Planning
Our Planning and Development team reviews and comments on development proposals and applications that meet certain criteria within the Lake Simcoe Watershed to eliminate or reduce the risk to life and property from flooding, erosion and slope instability and to encourage the protection of our natural systems. We work with our municipal partners and other stakeholders to ensure that municipal policy documents, development plans and projects are in conformity with the Lake Simcoe Protection Plan and other provincial plans such as the Provincial Planning Statement. Through their work, our planners ensure that development does not negatively impact the health of the watershed, and protect people and their property against natural hazards
Jurisdiction
The Lake Simcoe Region Conservation Authorities jurisdiction is illustrated in below link.. Our jurisdiction extends into the Regional Municipalities of Durham and York and the County of Simcoe. It includes areas within the Town of Aurora, the City of Barrie, the Town of Bradford West Gwillimbury, The Township of Brock, the Town of East Gwillimbury, the Town of Georgina, the Town of Innisfil, the City of Kawartha Lakes, the Township of King, the Town of Newmarket, the Town of New Tecumseth, the Township of Oro-Medonte, the Township of Ramara, the township of Uxbridge and the Town of Whitchurch-Stouffville
Legislative and Policy Framework
Conservation authorities are governed by the Conservation Authorities Act which is administered by the Ministry of the Ministry of Natural Resources and Forestry (MNRF).
The Conservation Authorities Act was originally enacted in 1946, as conservation authorities began to be established.
The Conservation Authorities Act was legislated by the province of Ontario in response to concerns expressed by agricultural, naturalist and sports groups who highlighted that much of the renewable natural resources of the province were in an unhealthy state as a result of poor land, water and forestry practices during the 1930s and 1940s. The combined impacts of drought and deforestation led to extensive soil loss and flooding.
As a piece of provincial legislation, the Conservation Authorities Act provides the legal basis for the Conservation Authorities’ mandate to prevent, eliminate, or reduce the risk to life and property from flooding and erosion, and to encourage the protection and regeneration of natural systems.
Watershed planning is a process that involves characterizing the health of the watershed, identifying stressors affecting its health, selecting preferred solutions to protect, enhance, and restore watershed health, and then monitoring progress and adapting recommendations and activities to achieve desired outcomes. They provide an integrated understanding of watershed health, including the natural heritage and water resource systems. This understanding helps to inform decision makers on how their decisions will affect watershed health. The Lake Simcoe Conservation Authority’s jurisdiction encompasses the entire Lake Simcoe watershed, with each of its contributory river systems being considered a subwatershed. Therefore, what we describe as “subwatershed plans” are equivalent to what other conservation authorities and some provincial policies refer to as “watershed plans.”
The Province of Ontario’s new Provincial Planning Statement (2024) includes a number of policies related to watershed planning. Section 4.2(3) reads: Municipalities are encouraged to undertake, and large and fast-growing municipalities shall undertake watershed planning to inform planning for sewage and water services and stormwater management, including low impact development, and the protection, improvement or restoration of the quality and quantity of water.
Ontario Regulation 41/24 was approved on April 1, 2024. This regulation, made under Section 28 of the Conservation Authorities Act, enables conservation authorities to regulate development in or adjacent to river or stream valleys, Great Lakes and inland lake shorelines, watercourses, hazardous lands and wetlands. Development taking place on these lands may require permission from the conservation authority to confirm that the control of flooding, erosion, dynamic beaches, or the conservation of land are not affected. LSRCA also regulates the alteration to or interference in any way with a watercourse or wetland.
Link to Ontario Regulation 41/24
The Lake Simcoe Region Conservation Authority is responsible to provide the following programs and services related to Plan Review and Permitting in respect of its duties, functions and responsibilities under the Lake Simcoe Protection Act, 2008:
- Programs and services to ensure the authority complies with its duties under subsection 6 (9) of the Lake Simcoe Protection Act, 2008 in respect of the decisions the authority makes related to permissions required under this Act.
- review and comment on proposals made under other Acts that are circulated to the authority for the purpose of determining the proposal’s impact on the Lake Simcoe Protection Plan and the Lake Simcoe watershed.
The Conservation Authority provides advisory comments related to policy applicability and to assist with implementation of the South Georgian Bay Lake Simcoe Source Protection Plan under the Clean Water Act. Source water protection is a mandatory program under Ontario Regulation 686/21.
The Planning Act is the primary piece of legislation governing land use planning in Ontario. It sets out the means by which a municipality must implement land use planning decisions. Conservation authorities are a commenting agency under the Planning Act, and are thus able to provide input on planning matters.
Section 2 of the Planning Act is of particular relevance to conservation authorities since it outlines matters of provincial interest, such as:
(a) the protection of ecological systems, including natural areas, features and functions;
(c) the conservation and management of natural resources and the mineral resource base;
(o) the protection of public heath and safety;
(p) the appropriate location of growth and development.
These matters, which all approval authorities shall have regard for in carrying out their responsibilities under the Planning Act, directly support the mandate of conservation authorities.
LSRCA has a delegated responsibility from the Province to represent provincial interests regarding natural hazards identified in Section 5.1 of the Provincial Planning Statement (PPS). The PPS requires that municipalities and other agencies involved in planning, including conservation authorities, “shall be consistent with” the policy statement when reviewing and approving development applications.
Link to the PPS
Memorandums of Understanding
The LSRCA , through a Memorandum of Understanding (MOU) with our municipal partners perform development plan review with the intent to streamline the circulation procedures for development applications and to define our respective roles in the planning process. Specifically, this MOU will clarifies the roles of the LSRCA and Town in the planning process as it relates to public health and safety and environmental protection.
Link to MOUs
Planning Applications
The following details how the Conservation Authority carries out its role as a commenting agency on behalf of the Province reviewing provincial interests and through our memorandums of understanding with our municipal partners. This is a general guideline and not intended to fully define or limit the involvement the Conservation Authority may have in the application approval process. The Conservation Authorities review process for development applications may vary slightly between municipalities.
The Conservation Authority provides its partner municipalities with advice on development applications in the context of our mandatory programs and services, including, the Lake Simcoe Protection Plan and Provincial Planning Statement Section 5.0 relating to natural hazards, stormwater management, source water protection and natural heritage.
Major Development
Certain aspects of the Conservation Authority review are based on whether or not a development application meets the definition of Major Development either under the Lake Simcoe Protection Plan and/or the South Georgian Bay Lake Simcoe Source Protection Plan (SGBLSSPP).
LSPP – “Major development” means development consisting of:
- the creation of four or more lots;
- the construction of a building or buildings within a ground floor area of 500 m2 or more,; or
- the establishment of a major recreational use. (ORMCP)
SGBLSSPP – Major development means the construction of a building or building on a lot with the ground floor area cumulatively equal to 500 m2 (5382 sq ft) or greater, and any other impervious surface. Note single detached residential properties are exempt from the definition.
Natural Heritage
With the implementation of Bill 23 the role of the Conservation Authority was modified. The Conservation Authority retains natural heritage review in areas outside of the Oak Ridges Moraine and Greenbelt plans and settlement areas to ensure conformity with the Lake Simcoe Protection Plan. This includes the review in those settlement areas that have been approved after the effective date of the Lake Simcoe Protection Plan – June 2, 2009. The Conservation Authority also retains natural heritage review for applications within 120m of the Lake Simcoe Shoreline to ensure conformity with the Lake Simcoe Protection Plan.
The Conservation Authority works with our municipal partners through the pre-consultation process and determination of a complete application under the Planning Act.
The minimum requirements required for the pre-consultation application is determined by the municipality in accordance with their policies. The Conservation Authority participate in the municipal process through the submission of a pre-consultation letter indicating the submission requirements including any reports, studies or plans. Consultation should be done as early in the planning process as possible to find out how a proposal may be affected by the Conservation Authorities programs and policies.
Site plan control is a planning tool that a municipality uses to evaluate certain site elements, such as walkways, parking areas, landscaping or exterior design on a parcel of land where development is proposed. This control over detailed site-specific matters ensures that a development proposal is well designed, fits in with the surrounding uses and minimizes any negative impacts.
The Conservation Authority is a commenting agency on municipal site plan applications through our provincial responsibilities and our municipal memorandum of understanding.
Link to process map
Minimum Requirements
Covering Letter, which outlines the proposal, provides contact names and describes all preliminary consultation and submission contents
⎯ Application Fee (Appendix I)
⎯ Appropriate Plans/Drawings
⎯ Natural Systems Map (natural hazards and natural heritage features with requisite buffers, overlaid with existing site conditions, property boundaries, and proposed development and site alteration)
⎯ Topographic Information
An official plan describes upper, lower or single tier municipal council or planning board’s policies on how land in the community should be used. It is prepared with input from the community and helps to ensure that future planning and development will meet the specific needs of the community. An official plan sets out your municipality’s general policies for future land use.
An official plan deals mainly with issues such as where new housing, industry, offices and shops will be located, what services like roads, watermains, sewers, parks and schools will be needed, when, and in what order, parts of your community will grow along with community improvement initiatives.
Our staff review and evaluate official plan amendments with respect to its proximity to, and effect on, flooding and erosion hazards, as well as natural heritage features and functions as applicable. The review will evaluate the proposal to ensure consistency with the policies of the LSPP including stormwater management and sourcewater protection as necessary.
The Conservation Authority is a commenting agency on Official Plan amendment applications through our provincial responsibilities and our municipal memorandum of understanding.
Minimum Requirements
Covering Letter, which outlines the proposal, provides contact names and describes all preliminary consultation and submission contents
⎯ Application Fee (Appendix I)
⎯ Appropriate Plans/Drawings
⎯ Natural Systems Map (natural hazards and natural heritage features with requisite buffers, overlaid with existing site conditions, property boundaries, and proposed development and site alteration)
⎯ Topographic Information
A zoning bylaw controls the use of land in your community. It states exactly how land may be used, where buildings and other structures can be located, the types of buildings that are permitted and how they may be used, the lot sizes and dimensions, parking requirements, building heights and densities (the number of people, jobs and building floor area per hectare), and setbacks from the street.
An official plan sets out your municipality’s general policies for future land use. Zoning bylaws put the plan into effect and provide for its day-to-day administration.
If a property owner wishes to develop property in a way that is not permitted in the zoning by-law, they may apply for a change in zoning, also known as a zoning by-law amendment or rezoning. An amendment can be used to change the use of land for example from residential to commercial to permit a new store, or to decrease the minimum lot area or frontage of a new lot. A zoning by-law amendment may be for just one property, may cover a number of properties or an entire neighbourhood.
Our staff review and evaluate zoning by-law amendments with respect to its proximity to, and effect on, flooding and erosion hazards, as well as natural heritage features and functions as applicable. The review will evaluate the proposal to ensure consistency with the policies of the PPS and LSPP including stormwater management and sourcewater protection as necessary.
The Conservation Authority is a commenting agency on zoning by-law amendment applications through our provincial responsibilities and our municipal memorandum of understanding.
Link to process map
Minimum Requirements
Covering Letter, which outlines the proposal, provides contact names and describes all preliminary consultation and submission contents
⎯ Application Fee (Appendix I)
⎯ Appropriate Plans/Drawings
⎯ Natural Systems Map (natural hazards and natural heritage features with requisite buffers, overlaid with existing site conditions, property boundaries, and proposed development and site alteration)
⎯ Topographic Information
Draft Plan of Subdivision Applications are used to divide larger and/or contiguous landholdings into new parcels of land which commonly establish new development blocks. Through this process, new public streets, public parks and municipal services may also be provided to support the new development blocks. Plans of Subdivision typically have conditions of approval attached to them by the various approval agencies, including but not limited to conservation authorities, commissions, or municipalities. A condominium is a form of subdivision in which the title to a unit is held by an individual with a share in the rest of the property that is common to all of the owners. The process for condominium plan approval resembles that required for a Plan of Subdivision, but is generally processed through Site Plan approval.
Our staff review and evaluate draft plans of subdivision with respect to its proximity to, and effect on, flooding and erosion hazards, as well as natural heritage features and functions as applicable. The review will evaluate the proposal to ensure consistency with the policies of the PPS and LSPP including stormwater management and sourcewater protection as necessary. Typically a draft plan of subdivision meets the definition of major development in both the LSPP and the SGBLSSPP triggering specific policies to be addressed through the process.
The Conservation Authority is a commenting agency on draft plan of subdivision amendment applications through our provincial responsibilities and our municipal memorandum of understanding.
Link to process map
Minimum Requirements
Covering Letter, which outlines the proposal, provides contact names and describes all preliminary consultation and submission contents
⎯ Application Fee (Appendix I)
⎯ Appropriate Plans/Drawings
⎯ Natural Systems Map (natural hazards and natural heritage features with requisite buffers, overlaid with existing site conditions, property boundaries, and proposed development and site alteration)
⎯ Topographic Information
A land severance is the authorized separation of a piece of land to form two new adjoining properties. Commonly referred to as a Consent, it is required when you want to sell, mortgage, change or enter into any agreement for a portion of your land. If several severances are intended for the same area, a Plan of Subdivision may be required by the municipality.
A Minor Variance is sought in instances where only minor changes are required to the zoning provisions that exist on a property (e.g. small reduction in a yard setback for a structure).
Every municipality has a Committee of Adjustment or Land Division Committee who is responsible for reviewing and making decisions on Consent and Minor Variance applications. The review of these applications provides our staff with the opportunity to monitor and comment on development activities in hazardous areas and to ensure Lake Simcoe Region Conservation Authority policy and program objectives are considered during the planning process.
Our staff review and evaluate minor variance and consent applications with respect to its proximity to, and effect on, flooding and erosion hazards, as well as natural heritage features and functions as applicable. The review will evaluate the proposal to ensure consistency with the policies of the PPS and LSPP including stormwater management and sourcewater protection as necessary.
The LSRCA are a commenting agency on minor variance and consent applications through our provincial responsibilities and our municipal memorandum of understanding.
Link to process map
Who to Contact 
Documents
Hydrogeology
Natural Heritage
Fees
Landowner Authorization Form
Permit Application Hearing Guidelines
Regulation Implementation Guidelines
