Planning and Zoning
Under the Community and Development Services Department, Planning Services provides municipal planning services and is involved in all Planning Act applications, long-range planning policy development, the implementation of upper tier legislation and policies, and all other planning matters related to the comprehensive, orderly development within the Municipality of Lakeshore.
Planning Services is responsible for preparing and maintaining municipal planning documents including the Official Plan, Zoning By-law, Secondary Plans, and Community Improvement Plans. These documents are used to implement legislation and perform a variety of services for ratepayers, developers, internal departments and upper tier governments.
Planning processes all applications legislated under the Planning Act. This includes:
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Official Plan Amendments, Zoning By-law Amendments, Site Plan Approvals, Minor Variances, Consents, Draft Plan of Subdivisions or Condominiums, Planning Inquiry, Part Lot Control Application, Telecom Towers, and Community Improvement Grant.
Submit Your Planning Application Online
The Municipality of Lakeshore is pleased to offer community members Cloudpermit – an online application system to apply for and track your planning applications.
The Cloudpermit application system allows you to apply for and to see the status of your application anywhere, any time. You can start an application and finish it later and receive email updates on the status of your permit application. Once your application has been assigned to a planner, you can even send messages through this online application system and have direct contact with your planner.
Please note: The Municipality of Lakeshore cannot view your application as draft. Only applications with the status: "SUBMITTED" will be reviewed. Upon successful submission, we will message you through Cloudpermit within two business days notifying you of successful receipt. If you do not receive communication from us on Cloudpermit within two business days of submission, please reach out to the public service unit at 519-728-2700 or email us directly at planning@lakeshore.ca.
Don’t worry about not knowing what type of application you need, pick the one closest to what you think it might be and your assigned planner will review it with you. To get started, click the button below:
Planning Application Fees
The Planning Application User Fees are subject to the cost referenced in the Pre-Consultation, which are the current user fees as approved by Council. If the full application is submitted after an updated User Fee Schedule, updated fees will apply. Please refer to the current Municipality of Lakeshore's User Fee By-law for applicable planning application fees.
Please note: a processing fee of 2.5% of your invoice will be charged when using a credit card for online payments through Cloudpermit. To avoid this processing charge, you can pay in-person at the Planning Department at 419 Notre Dame St, Belle River, ON, N8L 0P8. At our office we accept: Debit, Cash, and Cheques payable to the Municipality of Lakeshore.
Need help with applying through Cloudpermit?
Learn how to log in to Cloudpermit as a registered user, or check Cloudpermit Support for a quick tutorial on the basics. These support documents and videos may also help you navigate the system:
- What are the Planning application process phases and steps?
- How to submit an application: Cloudpermit. This Video is the base for also creating a land use application.
- How to Send a Message on Cloudpermit - video
- How to create a Zoning permit application
- More support options
Timelines
Planning applications take time to process and complete. Processing timelines commence once all required information is received.
*Please note: Timelines may vary based on your application submission as well as documentation submission and review by internal and external agencies.
All planning applications will now require a pre-consultation to determine eligibility and next steps.
Application Type | Expected Timeline |
---|---|
Pre-Consultations | 30 days* |
Site Plans | 90 Days* |
Zoning | 90 Days* |
Consents | 90 Days* |
Minor Variances | 90 Days* |
What are the types of Planning Applications?
Please note when applying for a specific application, a pre-consultation with a planning consultant from Planning Services is required. The pre-consultation will help guide you and ensure you are submitting the correct application for your specific case, as well as provide you with a list of required documentation for your application.
Effective pre-consultation at the outset of the review process supports mutual outcomes in several ways, including:
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Supporting collaborative and productive working relationships between the applicant and Municipality staff
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Improving application quality
- Reducing overall time to decision on an application
Unsure about the best application for your needs? Refer to the following for guidance and apply through Cloudpermit.
Concerned about making the right choice? Rest assured, we provide assistance in pre-consultations. Pre-consultations are mandatory prior to application progression. Our planning staff will gladly assist you in selecting the appropriate application.
Types of Applications
If you wish to use, alter or develop your property in a way that does not conform with the Official Plan, you must apply for an Official Plan Amendment. Any change to the Official Plan requires an Official Plan Amendment application.
Application through Cloudpermit
Application through Cloudpermit
This is a development review process that evaluates the layout of site features like buildings, parking areas and landscaping but not the interior spaces of the proposed structures. It reviews the impact of development on municipal services as well as ensures development occurs in a responsible manner. It occurs prior to the building permit process. As a condition of Site Plan Approval, the land is required to be developed in accordance with the approved plans, which many include access to the site, building location, parking, loading bays, protection of adjoining properties, to name a few. A security deposit or letter of credit is required to ensure all work is carried out in accordance to approved plans. These requirements are outlined in the site plan agreement registered on title.
Application through Cloudpermit
A Minor Variance Application seeks permission to differ from the requirements of the Zoning By-law and to allow enlargements and extensions of non-conforming uses. Common variances include the reduction of a required setback from a property line, a reduction to the required lot area or frontage or an increase to the maximum permitted height of a building.
Each application must be shown to meet the following four tests:
- Whether the application is in keeping with the policy direction of the Official Plan;
- Whether the application is in keeping with the direction of the Zoning By-law;
- Whether the relief being sought will result in appropriate development for the area;
- Whether the relief being sought is minor in nature.
Application through Cloudpermit
There are three types of consents:
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Creation of a new lot
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Addition to an existing lot
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Minor boundary adjustment
The Committee of Adjustment may also grant consents for other reasons:
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Permanent easements
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Leases greater than 21 years less a day
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Validation of Title
The Committee of Adjustment usually imposes conditions on the approval of a consent application. The owner has one year to fulfill the conditions, or the application is denied. Examples of conditions: taxes must be up to date; lot consolidation must take place; mutual drain agreement.
Application through Cloudpermit
A draft plan of subdivision is required to create more than four (4) lots on a single property; and to create lots that require the extension of municipal services and/or the construction of roads.
A draft plan of condominium is required for the following:
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To create a standard condominium;
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To amalgamate condominiums that have similar buildings and/or management corporations;
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To create a common elements condominium;
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To create a phased condominium;
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To create a vacant land condominium;
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To create a leasehold condominium; or
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To convert an existing building(s) to a condominium form of tenure.
This application is for approved plans and subdivisions. Part Lot Control exemptions allow for the subdivision of land with a survey to register part interest in what is considered one piece of property. This process is necessary to allow semi-detached and townhouses to sell as two separate units, despite existing on a single lot.
Application through Cloudpermit
A Removal of Hold application is required when the Zoning By-law contains a holding symbol “H” on the subject property. The “H” restricts future uses and development on the property until conditions for removing the “H” are met. A Zoning By-law amendment through a Removal of Hold application is required to remove the “H.”
Application through Cloudpermit
Submission Process
A pre-consultation is required for all planning applications.
Apply on Cloudpermit
- If you do not have an account set-up, then you will need to create one. Click here to go to the help section.
- Cloudpermit will send you an activation email.
- Create your first application. (Note: once you start your application it automatically saves. No need to look for a save button.)
- After you provide basic information regarding your property, a planning consultant will set a date to conduct a pre-consultation.
- Pre-consultation (mandatory for all applications):
- Discussion of proposal
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Review of municipal requirements, including determining applicable application stream
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Review of required background information (traffic, environmental, archaeological etc.)
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Review of applicable provincial, county, and municipal policies
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Outline applicable fees.
- Completing and submitting the application:
- Please answer all of the questions within the application form
- Please provide all required background information, outlined during pre-consultation, including (if applicable):
- draft survey sketch (prepared by an Ontario Land Surveyor)
- site plan drawings
- studies (traffic, servicing, environmental assessment, etc.)
- supporting documents
- or other documents as indicated in your pre-consultation meeting
- Submit any necessary application fees to the Municipality of Lakeshore either online through our secure payment portal or in person at the Planning Department at the Municipality of Lakeshore at 419 Notre Dame, Belle River, Ontario, Canada, N8L 0P8. All cheques should be made payable to the Municipality of Lakeshore. Note: Credit card payments will be subject to a 2.5% processing fee.
- During this process you can add your documents;
- All documents and studies to be uploaded onto Cloudpermit.
- Plans/Drawings with multiple pages and sets must be combined into a single PDF file;
- Each PDF file must be properly labelled. PDF file names should have an abbreviated description of the document (see naming conventions below);
- Each information/study must be submitted as a separate PDF file, including the Project Data Sheet;
- Each PDF file must be submitted without a password and/or restrictions;
- Each PDF file must be flattened (i.e. no layers);
- Naming Conventions
- PDF file names must use underscores and abbreviations that reference the subject property address and describe the digital file.
- ADDRESS__FILE_NAME.pdf
- 419 Notre Dame St_Architectural_Plans.pdf
- 419 Notre Dame St__ Public_Utilities_Plans.pdf
- 419 Notre Dame St__ Survey_Plans.pdf
- 419 Notre Dame St__ Parking_Study.pdf
- 419 Notre Dame St__Heritage_Impact_Study.pdf
- 419 Notre Dame St__Photometrics.pdf
Planning FAQs
How to use interactive mapping:
- Click “Launch Map Viewer”
- Turn on the Zoning Layer on the left-hand side by first checking the box.
- In the upper left of the screen on the menu bar, select “search”. Then select “address” and type your address in. Press enter and the map will zoom to your property. Verify the location and proceed to step 4.
- Zoning is highlighted and labeled according to the chart below:
Zone Symbol |
Zone Title |
Residential Zones |
|
R1 |
Residential – Low Density |
R2 |
Residential – Medium Density |
R3 |
Residential – High Density |
RM |
Residential Mobile Home Park |
RW1 |
Residential Waterfront – Watercourse |
RW2 |
Residential Waterfront – Lake St. Clair |
Hamlet Zones |
|
HR |
Hamlet Residential |
HC |
Hamlet Commercial |
HE |
Hamlet Employment |
Commercial Zones |
|
CS |
Service Commercial |
CR |
Rural Commercial/Employment |
CN |
Neighbourhood Commercial |
CT |
Recreational/Tourist Commercial |
Mixed Use Zones |
|
CA |
Central Area |
MU |
Mixed Use |
Employment Zones |
|
M1 |
General Employment |
M2 |
Business Park |
Institutional Zones |
|
I1 |
Major Institutional |
I2 |
Minor Institutional |
Agriculture Zone |
|
A |
Agriculture |
Environmental Protection, Parks and Open Space Zones |
|
EP |
Environmental Protection |
W |
Wetland |
P |
Parks and Open Space |
Urban Reserve Zone |
|
UR |
Urban Reserve |
The Committee of Adjustment is the approval body for minor variance and consent applications under the Planning Act. The Committee hears submissions, discusses concerns, and makes a decision.
The Committee evaluates the merits of each proposal with consideration of the following documents:
- Provincial Policy Statement
- County of Essex Official Plan
- Municipality of Lakeshore Official Plan
- Town of Lakeshore By-Law 2-2012
The Committee is administered by Planning Services through monthly meetings and is a volunteer committee comprised of the public and appointed by Council. The Public is welcome to attend the Committee of Adjustment meetings. Click here for the Committee of Adjustment schedule.
Site Plan Control is used by the Municipality of Lakeshore to ensure the construction of safe, functional, and well-designed developments. It ensures development meets the requirements of legislation, including the Official Plan, Zoning By-law and Ontario Building Code.
Site Plan Control allows the Municipality to review development proposals for various items, including:
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The location of buildings on the site
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Safe ingress and egress for pedestrians and vehicles
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Servicing
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Storm water management
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Sufficient landscaping and parking
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Compatibility with nearby properties
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Quality design and appearance
Every area of Lakeshore is under Site Plan Control. Site Plan Control applies to every type of development except where development consists of: single detached dwellings, duplexes or semi-detached dwellings, farm operations, farm buildings and/or the residence of the farm operator. Site Plan Control can still apply to these developments where specifically required by the Official Plan, such as in cases where development is proposed on hazard land.
Under Section 41 of the Planning Act, the Municipality of Lakeshore has the ability to create areas throughout the municipality where Site Plan Control is required. At this time, all commercial, industrial, greenhouse and multi-unit residential developments (over 10 units) are subject to Site Plan Control.
If a development proposal requires Site Plan Control, it will proceed through a formal process of review and approval. This involves circulation of the proposal to relevant internal departments and external agencies, including conservation authorities, provincial bodies, utility companies, school boards, etc.
A Compliance Letter is a document from planning and building divisions describing compliance (or non-compliance) with certain regulations, policies, codes or agreements. The following types of compliance requests can be submitted through the Municipality's On-Line Application Portal:
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Zoning Compliance, including Committee of Adjustment decisions
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Official Plan Designation Compliance
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Site Plan Agreement Compliance
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Subdivision Agreement Compliance
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Heritage Act Designation Compliance
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Building Records & Code Compliance
A compliance letter can be requested by submitting a Planning Inquiry on Cloudpermit with the request outlined there.
Your application is automatically saved. If you need to change something just press “back” and it will take you to the previous page.
Please submit a Planning Inquiry on Cloudpermit
In the inquiry box, please provide the following information:
- Business Name:
- Municipality: Lakeshore
- Postal Code:
- Primary Contact Number:
- Applicant’s Relationship to Establishment:
- Email Address:
- Proposed hours of operation of the temporary patio extension:
- Proposed start date for the temporary patio:
- Do you plan to serve alcohol on your Temporary Patio:
Upload all docs listed here by clicking and dragging into the attachments box.
If alcohol is being served on the Temporary Patio, please upload a copy of the establishment’s valid liquor license (To be uploaded on Cloudpermit)
Please provide proof of insurance for the establishment (To be uploaded on Cloudpermit)
Drawings (Professional or handwritten) or proposed patio considering the requirements above (To be uploaded through Cloudpermit)
Ensure that all documents are named appropriately. For example: EstablishentName_ProofOfInsurance
A planner will then invoice you for your application and fees must be paid prior to review.
Contact Us
Lakeshore Town Hall
419 Notre Dame St.
Belle River, Ontario N8L 0P8
Phone 519-728-2700
Email Us
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