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Horne Lake is a reservoir and has a controlled outflow through a dam and tunnel system operated by the Department of Fisheries for the Big Qualicum River fish hatchery. As such, the lake level will normally fluctuate up to 15 vertical feet per year. There is a flooding covenant on the Strata lots that requires all new construction be built above the 200 year flood level, 121.7 m Geodetic Datum.
Horne Lake is in the Regional District of Nanaimo. There are various levels of regulations from the Regional District of Nanaimo, the Province, the Federal Government and the Strata Bylaws regarding land development, improvements and construction projects at Horne Lake and on a Strata Lot or common property. These also regulate the number of buildings, structures, and recreation vehicles permitted on a strata lot and their location and size. All of these must be considered before any lot improvements, land alteration or construction begins. The Strata engages the services of a strata property manager to assist owners with their approval applications.
Construction, tree removal, and land alteration projects must be approved in writing by the Strata Council prior to the start of the activity.
Unauthorized activities are dealt with by the Strata Council through their discipline process and can include fines.
Horne Lake is a recreational community and only allows temporary accommodation. As such, the zoning and Strata Bylaws define "temporary accommodation" and restricts the occupancy to 240 days in a given year and 180 days in succession.
Permanent residency is not permitted by the zoning or by the Strata Bylaws.
As a recreational community, the size of a cottage is limited by zoning.
Maximum floor area:
Number of floors, 2, the main floor and the loft
There is a development permit area around the lake that includes all land within 15 metres of the natural boundary of Horne Lake and any watercourse. Development Permit No. 0120 outlines the activities that can occur within the development permit area.
New Riparian Area Regulations have been legislated by the Provincial Government that may limit the activity, construction, land and vegetation alteration within 30 metres of the natural boundary of Horne Lake and any watercourse. More details on how the riparian area regulations may affect the owners at Horne Lake may be available in the spring of 2006.
