Planning Applications

• To book a pre-consultation meeting you can email (preferred) planning@thamescentre.on.ca or call 519-268-7334 extension 223 (Senior Planner, Lindsay Nooren). When booking please be prepared to provide the property address, roll number, or legal description and the proposed use of the lands. A detailed site sketch is encouraged such as location of structures, services, and distances (setbacks) to property lines to ensure staff can review the proposal against applicable law such as the Official Plan, Zoning By-law, and Ontario Building Code.

Consent

Minor Variance

Official Plan Amendment

Plan of Subdivision

Site Plan Control

Surplus Farm Dwelling Severance

Zoning By-Law Amendment

See Also: Additional Residential Units, Official Plan

What is a Minor Variance?

A minor variance is a small variation from the requirements of the Comprehensive Zoning By-law. A minor variance approval is a certificate of permission, because it allows the property owner to obtain a building permit even though their property does not comply precisely with the zoning By-law. You can follow this process if you wish to use your property in a way that does not meet current Zoning regulations.

Minor Variances may be made for small issues, such as changes to:

• Building setbacks
• Parking requirements
• Property structures (i.e., building a new deck or garage)

When is a Minor Variance required?

A minor variance might be required when:

• provisions of the Comprehensive Zoning By-law can't be met by new construction
• an addition is proposed for a legal non-complying building
• creating new undersized lot through Consent
• legalizing the property prior to sale

Fee: $1,200 per application

All Planning Act Application are now made through Cloud Permit

For paper applications please contact planning@thamescentre.on.ca 

Permission or consent is generally required to divide land into smaller parcels. Typical types of consents include the creation of a new lot, adding land to a neighbouring lot, creating a right-of-way, and entering into a lease over a part of a property for more than 21 years. Applications are reviewed to determine if they are consistent with Provincial policy, if they conform to Official Plan policies, if they comply with the requirements within the Zoning By-law, and if the proposed use or development is suitable for the site and compatible with adjacent land uses. Additional considerations include the availability of municipal servicing, availability of adequate vehicular access, grading and drainage, and potential environmental impacts.

Land Severances (Consents) are handled by the Committee of Adjustment, which is made up of all five (5) members of Council. 

Fee: $2,000 per application

All Planning Act Applications must be submitted through Cloud Permit

For paper applications please contact planning@thamescentre.on.ca 

Middlesex County oversees Official Plan Amendment applications, which are required with a change in land use designation or a change to the Official Plan is sought. 

Each municipality within Middlesex County has its own Official Plan that establishes local goals, objectives, and policies. The County is the Approval Authority for local municipal Official Plans and local municipal Official Plan Amendments. If a proposed land use or development is not in conformity with the local municipality's Official Plan, an amendment may be needed. Official Plan Amendments are evaluated against principles of good planning, Provincial policy, as well as County and local policy. Applications for local municipal Official Plan Amendments are made at the local municipality and, if adopted by local Council, are forwarded to the County for review and consideration. This process includes local municipal and County fees.

Fee: $4,000 per applicaiton

All Planning Act Application are now made through Cloud Permit

For paper applications please contact planning@thamescentre.on.ca 

Site Plan Control is a development review process which evaluates the layout of site features but not the interior spaces of proposed structures. Site Plan approval is required for all commercial, industrial, institutional, private recreational, and medium or high density residential types of development when:

• Constructing or placing one or more structures on the property
• Altering the interior and/or exterior of a structure on the property that increases the usability of the property
• Increasing the size of a structure on the property by 30% gross floor area on industrial properties or 20% gross floor area in all other zones
• Constructing or adding five or more parking spaces to a commercial, institutional, or industrial parking lot
• Amending an existing site plan, elevation plan, landscape plan, and/or servicing plan or an existing site plan agreement with the Municipality

Site Plan Control is typically applied to industrial, commercial, and multi-unit residential development but does not address the interior of buildings. Site Plans must be prepared by qualified professionals, and technical studies and reports may be required to support a proposal. The Site Plan Review process takes input from various departments and agencies into account during the preparation of a Site Plan Approval Agreement. A Site Plan Approval Agreement is a binding contract between the Municipality and the Owner, and is required to be registered on title of the property and is a prerequisite to the building permit application process.

Fee: $2,500 per application

All Planning Act Applications must be submitted through Cloud Permit

For paper applications please contact planning@thamescentre.on.ca 

If you want to use or develop a property in a way that is not currently permitted by the Zoning By-Law, you can apply for a Zone Change. The Zoning By-law contains general provisions that apply to all properties as well as, but not limited to, permitted uses and setbacks that are specific to each zone. Development projects must comply with the Zoning By-law.

This application can be submitted to the Municipality with the required supporting documents and fees. Additional planning applications may be required, depending on the type of development proposed. 

Fee for application: $3,000 per application

Temporary Use

A Temporary Use Zoning Bylaw is a municipal tool under Section 39 of the Ontario Planning Act that allows a specific, otherwise prohibited land use for a limited period, usually up to three years. It permits temporary activities without permanently changing the property's underlying zoning, reverting to original zoning upon expiry.

Fee for application: $1,200 per application

All Planning Act Applications must be submitted through Cloud Permit

For paper applications please contact planning@thamescentre.on.ca