Planning

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.

Official Plan - Text Only

Schedules to the Official Plan

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.

Please review the Official Plan Amendment Process Summary for additional information.

The Township’s Comprehensive Zoning By-law implements the policies of the Official Plan by regulating and controlling specific land uses.  The Zoning By-law divides the Township into a number of zones and sets out the permitted uses of land such as where buildings and structures can be located and requirements such as lot coverage and setbacks.  Through zoning, the Township can guide and shape the pattern of development that occurs.

View the Township's:

• Comprehensive Zoning By-law (Consolidated April 28, 2025)
• CZBL Schedule A: Zoning Maps (warning - large file 40MB)
• North Wards Map
• South Wards Map

To find the zoning of a property in the Township of The Archipelago, please use the Interactive Zoning Application.

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.

Please review the Zoning By-law Amendment Process Summary for additional information.

Note: The Archipelago Area Planning Board's Tariff of Fees was amended on October 17, 2024. The updated fees will come into effect beginning January 1, 2025.

2024 Planning Board Tariff of Fees

Planning Board Minutes

View Minutes and Agendas for the Planning Board in the Council Agendas & Minutes folder.

Please note that only minutes and agendas beginning in 2022 are available for download. If you wish to acquire older documents, please contact the Planning Department at 705-746-4243 Ext. 304 or email planning@thearchipelago.ca.

What does The Archipelago Area Planning Board do?

The Archipelago Area Planning Board has jurisdiction over lands within the Township of The Archipelago, the unincorporated Townships of Wallbridge, Brown, Blair, Mowat and Henvey and that portion of Harrison Township that is not in the Township of The Archipelago. The Planning Board consists of 8 members, 6 of which are Township of The Archipelago councillors appointed by Council and 2 of whom are Provincial delegates chosen by the Province to represent the unincorporated areas.

The Province has delegated authority under the Planning Act to The Archipelago Area Planning Board (the "Planning Board") to make decisions on consent applications, requests for approval of plans of subdivision and on condominium developments within the Township of The Archipelago. The Planning Board has the authority to grant consents only within the unincorporated Townships as identified above.

Link to download the Archipelago Area Planning Board Boundary Map: Unincorporated Area Planning Board Boundary Map.

Under What Conditions is a Consent Required?

A consent is required to:

• 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.

Unincorporated Townships - Minimum Standards By-law

Minimum Standards By-law PB00-01, as amended, was passed by The Archipelago Area Planning Board to establish minimum lot standards for new lots created by consent in the unincorporated Townships of Wallbridge, Brown, Blair, Mowat and Henvey and that portion of Harrison Township that is not in the Township of The Archipelago. If the Planning Board approves a land severance in which the proposed severed and/or retained lot would not meet the minimum lot standards, the Planning Board will impose a condition of consent approval requiring that the subject lands be exempted from the Minimum Standards By-law. Property owners can apply by submitting an Application for Exemption from the Minimum Standards By-law.

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.

Please review the Consent Application Process Summary for additional information.

Committee of Adjustment Minutes

View Minutes and Agendas for the Planning Board in the Council Agendas & Minutes folder.

Please note that only minutes and agendas beginning in 2022 are available for download. If you wish to acquire older documents, please contact the Planning Department at 705-746-4243 Ext. 304 or email planning@thearchipelago.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.

Please review the Committee of Adjustment Application Process Summary for additional information.

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 is required 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.

Please review the Development Application for Lands Under Site Plan Control Process Summary for additional information.

The Site Alteration and Tree Preservation By-law’s were adopted by Council on January 17, 2025. The by-laws came into effect on April 1, 2025. 

For more information, please visit our Site Alteration and Tree Preservation By-laws webpage.