• divide land (or sever it) to create a new lot;
• adjust boundaries of existing land parcels to enlarge or decrease the size of a property (a lot addition);
• register an easement or right-of-way;
• register a mortgage or discharge a mortgage over part of a parcel of land;
• register a lease over part of a parcel of land when the term of the lease is 21 years or more (inclusive of renewal options)

What is a land severance?

A land severance is the authorized separation of a piece of land to form a new lot or a new parcel of land. This is commonly known as a consent. Planning Board approval is required to ensure that land severances are considered within an established planning framework, that they do not conflict with overall future planning goals and policies and that consideration can be given to the effect of the severance on the site, the neighbours and on the community as a whole.

The Township of The Archipelago's Official Plan contains policies and requirements for land severances within the Township.

The Planning Board has adopted a Minimum Standards By-law that establishes minimum lot areas and lot frontages for new lots created within the unincorporated areas under the Planning Board's jurisdiction. See below for more information regarding minimum lot standards in the unincorporated areas.

What is a plan of subdivision?

If several severances are intended in the same area, a plan of subdivision may be more appropriate. In isolated cases, the Planning Board may consider the appropriateness of creating multiple lots by subdivision rather than by consent. However, in the Township of The Archipelago, the creation of new lots is likely to proceed by consent as opposed to a plan of subdivision.

How do I apply?

It is strongly recommended that you consult with Planning Department staff prior to the submission of an application. Contact information is located above.

A consent application form can be downloaded, printed and completed manually. For your convenience, the application can also be completed on-line in a fillable PDF format and then printed. Please note that applicants must submit an original application form containing original signatures where indicated. In addition, the applicant must complete the Affidavit or Sworn Declaration section of the application form before a Commissioner or other person empowered to take affidavits.

An information sheet accompanies the application form and provides details with respect to the Planning Board, the costs involved and the information and documentation required to be submitted with the application.

How will my application be processed?

Upon receipt of a completed application form, together with all required documentation and the application fee, Planning Department staff will conduct a preliminary review of the application. A site inspection will be conducted of the subject property following which the Township's Planner will prepare a planning report. The report will be provided to the Board members and to the applicant.

The Planner will review the application for consistency with Township policies and the policies of the Provincial Policy Statement. This review may result in the need for the applicant to engage an environmental consultant to have a more thorough review of the potential impact to the natural heritage features on the property. The application cannot proceed to the Planning Board for consideration until such time as the environmental review has been completed.

The application will be scheduled to be considered by the Planning Board. Notice of the Application must be circulated at least 14 days prior to the meeting, to owners of land within an area established by the Planning Board and to other parties as prescribed by Planning Act regulation.

The Planning Board will make a decision to grant or refuse the application. If granted, the Planning Board will impose such conditions as are necessary for the consent to be granted. Conditions could include such things as requiring that the lands be rezoned, or that the owner enter into an agreement with the Township.

Notice of the Decision will be sent not later than fifteen days from the making of the Decision, to the applicant and to each person who appeared in person or by counsel at the meeting and who filed a written request to be notified of the Decision. Information included in the Notice of Decision outlines the appeal procedures and identifies the last day for appealing the Planning Board's Decision to the Local Planning Appeal Tribunal (LPAT). If no appeal is made by the end of the appeal period, the Decision is final and binding.

What if the Decision is appealed?

A Notice of Appeal to the OLT must be personally delivered or sent to the Secretary-Treasurer of the Planning Board. Appeal forms are available on the Ontario Land Tribunal website. The appeal must set out the reasons for the objection and must include the OLT's prescribed appeal fee. The Secretary-Treasurer will then prepare an appeal package and forward it to the OLT. The OLT will give the appeal a case number and assign a case coordinator who will review the file.

For further information with respect to appeals, please contact the Planning Department. Additional information can also be found in the Ministry of Municipal Affairs' Citizen's Guide to Land Severances.

What if a rezoning is required as a condition of consent?

Where a consent is granted with conditions, the conditions must be fulfilled within two years of the giving of notice of the Planning Board's decision, or the consent is deemed to be refused.  When all conditions have been met, the Secretary-Treasurer will issue a Certificate to grant final consent which must then be registered at the Land Registry Office.

View Agendas and Minutes for the Committee of Adjustment Documents folder

Please note that only minutes and agendas beginning in 2017 are available for download. If you wish to acquire older documents, please contact the Planning Department at 705-746-4243 Ext. 306 or email mpinto@thearchipelago.on.ca.

What is a Committee of Adjustment? 

The Township of The Archipelago's Comprehensive Zoning By-law regulates the way in which land can be used in the Township by identifying different properties with land use zones. The By-law also contains rules that apply to each zone respecting matters such as permitted uses, building setbacks and lot coverage. As it is difficult for the Zoning By-law to address every circumstance that may affect the development or use of a particular property, the Planning Act authorizes municipalities to establish a committee of adjustment to which property owners can apply for relief.

A committee of adjustment is authorized by the Planning Act to grant minor variances from the provisions of the Township's Comprehensive Zoning By-law, in respect of the land, building or structure or the use thereof.

The Committee of Adjustment for the Township of The Archipelago consists of ten members who are councillors for the Township appointed by Council. Hearings are scheduled on a monthly, as required basis. A committee of adjustment is a quasi-judicial body and must therefore be concerned with various procedural requirements designed to ensure fair and impartial handling of matters.

What is a minor variance?  

At times it is not possible for a property owner to meet the requirements of the Zoning By-law. Application for a minor variance can be submitted if your proposed development doesn't conform exactly to the regulations of the Zoning By-law, but follows its general intent. For example, you may want to locate a garage on your property, but the shape of your lot prohibits the proposed development from meeting the minimum side yard setback. A minor variance would allow you to construct the garage with a side yard setback less than that which is required by the Zoning By-law. In this way minor variances provide flexibility so that developments which do not precisely meet the requirements of the Comprehensive Zoning By-law may still proceed. Without the possibility of obtaining a minor variance from the provisions of the Zoning By-law, the only recourse for an individual would be to seek a site specific amendment to the Zoning By-law, a much lengthier process. Landowners are encouraged to consult with Planning Department staff to discuss their proposals and to determine the best method of proceeding. The Zoning By-law Amendment Section below contains further information with respect to this application process.

The Planning Act requires that a committee of adjustment must consider four tests when hearing an application for a minor variance.

1. Is the variance being requested minor in nature?  The term "minor" is relative in nature and each application must be interpreted on its own merits and in conjunction with the remaining key tests for what constitutes a variance.
2. Is the variance being requested desirable for the appropriate development or use of the land, building or structure?  Committee members should consider aspects of the application such as its effect on adjacent properties and the effect on the municipality as a whole and on its policies.
3. Does the variance maintain the intent and purpose of the Township's Zoning By-law?  Committee members must review the relative provision of the Zoning By-law and then weigh the variance being requested against this provision.  For example, if the applicant is seeking relief from the required front yard setback, the committee must review the reasons for establishing a front yard setback in the Zoning By-law, and then decide if the variance applied for will compromise the basis for this provision. 
4. Does the variance maintain the intent and purpose of the Township's Official Plan?  Committee decisions should maintain the policy directives and objectives of the Official Plan.

How do I apply?

It is strongly recommended that you consult with Planning Department staff prior to the submission of an application. Contact information can be located on the Township's website.

A Committee of Adjustment application can be downloaded, printed and completed manually. For your convenience, the application can also be completed on-line in a fillable PDF format and then printed. Please note that applicants must submit an original application form containing original signatures where indicated. In addition, the applicant must complete the Affidavit or Sworn Declaration section of the application form before a Commissioner or other person empowered to take affidavits.

An information sheet accompanies the application form and provides details with respect to the Committee of Adjustment, the costs involved and the information and documentation required to be submitted with the application.

How will my application be processed?

A complete application must be submitted a minimum of four weeks prior to the Committee meeting at which the application could first be considered. Due to the complexity of some applications, Planning staff require sufficient time to undertake a review of the application, conduct a site inspection, prepare a Planning report to the Committee and to fulfill the requirements of the Planning Act with respect to the giving of Notice of the Hearing.

A Hearing date will be set for the Committee to consider your application. The Committee of Adjustment is a quasi-judicial body which makes decisions solely on information gathered as a Committee. To avoid a conflict of interest, Committee Members are not to be contacted prior to the Hearing date.

Notice of the Hearing must be circulated at least 10 days prior to the Hearing, to owners of land within an area established by the Committee and to other parties as prescribed by Planning Act regulation. These parties are invited to attend the Hearing to express their views about the application or to submit written comments to the Committee. It is important that you and/or your agent attend the Hearing to explain the reasons for your application; if you do not attend, the Committee may proceed in your absence. If granted, the Committee may or may not impose conditions to be satisfied.

Notice of the Decision must be sent not later than ten days from the making of the Decision, to the applicant and to each person who appeared in person or by counsel at the Hearing and who filed a written request to be notified of the Decision. The Notice of Decision outlines the appeal procedures and identifies the last day for appealing the Committee's Decision to the Local Planning Appeal Tribunal (LPAT). If no appeal is made by the end of the appeal period, the Decision is final and binding.

What if the Decision is appealed?  

A Notice of Appeal to the LPAT must be personally delivered or sent to the Secretary-Treasurer of the Committee of Adjustment. Appeal forms are available on the Local Planning Appeal Tribunal's website. The appeal must include the LPAT's prescribed fee. The Secretary-Treasurer will then prepare an appeal package and forward it to the LPAT. The LPAT will give the appeal a case number, assign a case coordinator and contact the appellant.

For further information with respect to appeals, please contact the Planning Department. Additional information can also be found in the Ministry of Municipal Affairs' Citizen's Guide to Zoning By-laws.

What is the Official Plan?

One of the most important responsibilities municipalities have is land use planning.  The Official Plan is one of the planning documents that is key to controlling land use in the Township.  The Official Plan sets out the Township’s goals and objectives and establishes policies on how the Township will deal with various land uses and servicing questions that arise.

View the Township's Official Plan (text only)

What is an Official Plan Amendment?

A landowner who wishes to use his/her property or develop it in a way that conflicts with the policies of the Official Plan would need to apply to the Township for an amendment to the Official Plan to allow the development to occur. For example, an Official Plan amendment would be required to create a new lot in a Neighbourhood that does not support severances in the Official Plan policies for that Neighbourhood.

How do I apply?

It is strongly recommended that you consult with Planning Department staff prior to the submission of an application. It is helpful to discuss your proposal with staff to confirm whether a Zoning By-law amendment and/or other planning approvals are necessary. Contact information can be located on the Township’s website.

An application form to amend the Official Plan can be downloaded, printed and completed manually. For your convenience, the application can also be completed on-line in a fillable PDF format and then printed. Please note that applicants must submit an original application form containing original signatures where indicated. In addition, the applicant must complete the Affidavit or Sworn Declaration section of the application form before a Commissioner or other person empowered to take affidavits.

An information sheet accompanies the application form and provides details with respect to the application process, the costs involved and the information and documentation required to be submitted with the application.

How will my application be processed?

Planning Department staff will conduct a preliminary review of the application upon receipt of a completed application form, together with all required documentation and the application fee.

As part of the review, the application will be examined for consistency with the Township’s policies and the policies of the Provincial Policy Statement. This review may result in the need for the applicant to engage an environmental consultant to have a more thorough review of the potential impact to the natural heritage features on the property. The application cannot proceed to Council for consideration until such time as the environmental review has been completed.

The Township’s Planner will prepare a planning report and the application will be scheduled to be considered by Council. Council may direct that the proposed amendment be scheduled to be considered at a public meeting as required by the Planning Act, or, it may refuse to adopt the proposed Official Plan amendment.

The purpose of a public meeting is to provide an opportunity for the public to speak in support of or in opposition to the proposed amendment. Notice of the public meeting must be circulated to owners of land and other parties as prescribed by Township policy and Planning Act regulation.

Following the public meeting, Council will adopt or refuse to adopt the proposed Official Plan Amendment. If the Amendment is adopted, notice of the adoption of the amendment will be given to all persons and agencies as required by Planning Act regulation.

The Minister of Municipal Affairs and Housing is the approval authority for Official Plan Amendments for the Township of The Archipelago. Following Council’s adoption of the Amendment, it will be submitted to the Ministry for approval. The Ministry may approve the Amendment as is, or it may approve the Amendment with modifications. The Ministry will forward notice of the Ministry’s decision with respect to the Official Plan Amendment to those parties that have forwarded a written request to be notified. The notice will outline the appeal procedures and identify the last day for appealing the Ministry’s decision to the Local Planning Appeal Tribunal (LPAT). If no appeal is made by the end of the appeal period, the decision is final and binding and the Official Plan amendment comes into full force and effect.

Can an Official Plan Amendment be appealed?

In general, any person or public body who has made an oral submission at the public meeting or has provided Council with a written submission with respect to the application has the right to appeal the decision of Council to the Local Planning Appeal Tribunal (LPAT). Parties also have the opportunity to appeal the Ministry of Municipal Affairs’ decision with respect to approval of the Official Plan amendment. Appeal forms are available on the Local Planning Appeal Tribunal's website.

For further information with respect to appeals, please contact the Planning Department. Additional information can also be found in the Ministry of Municipal Affairs’ Citizen’s Guide to Official Plans.

What is Site Plan Control?

Site plan control is a tool and a form of development control provided to municipalities by Ontario's Planning Act. The Township’s Official Plan sets policies with respect to lands that have been designated by by-law to be site plan control areas. No one can undertake any development on lands subject to site plan control until a site plan or development agreement is completed between the municipality and the applicant.

What are the goals of site plan control?

Site plan control by-laws are used to establish areas where site plan control will be applied over and above the regulations set out in the Township’s Zoning By-law.  Some of the major goals of site plan control for the Township are:

• to improve the image and aesthetic appearance of properties;
• to reduce the impact of development on surrounding land uses;
• to protect environmental areas (e.g. wetlands, hilltops, wildlife habitats) through the appropriate location of buildings and structures

Who is affected?

In general, the following properties have been designated as site plan control areas:

• all commercially zoned properties;
• all properties zoned Private Club (PC);
• all properties on Blackstone Lake;
• all properties on Wah-wash-kesh Island of Kapikog Lake;
• all properties on Sandy Island and Ingersoll Island;
• all properties on Frying Pan Island;
• all properties on Ojibway Island; and
• all properties on Pentecost Island

In addition, there are a number of individual properties which Council has designated as site plan control areas.  Applicants should consult the Planning Department to determine whether a property is affected.

What is Site Plan Approval?  

Site Plan Approval is administered by the Township’s Planning Department pursuant to Section 41 of the Planning Act. Site Plan approval given by the Municipality for all properties designated by Township by-law as a site plan control area. Site plan approval is a prerequisite to an application for a building permit.

How do I apply?  

It is strongly recommended that you consult with Planning Department staff prior to the submission of an application. Contact information can be located on the Township’s website.

The Development Application for Lands Under Site Plan Control can be downloaded, printed and completed manually. For your convenience, the application can also be completed on-line in a fillable PDF format and then printed. Please note that applicants must submit an original application form containing original signatures where indicated. In addition, the applicant must complete the Affidavit or Sworn Declaration section of the application form before a Commissioner or other person empowered to take affidavits.

An information sheet accompanies the application form and provides details with respect to the application process, the costs involved and the information and documentation required to be submitted with the application.

How will my application be processed?  

Planning Department staff will conduct a preliminary review of the application upon receipt of a completed application form, together with all required documentation and the application fee.

The Planning Department staff will review the application for completeness and may conduct a site inspection of your property. Once Planning staff are satisfied that all required information has been submitted the Planner will then prepare the agreement for execution and will forward it to all owners for their signature. Once the agreement has been signed by the owners, it will then be signed by the Municipality and provided to the Township’s Solicitor to register the site plan agreement on title.

Building permits are generally not issued until site plan control requirements are addressed.

What is a site plan agreement?  

A site plan agreement is an agreement registered on title that describes the manner in which a property is to be developed. It contractually binds the owner to develop and maintain a site in accordance with the approved plans and the terms of the agreement. The agreement may or may not include financial guarantees to ensure compliance with the agreement.

Commercially zoned properties and properties zoned Private Club (PC) are generally required to enter into site plan agreements.  In addition, site plan agreements may be imposed as conditions of an application for rezoning, minor variance or severance on residentially zoned properties.

• Comprehensive Zoning By-law (Consolidated March 8, 2024)
• CZBL Schedule A: Zoning Maps (warning - large file 40MB)
• North Wards Map
• South Wards Map

The  Corporation  of  the  Township  of  The  Archipelago  has  initiated  a Review of its Comprehensive Zoning By-law pursuant to Section 34 of the Planning Act. The Comprehensive Zoning By-law is the primary implementation tool of the Township's Official Plan and is the legal document which regulates how land can be used, as well as the type, size and location of buildings and structures on properties.  The Township's current Comprehensive Zoning By-law was prepared in 2007 and is being reviewed to ensure it:

• conforms to the recently updated Official Plan for the Township of The Archipelago;
• is consistent with the Provincial Policy Statement and all provincial policies and regulations; and,
• contains appropriate zoning and development standards.

 Public Information Sessions:

As a "kick-off” to this process, the Township held three Public Information Sessions in the summer of 2019; one at the Municipal office and one in each of the north and south sections of the Township, to inform the public on the process and in turn, give the public the opportunity to provide input on matters related to the Comprehensive Zoning By-law. 

Please click here to see a copy of the presentation that was made at each of the public information sessions.

Please click on the link below for a summary of the comments from the three public information sessions.

Comments and Discussion from Information Sessions

Additional Written Input/Correspondence Received:

Below is a table summarizing additional input received.

Public Comment Table 

Please direct any inquiries and comments to the Township's Development and Environmental Services Department.

Cale Henderson MCIP RPP
Manager of Development and Environmental Services

Phone 705-746-4243 Ext. 305
Fax 705-746-7301
chenderson@thearchipelago.ca

What is a Zoning By-law Amendment?  

A landowner who wishes to use his/her property or develop it in a way that is not allowed by the regulations of the Zoning By-law would need to apply to the Township for an amendment to the Zoning By-law to allow the development to occur. However, Council can only consider a Zoning By-law amendment if the proposed use is allowed by the Township’s Official Plan. If the proposed use was not allowed in the Official Plan, the landowner would need to apply for an Official Plan Amendment as well. See the Official Plan Amendment Section for more information.

Please note that, in certain circumstances, it may be more appropriate for a landowner to apply to the Committee of Adjustment for a minor variance. Landowners are encouraged to consult with Planning Department staff to discuss their proposals and to determine the best method of proceeding. For further information on the Committee of Adjustment, please refer to the Committee of Adjustment Section.

How do I apply?  

It is strongly recommended that you consult with Planning Department staff prior to the submission of an application. It is helpful to discuss your proposal with staff to confirm whether an Official Plan amendment and/or other planning approvals are necessary. Contact information can be located on the Township’s website. Due to the complexity of some zoning applications, applicants may wish to engage the services of a planning consultant for guidance and advice.

An application form to amend the Comprehensive Zoning By-law can be downloaded, printed and completed manually. For your convenience, the application can also be completed on-line in a fillable PDF format and then printed. Please note that applicants must submit an original application form containing original signatures where indicated. In addition, the applicant must complete the Affidavit or Sworn Declaration section of the application form before a Commissioner or other person empowered to take affidavits.

An information sheet accompanies the application form and provides details with respect to the application process, the costs involved and the information and documentation required to be submitted with the application.

How will my application be processed?  

Planning Department staff will conduct a preliminary review of the application upon receipt of a completed application form, together with all required documentation and the application fee.

As part of the review, the application will be examined for consistency with Township policies and the policies of the Provincial Policy Statement. This review may result in the need for the applicant to engage an environmental consultant to have a more thorough review of the potential impact to the natural heritage features on the property. The application cannot proceed to Council for consideration until such time as the environmental review has been completed.

The Township’s Planner will prepare a planning report and the application will be scheduled to be considered by Council. Council may direct that the proposed amendment be scheduled for a public meeting as required by the Planning Act, or, it may refuse to adopt the proposed Zoning By-law amendment.

The purpose of a public meeting is to provide an opportunity for the public to speak in support of or in opposition to the proposed amendment. Notice of the public meeting must be circulated to owners of land and other parties as prescribed by Township policy and Planning Act regulation.

Following the public meeting, Council will pass or refuse to pass the proposed Zoning By-law amendment. If the By-law amendment is passed, notice of its passage will be given within 15 days to all persons and agencies as required by Township policy and Planning Act regulation. The Notice of Passing outlines the appeal procedures and identifies the last day for appealing the Zoning By-law amendment to the Local Planning Appeal Tribunal (LPAT). If no appeal is made by the end of the appeal period, the By-law amendment comes into full force and effect.

What if the Zoning By-law amendment is appealed?  

In general, any person or public body who has made an oral submission at the public meeting or has provided Council with a written submission with respect to the application has the right to appeal the decision of Council to the LPAT.  The notice of appeal must be personally delivered or sent to the Township’s Clerk.  Appeal forms are available on the Local Planning Appeal Tribunal's website. The appeal must include the required filing fee and completed appeal form, including the grounds for the appeal. In describing the grounds for the appeal, you must include: how the application is inconsistent with the Provincial Policy Statement, how it fails to conform to or conflicts with a provincial plan, or how it fails to conform to an applicable Official Plan. The LPAT will assign a case number and a case coordinator who will review the file and be in contact.

For further information with respect to appeals, please contact the Planning Department. Additional information can also be found in the Ministry of Municipal Affairs’ Citizen’s Guide to Zoning By-laws.

SITE ALTERATION & TREE PRESERVATION BY-LAW

The Township of The Archipelago is in the process of drafting a site alteration by-law and a tree preservation by-law. The draft by-laws are designed to manage activities, such as the alteration of the grade of land, changing drainage, and the removal or importation of soil/fill, as well as the destruction or injury of trees and native shoreline vegetation. The purpose of these by-laws is to enhance environmental protection and provide a structured approach for landowners who wish to substantially alter their property.

For more information, please visit our page dedicated to this project. 

Please direct inquiries and comments to the Development & Environmental Services Department by telephone 705-746-4243, or by fax at 705-746-7301.

August 2024 Open Houses

The draft by-laws have been revised to reflect public feedback gathered through engagement activities held over the course of Winter 2024. Following Council’s direction to proceed with an additional round of public engagement on the revised draft by-laws, the Township will be hosting a virtual Open House and an in-person Open House. The sessions will provide the public with an update as to how their feedback has been incorporated into the revised draft by-laws and will give participants an opportunity to ask questions
and provide their input.

Date and location details are below:

To receive the Zoom link for the Online Open House, please register at the link below:

Resources

• What is a Site Alteration and Tree Preservation Bylaw? (Infographic)
• How do the Site Alteration and Tree Preservation By-laws work in practice? (Infographic)
• REVISED Draft Site Alteration By-law (May 2024)
• REVISED Draft Tree Preservation By-law (May 2024)

Additional Information

• July 2022: Results of Preliminary Public Engagement & Next Steps
• October 2022: Background Research & Best Practices Review
• May 2023: Status Update
• July 2023: Draft By-laws for Council Consideration & Feedback
• September 2023: Council Direction for Next Steps
• March 2024: Draft Site Alteration & Tree Preservation By-Laws Public Feedback Report

Archipelago Area Planning Board Boundary Map