Find out how to use our services if you’re looking to develop, relocate or construct in Thunder Bay. On this page you can:

  1. Find out if you need planning and building services
  2. Check zoning rules and property info
  3. Check if you qualify for improvement grants
  4. Start a planning application
  5. Find out if you need a building permit
  6. Check if you need other approvals
  7. Consult the Urban Design Guidelines
  8. Download the ‘Before You Build’ guide
  9. Watch ‘Before You Build’ videos

Find out if you need planning and building services

Building and Planning Services help guide and oversee all development applications in the City of Thunder Bay. Planning typically deals with what can be located in certain areas, while Building reviews and approves the design and construction. Building and Planning will be involved in projects like:

  • Changing a land use

  • Getting a minor variance or lot severance

  • Building something that requires a permit

  • Renovations on a single-family home, or property you own

Planning pre-consultations and a variety of building permit application types are now available online. Check our Property and Permits portal to see if you can submit your application online, or contact Planning Services at 807-625-2216 or Building Services at 807-625-2574.

Check zoning rules and property info

Before you start planning your project, you should see if what you want to do is allowed on your site. Land use planning lets us manage land and resources over the long term to address important social, economic, and environmental concerns. It balances the interests of individual property owners with the wider needs and objectives of our community.

Visit our Zoning and Property Information page for more details.

Check if you qualify for improvement grants

The North Core, South Core, and Westfort Business Area are designated as CIP project areas. Projects include converting a second floor to a home or office, converting a main floor from residential to a commercial use, improving the façade of a building, or a rebate on Planning Application and Building Permit fees.

Visit our Downtown & Core Area Improvement page for more information.

Start a planning application

Development applications can be complicated. Along with the municipal regulations governing your plans, there may be requirements enforced by other agencies like the Ministry of Transportation or the Lakehead Region Conservation Authority. To help you navigate this complex landscape, the City of Thunder Bay requires that the following planning applications go through a pre-consultation process.

A pre-consultation application is required prior to applying for:

  • Official Plan and/or Zoning By-law Amendments
  • Draft Plans of Subdivision
  • Draft Plans of Condominium
  • Consent to Sever
  • Site Plan Approval
  • Site Plan Amendment

Visit our Request Planning Pre-consultation page to get started.

Find out if you need a building permit

 You need a building permit for
  • All new buildings greater than 10m2 (other than shed) or any size with plumbing
  • Addition to an existing building (including balconies, canopies, mezzanine, loading dock and covered porch)
  • Basement finishing, Additional Dwelling Unit or secondary unit (including basements)
  • Backflow prevention – valve or preventer
  • Change of use
  • Deck more than 600 mm in height
  • Detached Garage
  • Gazebo greater than 10m2
  • Shed greater than 15m2 or any size with plumbing
  • Alteration to a different size or addition of new openings (doors and windows)
  • Building Systems – Roof replacement, Fire alarm system (including Maglocks), Plumbing only (including site servicing, plumbing drainage, removal, relocation and addition of plumbing fixtures), HVAC only (including commercial kitchen exhaust, Rooftop HVAC replacement), Sprinkler only
  • Fire damage repair
  • Interior alterations
  • Exterior building alterations – new cladding, roof extensions or alterations, addition or alteration of dormers, skylights, solar panels
  • Temporary Tents greater than 60 m2 (total area for a group of tents or area of a single tent)
  • Demountable stages and structures
  • Greenhouses
  • Parking structures
  • Underpinning, shoring and excavation
  • Solid fuel burning fireplace or gas fireplace
  • Communication, transmission tower or antenna greater than 16.6 m in height
  • Satellite dish attached to a building with an area equal to or greater than 5m2
  • Spray booths
  • Pool fence
  • Free standing sign greater than 7.5 m (24’-8”) in height, or attached to a building
  • Retaining wall greater than 1m adjacent to public property, access to a building or private property to which public has access. 
 Permit is not required for
  • Deck less than 600 mm (2’) in height
  • Gazebo (10m2 or less)
  • 15m2 shed without plumbing used for storage purposes only
  • Landscaping
  • Fence
  • New parking lots or expansion of parking lots
  • Retaining wall less than 1m or on private property
  • Concrete pad
  • Roof re-shingling
  • Eavestrough
  • Replacement of exterior siding
  • Basement dampproofing
  • Replacement of interior finishes (including painting, floor finishes, changing wallpaper)
  • Replacement of openings of the same size and type (doors and windows)
  • Millwork or furniture

Visit our Apply for a Building Permit page for detailed requirements on each permit type.

Check if you need other approvals

A number of other approvals may be required before Building Services can issue your permit. Staff can help you determine if there are other external agencies that may have an interest in your project. These include:

  • Ministry of Transportation
  • Lakehead Region Conservation Authority
  • Heritage Advisory Committee
  • Ministry of the Environment, Conservation and Parks
  • Other public agencies

Consult Urban Design Guidelines

Urban design is both visual and practical. The vision for Thunder Bay is a city that is attractive, accessible, walkable, and resilient. To achieve this, we use urban design best practices. The City of Thunder Bay has two documents that guide the design of private and public lands. These are the Urban Design Guidelines and the Image Route Guidelines.

Some projects may require the use of the Urban Design Guidelines, and dependent on location, could require the use of the Image Route Guidelines.

Visit our Urban Design Guidelines page for more guidance.

Download the ‘Before You Build’ guide

The Before You Build Guide is your guide to planning and permitting for your home or small business project. In the guide, you will find helpful links and information to:

  • Build a Deck
  • Build a Garage or Shed (Accessory Building)
  • Relocate a Business
  • Sever a Lot

Download the Before You Build Guide

Watch ‘Before You Build’ videos

The Before You Build video series covers a number of common development projects in the City of Thunder Bay. This includes information on how to:

  • Use the Guide
  • Build a Deck
  • Build an Accessory Building (garage, shed, etc.)
  • Sever a Lot
  • Add a dwelling unit

Image with text: Before you Build, and YouTube logo

Contact Us