Explore the Development Process

Pre-Consultation is the first step within the development process and is the first time that the Town learns about the concepts and plans of the proposed development project. The Applicant presents and discusses their proposal with Town Staff and external agencies to receive preliminary comments and a list of required studies, plans and reports to be completed.

The pre-consultation process is completed when the Applicant receives the requirements for a complete application to be met before submission. Please note that Pre-Consultation applications are only posted to the Town website if the Applicant has authorized it or if public materials are presented to Council.

The Town is waiting for a formal application to be submitted by the Applicant. When prepared, the Applicant will submit their application, which notifies the Town of their formal intent to proceed.

Planning Staff will begin the Planning Review process when the application is deemed complete. During this step, a public meeting will be scheduled to receive public comments and feedback. Comments from the Public are welcome at any time prior to the Council Decision. A Notice of Public Meeting will be posted to the Town website and circulated according to the Planning Act and Town Policy, providing an opportunity to learn more about the project and allowing the public to review and comment on the application.

Following the Planning Review and Public meeting, Town Planning Staff will present a Recommendation Report to Committee of the Whole and Council. The recommendation made by Staff may include to Approve, Approve with Conditions, Modify, Defer, or Refuse the Planning Application.

Projects that have received a Decision of Council, or on which no decision has been made within prescribed timeframes, may be appealed by specified persons to the Ontario Land Tribunal (OLT). 

During the Planning Review stage, Development Engineering Staff will complete a preliminary review of the submitted application as necessary, awaiting a formal detailed engineering submission.

During the review phase, each development application typically undergoes 3-6 rounds of review before the final detailed engineering drawings are Accepted For Construction (AFC). At the same time, the Town begins to prepare a draft Development Agreement.

This stage involves the installation of erosion and sedimentation controls and clearing of trees, stumps and vegetation from non-protected zones, followed by underground utility works and road construction. Deficiencies are listed, rectified, and re-inspected until acceptable. The Town issues the Certificate of Preliminary Acceptance of the Basic Services.

This stage involves the installation and inspection of sidewalks, trails, driveways, streetlights, fine grading, landscaping, and road paving. Deficiencies are listed, rectified, and re-inspected until acceptable, at which point the maintenance periods are initiated.

Upon the expiry of all maintenance periods and the presentation of an Assumption Report, Council enacts a by-law confirming the transfer of infrastructure ownership and maintenance responsibilities to the Town and assumes the roads and open spaces for public use.

A pre-servicing agreement is necessary if the Applicant is proposing to conduct site works ahead of the completion of the registration process for a draft approved Plan. The pre-servicing works must include tree clearing, earthworks, and servicing.

The building permit application window opens when the Development Engineering Department informs the Building Department that basic services will be issued within two weeks. Basic Services are defined in the Development Agreement, typically including the water, sanitary and storm systems, road works up to and including curb, gutter and base layer of asphalt and rough/pre-grading.

Development Engineering issues the Certificate of Preliminary Acceptance of the Basic Services, and the Plan of Subdivision or Condominium is registered, allowing for the issuance of Building Permits.

Building Permits are issued, and construction starts. Regular inspections are conducted; deficiencies are listed, rectified, and re-inspected until acceptable.

Occupancy is permitted by the Subdivision Agreement and Ontario Building Code.