of this dock, making it a
distinctive landmark enabling Rideau Canal boaters to find the village docks, and draw
pedestrians out to the end of the dock for viewing, sitting, fishing and the like. Seasonal slips
sized appropriately for the range of boat sizes (small, medium and pontoon boats), using the
existing docks should be located towards the launch ramp side. If there is an office, and/or
washroom building it should be located beside the launch ramp so that it is easily found from the
Lock Road approach. Slips for overnight boats should be sized to accommodate the typical
cruiser size of Rideau Canal transit boats and possibly provide electricity, and water hook-ups at
each slip. There should be low level lighting on the docks for safety and security. A wide
boardwalk, linked to the shoreline path at each end should provide pedestrian connection past
the docks, seating, as well as access to the docks themselves.
NEWBORO DOCKS – RECOMMENDED PLAN
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
Parking Lot
The parking lot should be rationalized to provide space for a through aisle and cars without
trailers. A turn-around loop linking to Lock Road should cut through the existing parking island to
facilitate queuing and three-point turn movements to and from the ramp without obstructing
parking. Rules of use for parking, including direction to the trailer parking lot should be clearly
displayed. Trailer parking should be prohibited in this parking lot area and restricted to the new
upper boat trailer parking area.
Boat Trailer Parking
A secure compound and parking lot should be provided on the road allowance lands that extend
southwest from the corner of Lock Road. This may require negotiation with Parks Canada to
provide sufficient width for a perimeter loop aisle with angled stalls long enough for boats and
trailer, or seasonal trailer storage compound.
Waterfront Land Acquisition
Should waterfront land become available for purchase the Township should consider acquisition
in two locations; the outside elbow of Water Street and on the east bank of the Rideau Canal
north of the County Road 42 Bridge. The Water Street location would allow for better connection
to the Village of Newboro Lake as there is currently no public water frontage in this area of the
village. The east bank of the canal is currently owned by Parks Canada and the Township should
seek to improve the area to allow a better visual and functional connection from the village core to
the canal.
Path Connections
The existing pathway at the top of Lock Road should be completed down the hill to the docks. A
separate path should be provided to link across Parks Canada property, to and from, the
proposed trailer parking lot to the dock areas. As one of the main roads in Newboro, Lock Road
should be improved with a better pedestrian connection and streetscape elements such as
pedestrian lighting, defined parking signage and landscape. A second loop could also be created
on Parks Canada Land from the Newboro Lock Station west and north along the Rideau Canal
and up the hill to link with the existing Lock Road pathway, and possibly under the Highway 42
Bridge and east from the Rideau Canal, parallel to County Road 42 to Main Street.
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
Another desirable waterfront path would connect the elbow of Water Street with the village docks.
This may be a long-term objective to be negotiated over time as redevelopment of the private
lands along Newboro Lake occurs.
SKETCH VIEW OF NEW DOCKS WITH BOARDWALK LINKING PATHS ALONG THE WATERFRONT
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
PORTLAND WATERFRONT
EXISTING CONDITIONS
Despite it’s location on Big Rideau Lake, Portland does not have a strong visual connection to the
water, nor do the village docks have a clear municipal presence when approaching from the
Lake. While the ends of both Campbell and Main Street are open to the Lake, these offer
relatively narrow vistas, and in the Main Street circumstance, might be confused for private
property. The poor condition of the docks and unprofessional character of the sign kiosks do not
provide a very positive impression to tourists or cottage visitors to the village, and certainly fall
short of expectations of a World Heritage Site.
ADDRESSES
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
EXISTING CONDITIONS
Similarly, while Hanna Park does have a sign, its relatively narrow width and undeveloped
character does not convey the message of public accessibility. Access to the docks from Water
Street is very narrow and views of the water are screened by a cedar privacy hedge on the
adjacent private property. There are few clues to direct first time visitors from either land or water
to the waterfront, or to the public docks. While there are several routes to Water Street, aside
from the name, there is no obvious water’s edge association. Similarly approaching from Big
Rideau Lake it becomes unclear, which of the various docks in the bay are public.
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
An additional observation is the poorly defined Community Centre parking lot at the corner of
Water Street East and Campbell Street. The street corner radius is larger than other intersections
allowing for faster driving speeds. The undefined edges of the parking lot and expanse of asphalt
are out of keeping with the scale and character of the village. On-street parking of cars with boat
trailers has become an issue, particularly to merchants who are concerned that this displaces
customer parking.
The existing docks are primarily rented seasonally with few spaces available for short-term and
overnight visits. Portland’s location, off to the side of the main route, between Rideau Canal locks
reduces the demand for overnight docking and the low numbers do not warrant full-time staff to
manage dock rentals.
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
ALTERNATIVE CONCEPTS
A series of alternative concepts were developed that would:
•
Animate and articulate the waterfront;
•
Convey the message that the municipal docks are public, from both the water and land;
•
Improve the functional layout of the docks, including providing a breakwater and pier
large enough for tour boats;
•
Improve a swimming area and improve direct connections to the existing, or future,
Community Centre for access to washrooms, day camp programs etc. and;
•
Improve way-finding clues to link Highway 15 to the waterfront.
The alternatives also explored potential acquisition or disposal of property to better consolidate
the existing separated parcels of land owned by the Township, as well as facilitate phased
implementation.
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
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HARBOUR REDVELOPMENT PLANS
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
RECOMMENDED CONCEPT
While several of the alternatives explored acquiring and disposing of Township owned property,
the recommended concept utilizes only property currently owned by the Township. The
component parts of the concept work together to provide clear identity of the waterfront as public
facilities, as well as support a range of activities, as described below:
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
Existing Docks
Given the narrow land connection and poor condition of the existing docks, the recommendation
is to replace them at Hanna Park. While the existing docks are in poor condition, they remain a
viable location for seasonal slip rentals that could be managed by the Township, sold, or leased
to a private operator.
RECOMMENDED CONCEPT
Main Street and Water Street East and West
The addition of sidewalks and heritage style pedestrian lamps on Main Street and both sides of
Water Street would provide wayfinding clues to link Highway 15 with the waterfront. Lamps might
be multiple headed, or raised on masonry bases to have more prominence at Highway 15, as well
as the Water and Main Street intersection.
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
Main Street Right-of-way
Addition of a defined cul-de-sac turning bulb and street trees north of Water Street would clarify
Main Street right-of-way as a public property.
SIDEWALKS AND HERITAGE LAMPS ALONG
MAIN STREET
SIDEWALKS AND HERITAGE LAMPS AT WATER AND
MAIN STREET INTERSECTION
Hanna Park
Hanna Park would be more inviting to visitors, and work better support for events with the
addition of a small plaza, pedestrian lights, improved identity signage, shade trees, and a gazebo
or shade structure.
These elements would clearly identify this as a public park, as well as facilitate special events,
with the close support of the community centre. The adjacent properties should be well buffered
with fences and planting. This location is also well suited for new township Docks, as they would
be very clearly visible from Water Street East, and the park would enhance the docks for waterborne arrival.
The purpose of these docks would be primarily for short-term docking for visitors to the village
potentially including tour boats. A large pier and breakwater at the farthest end of the docks
would facilitate larger tour boats. This large dock should include a shade structure or gazebo as
a destination for people to walk out on the docks, as well as to create a distinctive landmark for
boaters approach from Big Rideau Lake.
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
The character of the various dock elements should be an architectural ‘family’ reflecting the
heritage of Portland Village and convey a sense of quality to first time visitors. This family of
similar elements should make reference to local architectural materials, colours, and forms.
VOCABULARY OF PUBLIC ELEMENTS
CONCEPT 2: HANNA PARK AS HARBOUR AND
EVENTS SPACE
Cataraqui Trail
The Cataraqui Trail is located along an abandoned rail corridor that passes south of Portland
Village. Signage leading to the trail by way of Harlem Road and Portland Station road would
inform people interested in walking a loop or section of the trail. Signs at Harlem Road and
Portland Station road would inform trail hikers that they are close to the village.
USE SIGNAGE TO IDENTIFY WALKING LOOP TO CATARQUI TRAIL
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NEWBORO AND PORTLAND
HARBOUR REDVELOPMENT PLANS
Long-Term Potential
While there is opportunity to optimize the functions of swimming, docks, a municipal event park,
community centre, and parking on lands currently owned by the Township, the proposed
arrangement is somewhat confined and disjointed. Should opportunity ever arise to acquire
either or both the private lots between Hanna park and the Campbell Street right-of-way this
would significantly consolidate and improve both function and presence of the public waterfront.
LONG-TERM POTENTIAL TO EXPAND WATER- FRONT PARK AS ADDITIONAL LAND BECOMES AVAILABLE
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