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Horne Lake is off the Grid and for many this low-tech escape from every day life is what makes this unique, rural, recreational getaway so special. Being off the Grid means there is no BC Hydro service, landline telephone or cable service. There is no plan at present that will deliver Hydro or other landline services to The Strata. To pursue this would require the consent of at least 75% of the owners and a substantial financial commitment from every owner to build the transmission delivery system.
Owners use cell phones, antennas and satellite receiving dishes for television if they must and a variety of other means to replace Hydro service. Some of these include old-fashioned coal oil lamps, propane for lighting, refrigeration, cooking and heat, solar and battery systems for lighting and other power requirements, generators to top up the battery banks and for construction projects. There are noise and nuisance bylaws that regulate the use of generators. Common sense and consideration for your neighbours enjoyment normally works the best. Silence is golden.
Horne Lake is the supply for domestic water for each lot. The Strata has a license for 400 individual intakes from the Ministry of Environment and pays an annual fee for the water license. The license fee is a line item in the annual budget.
Owners install their own intake, pump, storage and pressure system for the domestic water needs on their lot.
Outhouses were a common feature on each lot until December 31, 2004. Now sewage is handled by pump and haul. The Regional District of Nanaimo designates The Strata as a pump and haul service area. As such an occupied strata lot can no longer have an outhouse and must have an approved pump and haul tank installed and be registered for service with the Regional District of Nanaimo. It is the owner’s responsibility to maintain the pump and haul tank and alarm system and ensure their tank is pumped out as required. The pump out, hauling and tipping fees are the owner’s responsibility.
Horne Lake and The Strata are unprotected areas. This means a fire department will not show up if you call 911. The Strata has installed Fire Stations, Fire Trailers and water Tenders around the lake for Owners use in the event of a fire. Each Owner is provided with a Fire Key that will provide access to all of this equipment. Owners are encourage to become familiar with the location of these facilities in relation to their lot and to hold practices with family members and neighbours with the pumps and equipment. It is up to each owner to ensure they have first response capabilities at their cottage including at least 10# fire extinguishers (minimum), water source, pump and hoses etc.
Horne Lake is in the Coastal Fire Centre region for forest fires. Coastal Fire Centre will respond to forest fires and to assist the Strata Owners to bring them under control. Coastal Fire Centre will not respond to structure fires unless they threaten the adjacent forest. We are in a forest so call and advise of the incident, *5555 on your cellular phone.
Insurance and security of a strata lot, cottage and personal property is each individual owner’s responsibility. The Strata supports a Cottage Watch program with a dedicated group of owner volunteers that compliment the many private security companies that provide services to individual owners.
Each lot can install one dock. Regional District of Nanaimo Zoning Bylaw W4 and Development permit 0120 regulates the size and construction materials for new docks. A new dock can be up to 20 m2 (215 sq ft) excluding the walkway. The walkway can be up to 4 ft wide and an unspecified length. Prior written approval from the Strata Council is required before you build and install a new dock.
There is a boat launch ramp at the Regional Park at the west end of Horne Lake that is available to Strata Owners for a nominal charge. Personal watercraft cannot be launched there.
The Strata Corp. has plans to build a boat launch ramp for owners use on the south shore between lots 373 and 374 South Lake Road. Lake levels and government approvals permitting, this launch ramp will be built in the fall of 2006 or 2007.
A resident or visitor must not operate a motorcycle, trail bike, dune buggy or off road vehicle on any strata lot, common property or common asset (other than roads and driveways established for vehicle use and then only for the purpose of transportation), except in accordance with the rules, if any, created by council. In any event, a resident or visitor must not operate such a vehicle in a manner which causes a nuisance or hazard to another person, causes an unreasonable noise or unreasonably interferes with the rights of other persons to use and enjoy the common property, common assets or another strata lot.
The Motor Vehicle act does not permit the operation of unlicensed vehicles, quads, and dirt bikes on public roads. Public roads around Horne Lake include Horne Lake Road, Horne Lake Caves Road and Marshland Road.
