Land Use Planning | Town of The Blue Mountains, ON

Development and growth in the Town is managed through Land Use Planning in a way that respects environmental, social, and economic concerns while following the objectives and policies of the Town's Official Plan. The Planning Services Division provides services to residents and landowners regarding the use of land in the Town as it pertains to the Official Plan and Zoning By-laws.

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Official Plan Development Process Zoning Information Planning Application Fees Community Design Guidelines Planning & Development Projects

Online Application Submission

The Town of The Blue Mountains is pleased to offer Cloudpermit, an online system that allows property owners, builders, and members of the business community to easily apply for and track development applications.

To get started with Cloudpermit, create an account.

Getting Started with Cloudpermit – Instructional Video

Getting Started with Cloudpermit – Guide Document

Payment Options

All Application fees are due at the time of submission and are required as part of a complete application. Planning Application fees are outlined in By-law 2022-14 (Schedule A & Schedule B)

You can make payments:

In person: Cash, cheque, or debit at Town Hall (credit cards and e-transfers are not accepted)
By mail or courier: Send a cheque to 32 Mill Street, PO Box 310, Thornbury, ON N0H 2P0, Attn: Planning Services
Online: Pay by Visa or Mastercard through Cloudpermit

Submission Requirements

To complete a submission please click on the application below for further details and to obtain a copy of the submission application package.

If you have any questions or require additional information, please contact the Planning & Development Services Department.

The Town encourages “pre-consultation” through a formal meeting with proponents and Planning Staff on all applications for:
- Official Plan Amendment
- Zoning By-law Amendment
- Site Plan Control
- Draft Plan of Subdivision and Condominium
The purpose of the pre-consultation meeting is to identify all required information to be submitted to the Town as part of a complete application file. Proponents should have a detailed understanding of their project and be able to provide a project overview, site plan and any completed studies in support of the application. Pre-consultation does not imply support of Planning Staff or The Town of The Blue Mountains of any application.
The fee for a Pre-Consultation is $500.00.
Application:
The Town of The Blue Mountains uses Cloudpermit, an online system that allows property owners, builders, and members of the business community to easily apply for and track development applications, including pre-consultation requests. To get started with Cloudpermit, create an account.
If you have any questions or require assistance please contact the Planning & Development Services Department.
What is a Minor Variance?
The Town’s Zoning By-law regulates the use of land within the Municipality by establishing zones that permit specific types of land uses. The Zoning By-law also applies rules to each zone outlining provisions regarding building setbacks and lot coverage. A “minor variance” allows for minor relief from the prescribed requirements of the land use zone, subject to review and approval by the Committee of Adjustment.
- 2025 Committee of Adjustment Schedule
Application:
The Town of The Blue Mountains uses Cloudpermit, an online system that allows property owners, builders, and members of the business community to easily apply for and track development applications, including applications for Minor Variance. To get started with Cloudpermit, create an account.
For more information on submitting an application for Minor Variance, view the Minor Variance Application - Information Package. If you have any questions or require assistance, please contact the Planning & Development Services Department.
A land severance is the authorized separation of a piece of land to form a new lot or a new parcel of land. Consent to sever is required if you wish to convey or create any interest or entitlement in land for a period that exceeds 21 years. The Town of The Blue Mountains Official Plan provides policies and requirements to guide the severance of land, including new lot creation, lot additions, and lot boundary adjustments, within the Municipality. These policies help to ensure that any division of land will not have a negative impact on the community.
Application:
The Town of The Blue Mountains uses Cloudpermit, an online system that allows property owners, builders, and members of the business community to easily apply for and track development applications, including applications for Consent to Sever. To get started with Cloudpermit, create an account.
For more information on submitting an application for Consent to Sever, view the Consent to Sever Application - Information Package. If you have any questions or require assistance, please contact the Planning & Development Services Department.
What is an Official Plan Amendment?
An Official Plan is a general land use guide that sets out the Municipality’s long-term vision for growth and development and is intended to provide Council with the basis for making decisions on development applications, changes in land use, and community improvements. A proposed amendment to the Official Plan must maintain the general intent and direction of the document set out in the policies contained therein.
In order to ensure that an amendment and the development proposal is in keeping with the general direction of the Official Plan, it is necessary that Council has sufficient and relevant information to properly review the application and the potential impacts of the change on servicing, traffic patterns, existing land use and the maintenance of the highly valued community character. The Official Plan and its various policies provide that additional information, studies, or reports may be requested in support of the proposal.
Submitting Your Application
Before submitting an amendment application, it is encouraged that a pre-consultation meeting be held with Planning Staff. This consultation will provide an opportunity for staff to preview the proposal, identify any major issues, and confirm the requirements for a “complete application”. The standard requirements for a complete Official Plan amendment application are listed on the application checklist.
Application:
The Town of The Blue Mountains uses Cloudpermit, an online system that allows property owners, builders, and members of the business community to easily apply for and track development applications, including applications for Official Plan Amendments. To get started with Cloudpermit, create an account.
If you have any questions or require assistance, please contact the Planning & Development Services Department.
Site plan approval is a process where municipalities review and approve the design of a proposed development or redevelopment project to ensure it complies with municipal by-laws and policies. This review considers various aspects of the site, including land use, access, landscaping, parking, and servicing, ensuring the development is safe, functional, and compatible with the surrounding area.
Application:
The Town of The Blue Mountains uses Cloudpermit, an online system that allows property owners, builders, and members of the business community to easily apply for and track development applications, including applications for Site Plan Approval. To get started with Cloudpermit, create an account.
If you have any questions or require assistance, please contact the Planning & Development Services Department.
A draft plan of subdivision and a draft plan of condominium both refer to preliminary designs submitted for municipal and county approval to divide a parcel of land.
The draft plan of subdivision outlines the layout for dividing land into multiple lots and includes details on streets, parks, and services necessary for the community's development. In contrast, a draft plan of condominium provides a similar layout but relates to the development of condominiums, indicating the division of property into individual units and common areas while ensuring adherence to the Condominium Act.
It also requires municipal approval and involves regulatory considerations pertaining to shared ownership and maintenance of common elements.
Application:
The Town of The Blue Mountains uses Cloudpermit, an online system that allows property owners, builders, and members of the business community to easily apply for and track development applications, including applications for Draft Plan Review of Subdivisions/Condominiums. To get started with Cloudpermit, create an account.
If you have any questions or require assistance, please contact the Planning & Development Services Department.
What is a Zoning By-Law Amendment?
The Town’s Zoning By-law implements the community development goals and objectives outlined in the Municipal Official Plan. The Zoning By-law also provides a legal way of managing land use and future development in order to prevent conflicting and potentially dangerous land uses from being located in inappropriate areas within the community. The Zoning By-law outlines how land may be used, where buildings may be located, the types of buildings permitted on a property, as well as lot sizes, dimensions, parking requirements, building heights, and applicable setbacks from the street.
If a property owner wishes to use or develop land in a manner that is not permitted by the By-law then a zoning amendment is required prior to establishing the proposed use.
Application:
- Zoning By-law Amendment
- Request to remove Holding 'h' Symbol
- Request for Temporary Use By-law (Extension)
- Request for exemption to Part Lot Control
- Deeming By-law
The Town of The Blue Mountains uses Cloudpermit, an online system that allows property owners, builders, and members of the business community to easily apply for and track development applications, including applications for Zoning By-law Amendments. To get started with Cloudpermit, create an account.
For more information on submitting an application for Zoning By-law Amendments, view the Zoning By-law Amendment Application - Information Package. If you have any questions or require assistance, please contact the Planning & Development Services Department.
To request the purchase of town-owned land, an individual must submit a formal application and required fee to the Town. The application should include detailed information about the desired parcel, the intended use, and identification details of the applicant.
The town usually conducts an internal review to determine if the land is surplus to its needs, consults with relevant departments, and ensures compliance with zoning and land-use policies. Public notification including a public meeting is required, allowing community input and transparency. The process generally requires that a land appraisal be completed and submitted to council for approval.
For further details on purchasing town-owned lands, please review Town Policy POL.COR.07.02 Sale and Disposition of Land Policy.
Application:
The Town of The Blue Mountains uses Cloudpermit, an online system that allows property owners, builders, and members of the business community to easily apply for and track development applications, including applications to request the purchase of Town-owned lands. To get started with Cloudpermit, create an account.
If you have any questions or require assistance, please contact the Planning & Development Services Department.
Telecommunication facilities are under the authority of Innovation Science and Economic Development (ISED) Canada in accordance with the Radiocommunication Act of Canada. As these land uses are federally regulated, proposals to erect new masts, towers, and other antenna-supporting structures are not subject to local planning approvals. In order to ensure local planning concerns are considered in the site selection process, ISED Canada requires all proponents for new facilities to complete a mandated public consultation process with the local land-use authority. The Town of The Blue Mountains currently has a Protocol for Establishing Telecommunication Facilities in place to guide public consultation for telecommunication proposals. The Protocol begins to identify corridors of demand in the Town and provides general direction regarding location considerations when proponents are selecting a site for a new telecommunication facility. The Protocol also provides a general outline of the intended public consultation process. All new telecommunications facilities establishing in the Town must follow the protocol prior to approval by Industry Canada.

For all other applications or if you require additional information please contact the Planning & Development Services Department.

Citizen's Guide to Land Use Planning

The Ministry of Municipal Affairs and Housing has created a guide to help residents learn the rules and processes municipalities follow for community growth and development in Ontario.

The Citizen's Guide to Land Use Planning is available online.