Exploring the Implications of Non-Resident Land Ownership in Nova Scotia by Heather Breeze Submitted in partial fulfillment of the requirements for the degree of Master of Environmental Studies Dalhousie University Halifax, Nova Scotia August 1998 Copyright by Heather Breeze. 1498 National Library Bibliothëque nationale of Canada du Canada Acquisitions and Acquisitions et Bibliographie Services services bibliographiques 395 Wellington Street 395 rue Wellington Ottawa ON K1A ON4 ûttawa ON KiA ON4 Canada CaMda The author bas granted a non- L'auteur a accordé une licence non exclusive licence allowing the exclusive permettant à la National Library of Canada to Bibliothèque nationale du Canada de reproduce, loan, distribute or seil reproduire, prêter, distribuer ou copies of this thesis in microform, vendre des copies de cette thèse sous paper or electronic formats. la forme de microfichelfila de reproduction sur papier ou sur format électronique. The author retains ownenhip of the L'auteur conserve la propriété du copyright in ths thesis. Neither the droit d'auteur qui protège cette thèse. thesis nor substantial extracts fiom it Ni la thèse ni des extraits substantiels may be printed or othenvise de celle-ci ne doivent être imprimés reproduced without the author's ou autrement reproduits sans son permission. autorisation. Table of Contents ... List of Tables and Figures ............................................... vil1 Abstract .............................................................. ix Chapter 1 : Why Land Ownership? .......................................... 1 1.1Introduction .................................................. 1 1.2 Statement of Question .......................................... 2 1.3 Rationale for Thesis ............................................ -7 1.3.1 Introduction ........................................... 2 1.3-2 Local ControI of Resources .............................. 4 1.3 -3 Importance of Study .................................... 6 l.4Methodology ................................................. 6 1.41 Methods .............................................. 6 1.4.2 Definitions ............................................8 Chapter 2: Issues Related to Non-Resident Land Tenure ....................... 10 2.1 Introduction ................................................. 10 2.2 Land Tenure Concems ......................................... 1 I 2.3.1 Economy ............................................ I 3 2.2.2 Natwal Resources ..................................... 1 4 2.2.3 Society .............................................. 1 7 2.3.4 Environment ......................................... 1 9 Chapter 3: Land Development and Land Use Planning ......................... 2 1 3.1Introduction ................................................. 21 3.1 Cottage Developments .........................................3 3 2.1 Landscape ........................................... 16 3.2.2 Environment .........................................27 3.3.3 Naturd Resources ..................................... 30 3.3LandUsePlanning ............................................ 32 3 .3.1 Planning and Rural Areas ............................... 3 2 3.3.2 Planning for Preservation on Private Lands ................. 36 3 -4 Planning in Nova Scotia ....................................... 3 7 3 .4 . 1 Land Use Bylaws ..................................... 3 7 3 A.2 Preservathn =S, Consenratim Tools ...................... 40 3.jConcl~sion.................................................. 41 Chapter 4: Land Ownership Legisiation and Policy ........................... 43 4.1 Introduction ................................................. 43 4.2 Land Tenure in Prince Edward Island ............................. 43 4.2.1 Background .......................................... 13 4.2.2 Prince Edward Island Legislation ......................... W 4.2.3 Non-Legislative Measures .............................. 51 4.3 Land Tenure in Other Canadian Jurisdictions ....................... 51 4.3.1 Saskatchewan ........................................ 52 4.3.2Ontario ............................................. 53 4.3.3 British Columbia ...................................... 55 4.4 Land Tenure in the United States ................................. 55 4.5 Land Tenure in the Caribbean ................................... 55 4.6 Land Tenure in Europe ........................................ 56 4.6.1 Norway .............................................56 4.6.2Denrnark ............................................ 57 4.7 Implications of Canadian Federal Legislation ....................... 57 3.7.1 Federal Statutes ....................................... 57 4.7.2 Trade Agreements .................................... 60 3.8 Conclusion ................................................. 61 Chapter 5: Non-Resident Legislation in Nova Scotia .......................... 62 5.lintroduction .............................................. 62 5.2 Property Ownership ........................................... 62 5.2.1 Ownership ........................................... 62 5 2.2 Trespass ............................................. 64 5.2.3 Takings ............................................. 65 5.2.4 Waterfiontage ........................................ 65 5.3 The Non-Resident Issue in Nova Scotia ........................... 66 5.3.1 Background .......................................... 66 5.3.2 Land Hoidings Disclosure Act ........................... 69 5.3.3 Current Situation ...................................... 72 5.3.3.1 Management of the Land Holdings Disclusure .4cr .... 71 5.3.3.2 Working Group on Non-Resident Owners ........... 74 5.3.3.3 Role of Municipalities .......................... 76 5.4Conclusion .................................................. 78 Chapter 6: Ownership of Nova Scotia ...................................... 79 6.1Introduction ............................................... 79 6.2 Provincial Land Tenure Figures .................................. 80 6.2.1 AllTax Accounts ..................................... 82 6.2.2 Non-Resident Tax Accounts ............................. 83 6.2.3 Non-Resident Land Ownership ........................... 88 6.2.4 Land Ownership Summary .............................. 93 6.3 Conclusion .................................................. 96 Chapter 7: LandOwnership inRichmondCounty ............................ 98 7.1 Introduction ................................................98 7.1.1 Description .......................................... 99 7.1.2 Natural History ....................................... IO0 7.1.3 Municipal Services ....................................IO 1 72LandTenure .................................................102 7.2.1 County Overview .....................................102 7.2.2 Watefiontage ........................................105 7.2.3 Subdivisions ......................................... 109 7.2.4 Other Areas in Richmond County .........................III 7.3 Issues Related to Non-Resident Ownersiiip ......................... 114 7.3.1Landscape ...........................................II4 7.3.2 Environment .........................................115 7.3.3 Natural Resources ..................................... 118 7.3.4Economy ............................................ 121 7.3.4.1 Economic Activity ............................. 121 7.3.4.2 Assessments and Taxation ....................... 123 7.3.4.3 Land Speculation .............................. 128 7.3.5Society ..............................................128 7.3 -6 Municipal and Community Services ....................... 131 7.4 Discussion ..................................................132 Chapter 8: Conclusions and Recornmendations .............................. 135 8 .t Introduction .................................................135 8.2 Information Needs ............................................ 136 8.2.1 Conclusions .......................................... 136 8.2.2 Land Information System ...............................136 8.2.3 Land Holdings Disclosure Act ...........................136 8.2.4 Information on Planning ................................139 8.2.5 Coordination of Land Information ........................ 139 8.3 Tools ta Mitigate the Impacts of Non-Resident Land Owners ......... 1 JO 8.3.1 Coficlusioiis .......................................... 1JO 9.3.2 Education ...........................................i4! 8.3.3 Taxes ...............................................142 8.3.4 Planning ............................................ 143 8.3.5 Limits on Land Holdings ............................... 144 8.3.6 Cornmunity Groups .................................... 146 8.3.7 Crown Land ......................................... 146 8.3.8 Federai Interventions .................................. 146 8.4 Questions Raised ............................................. 147 Appendices Appendix A: List of Interviews and Personal Communications ............ 149 Appendix B: Nova Scotia Property Accounts .......................... 152 Appendix C: Map of Richmond County Properties .............. inner pocket Bibliography .........................................................153 vii List of Tables and Figures Table 6.1. Nova Scotia Property Tau Accounts ............................... 83 Table 6.2. Non-Resident Tax Accounts ..................................... 84 Table 6.3. Property Information for Non-Resident Tau Accounts ................ 87 Table 6.4. Non-Resident Land Ownership .................................