Planning Services

Overseen by Middlesex County

Middlesex County is the Approval Authority for Official Plans, Official Plan Amendments, and Plans of Subdivision / Condominium.

County Official Plan Amendments

Middlesex County's Official Plan is a comprehensive policy document that establishes a long-term vision and sets out broad goals, objectives, and policies for the County. If a proposed land use or development is not in conformity with the County's Official Plan an amendment may be needed, however it is not anticipated that this will occur frequently. Official Plan Amendments are evaluated against principles of good planning, Provincial policy, and County policy. Potential applicants are required to consult the Planning Department before making a formal submission.

Local Municipal Official Plan Amendments

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 Offical 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. 

Plans of Subdivision / Condominium

A Plan of Subdivision / Plan of Condominium allows a piece of land to be divided into smaller lots or units in a comprehensive manner. In considering a proposed plan, applications are evaluated against criteria such as conformity with the local municipality’s Official Plan, Middlesex County’s Official Plan, the Zoning By-law, Provincial policies, the Planning Act, and engineering standards. Compatibility with adjacent properties and the suitability of the land for the proposed purpose are also taken into account, including the size and shape of the lots being created, adequacy of vehicular access, servicing, and environmental matters.

The Subdivision / Condominium process is typically a fairly technical process and applicants will require professional planning, engineering, legal, and surveying assistance. Plan of Subdivision / Condominium applications are usually processed concurrently with other planning applications (such as Zoning By-law Amendments) so that councils and the public will have a comprehensive understanding of the proposal. If you wish to know more about applying for a Plan for Subdivision or a Plan of Condominium please view our Applicant's Guide and Application Form. The process includes fees.

Overseen by Thames Centre

Development applications may be submitted to the local municipality where they will be reviewed and considered. Middlesex County and other parties (such as Conservation Authorities) work closely with local municipalities in reviewing local applications such as Zoning By-law Amendments, Consents, Minor Variances, and Site Plans. 

Zoning By-Law Amendments

Every property within Middlesex County belongs to a zone (such as residential, commercial, or industrial) and is subject to the local Zoning By-law. Zoning By-laws determine what uses and buildings are permitted within each zone, and outline the associated regulations and standards. If a proposed use or structure does not conform to the requirements outlined in the Zoning By-law (for example, a different proposed use), a Zoning By-law Amendment would be necessary.

Applications are reviewed to determine if they are consistent with Provincial policies, if they conform to Middlesex County’s Official Plan and the local municipality's Official Plan, and if the proposal is suitable for the site and compatible with adjacent land uses. The review may also consider other elements including services, access, and environmental matters. The approval of a Zoning By-law Amendment does not exempt an application from securing any other required permits or approvals.

Consents to Sever

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.

Minor Variances

Each property within Middlesex County belongs to a zone (such as residential, commercial, or industrial) which are determined by local Municipalities within their Zoning By-laws. Zoning By-laws contain regulations and standards for each zone (for example, the maximum building height) and ultimately establish what uses and buildings are permitted. If a proposed use or structure meets the general intent and purpose of the Zoning By-law but there are some proposed deviations from the regulations and standards (for example, an increased building height), a Minor Variance would be necessary. Applications are reviewed against and must meet all of the following tests: (1) is the variance minor, (2) is it desirable for the appropriate development or use of the land, building or structure, (3) does it meet the general intent and purpose of the Zoning By-law, and (4) does it maintain the general intent and purpose of the Official Plan.

Site-Plan Control

Site Plan Control is a technical development review process to ensure site development matters such as land use compatibility, access, landscaping, parking, barrier-free accessibility, and site servicing are built and maintained. Site Plan Control is also used to ensure safe, appropriate, and functional development that is in line with Municipal standards. 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.

> Site Plan Control Guide

• Consent Application
• Minor Variance Application
• Official Plan Amendment Application
• Site Plan Application
• Zoning By-law Amendment Application

Before you can submit any of the above applications, your signature must be witnessed by a Commissioner of Oaths. Please contact Sara Henshaw, Deputy Clerk at (519) 268-7334 ext. 239 or shenshaw@thamescentre.on.ca to make an appointment. 

For more information on how the land use planning process works in Ontario, see the Citizen's Guides to Land-Use Planning on the Ministry of Municipal Affairs and Housing Website.

Engineering Design Standards

Under Section 42 of the Planning Act, a municipality may require, as a condition of development, that land be conveyed to the municipality for park or other recreational purposes.  Alternatively, Council may require a payment in lieu, to the value of the land otherwise required to be conveyed.  All monies received shall be allocated in a special account (reserve fund), including interest, and be spent only for the acquisition of land to be used for park, or other recreational purposes, including the erection, improvement or repair of buildings and the acquisition of machinery for park or other recreational purposes.

Changes to the Planning Act came into effect July 1, 2016 as a result form the proclamation of the Smart Growth in Our Communities Act (Bill 73).  One of those changes is to create clear reporting requirements for capital projects financed through Section 42 (parkland dedication) of the Planning Act.  Annually, the Treasurer of the municipality is required to provide Council with a financial statement related to the cash in lieu of parkland reserve fund.   Ontario Reg. 509/20 Community Benefits Charges and Parkland, outlines statement disclosure requirements as well as that this statement must be made available to the public.

Treasurer's statement of cash in lieu of parkland reserve fund

2022

The purpose of development charges is to assist in providing the infrastructure required by future development in the municipality through the establishment of a viable capital funding source to meet the Municipality's financial requirements. Development charges fund growth-related costs such as roads, water, wastewater infrastructure, etc.

• 2025 Development Charges - County of Middlesex and Thames Centre Combined DC's
• Thames Centre Development Charges By-law
• Thames Centre Development Charges Pamphlet
• Removal of Mandatory Development Charge Phase-Ins (Effective on November 1st, 2024)

The Thames Centre Community Improvement Plan (CIP) is aimed at fostering community development. The CIP directs funds and policies to specific areas to encourage revitalization and development. It provides financial incentives, such as grants and loans, to eligible landowners and tenants for property improvements. Unlike other municipal plans, the CIP focuses on stimulating economic growth and redevelopment, addressing local needs, and enhancing the built and social environment. The plan also includes strategies for implementation, marketing, and monitoring to ensure its effectiveness.

Thames Centre Community Improvement plan information page 

Thames Centre Community Improvement Plan

CIP Application Package

Questions Regarding the CIP or Application? 

Please contact:

Amanda Storrey

Interim Director of Planning and Development Services

Phone: 519-268-7334 extension 249

Email: astorrey@thamescentre.on.ca

The Municipality of Thames Centre Official Plan is administered by the Planning Department. The Official Plan is a policy document adopted by Council that identifies a vision for the long term land use of the Municipality. In addition to the Official Plan, Planning Services also prepare Secondary Plans, which plan for the development of specific areas within the Municipality.

Official Plan Review information. 

The Municipality of Thames Centre’s Site Plan Control Area By-law implements the Official Plan policies consistent with the Planning Act by designating the entire geographical limits of the Municipality as a site plan control area. The By-law also provides a detailed description of the process, site plan submission requirements including the posting of security and delegates the authority to approve plans, imposing conditions, and the approval of site plan agreements to the Director of Planning and Development Services

The Municipality of Thames Centre Comprehensive Zoning By-law is prepared under the direction of the Planning Department. This by-law implements the Official Plan policies and identifies permitted uses for each property within the Municipality along with restrictions and building specifications.

In 2022, the Province of Ontario published the Housing Affordability Task Force Report which provided several recommendations to increase the supply of housing.  One of the key recommendations encourages the development of Additional Residential Units (ARUs) as a housing option.

See our Additional Residential Units Page

• Municipality of Thames Centre
• Village of Dorchester
• Village of Thorndale

• Middlesex Public County Mapping - Interactive Mapping
• Middlesex County Maps - Main Webpage 

Document Search Request:

E.g., property files, permit cards, septic plans, building plans, survey, reference or registered plan, etc.)

If you are the owner of the property: 

• Complete a Document Search Request Form and email it to planning@thamescentre.on.ca
• The request base fee is $5.00 and $7.50/15 minutes for record search/redaction if applicable. Please note additional charges may be incurred depending on the complexity and scope of the request, as per the current Fees and Charges by-law.
• Once the form has been received, you will be provided with next steps/payment instructions.
• The timeline for this request is 2-5 business days.

If you are not the owner of the property:

Please reach out to clerk@thamescentre.on.ca to confirm whether a Freedom of Information Request if required.

Zoning Certificate

(E.g., Open Building Permits, Outstanding Work Orders, Servicing Information, Planning Application Status, etc.)

• Mail and fax a formal request letter to the municipal office.
• The fee is $200.00 per roll number) per request.
• If payment by cheque is unavailable, contact the municipal office for additional payment options.
• The timeline for this request is 2-5 business days.

Zoning Confirmation Letter

(E.g., Ontatio Motor Vehicle Industry Council (OMVIC), Propane Exchange)

• Mail and fax a formal request letter to the municipal office.
• The fee is $100.00 per property/roll number.
• If payment by cheque is unavailable, contact the municipal office for additional payment options.
• The timeline for this request is 2-5 business days.

Municipal Office Contact Information

• Address: 4305 Hamilton Road, Dorchester, Ontario, N0L 1G3
• Phone: 519-268-7334     
• Fax: 519-268-3928
• Email: inquiries@thamescentre.on.ca

MTO has recently launched an MTO Highway Corridor Management System (HCMS) web-portal with the following functions:

• View MTO Controlled Area;
• General Inquiry:
• Request a Pre-Consultation; and
• Submit a Permit Application.

This platform has been developed to better serve the general public and the development sector and track the status of a submission.  Once submitted, the file will be assigned to the appropriate MTO staff to facilitate the review and approval process.  Click here to proceed to MTO web-portal.

• The OMAFA "AgriSuite" online website is a free agricultural and environmental suite of decision support tools related to crop management, nutrient management and minimum distance separation.