Proposed "Bay House Campground" in East Bamfield

On December 11th the Bamfield Advisory Planning Commission reviewed a rezoning application (RA25003) for a proposed new campground immediately south and adjoining Ostrom's on the following parcels:

x 448 Seaboard Road

x 452 Seaboard Road

x 200 Binnacle Road.

These parcels are currently zoned Acreage Residential (RA2), which does support the development and operation of a commercial campground. HGB has started the rezoning application process which can be a lengthy process.

At the May 14th Bamfield APC meeting, the Huu-ay-aht Group of Businesses (HGB) presented a new application for a Temporary Use Permit (TUP) to facilitate the commencement of preliminary site work.

The Bamfield APC voted to approve the Temporary Use Permit.

Note - the Bamfield APC is not empowered to approve or deny development or rezoning applications but instead provides a recommendation to the ACRD Board who make the final decision.

Here is some background information on the proposed campground from the December 11th APC meeting. These details are from the ACRD Planning Report from January 2025.

The proposed development consists of up to 34 campsites, including 19 drive-in and 15 walk-in sites. The camping area would span two parcels (452 Seaboard Road and 200 Binnacle Road), while boat trailer parking and campsite registration are proposed on a third parcel (448 Seaboard Road

Services:

a) Sewage Disposal: On-site sewage disposal system. The applicant is required to submit a report from a Registered On-site Wastewater Practitioner (ROWP) that includes a capacity review to determine whether the site has sewage disposal capacity for the full build-out of the 40-site campground.

b) Water Supply: Bamfield Water System. The rezoning would be referred to the ACRD Community Services department to determine any requirements for connection to the community water system.

c) Fire Protection: The parcels are within the Bamfield Fire Protection Area. The rezoning would be referred to the Bamfield Volunteer Fire Department to ensure that suitable access is provided for emergency vehicles and evacuation of the site in the event of an emergency.

d) Access: Principal access to the parcel would be from Seaboard Road and Hull Road to the north. The property also backs onto Bamfield Road to the east. The campground would have two accesses with +/- 32 RV and tent campsites accessed from Seaboard Road to the north and +/- 8 RV sites accessed from an internal to be built from Bamfield Road to the east. The applicant is required apply for a Commercial Access Permit from the Ministry of Transportation and Transit.

Planning Policy Discussion:

a) Official Community Plan: The parcel is designated Mixed Use in the Bamfield Official Community Plan. The Mixed Use designation supports small-scale commercial uses such as lodges, cafes, fishing charter operations, and water taxi services. The applicant proposes to amend the OCP to designate these parcels as Commercial Use to support the commercial campground use.

The parcels are impacted by several Development Permit Areas (DPAs): DPA I – Foreshore and Riparian Areas Protection (15 m; 30 m); DPA II – Natural Hazard Areas Protection Tsunami 20 m a.s.l.; DPA III –Form and Character, and DPA IV – Coastal Protection. The applicant has submitted biologist and geotechnical engineering reports which appear to satisfy the requirements of each of the riparian area protection and natural hazard DPAs. A detailed site plan outlining access/egress to property, internal road, parking, landscaping and screening, and signage will be required to satisfy the DPA III – Form and Character guidelines. If the rezoning is successful and before any development of the site can begin, a development permit must be issued.

The commercial campground proposal does not comply with the policies and objectives of the Mixed Use designation. The applicants have applied to redesignate the parcels to Commercial use to facilitate the rezoning.

b) Zoning: The parcels are zoned Acreage Residential (RA2) District. The proposed campground development will require site specific zoning to accommodate the proposed use. A site-specific Campground Commercial (C8D) District has been drafted. The C8D zoning would permit campgrounds with a maximum of 40 sites, one single family dwelling, and accessory buildings and uses.