We invite you to find requirements and apply for a zoning amendment, site plan control, minor variance, consent to sever and more. On this page you can: 

  1. Start with pre-consultation
  2. Find fees and timelines
  3. Submit Committee of Adjustment applications
  4. Submit other planning applications

Start with pre-consultation

Planning applications can be complex—but they don’t have to slow you down. A pre-consultation gives you direct access to planning experts so you can move forward with clarity and confidence from day one.

By starting early, your proposal is reviewed by relevant City departments and public agencies before you formally apply. You’ll get valuable feedback upfront—helping you identify issues, avoid costly revisions, and keep your project on track.

After the review, you’ll meet with Planning Services to discuss your proposal in detail. You’ll receive clear, guidance on your project’s potential and exactly what steps to take next.

Why start with a pre-consultation?

  • Submit a stronger, more complete application
  • Reduce delays and unexpected revisions
  • Gain early insight from key reviewers
  • Improve your chances of approval

Pre-consultation is strongly recommended for:

Request Planning Pre-Consultation today and move your project forward with confidence.

Find fees and timelines

Planning application fees help cover the cost of reviewing and processing applications across the city. Timelines for approval can vary depending on the complexity of your project, the level of review required, and any revisions that may be needed along the way.

By starting with a pre-consultation, you can better understand potential costs and timelines upfront. This will help you plan more effectively and avoid unexpected delays.

Download Fee Guide

Submit Committee of Adjustment applications

What is the Committee of Adjustment?

The Committee of Adjustment is an independent body appointed by City Council. It reviews and makes decisions on applications related to:

  • Minor variances to the Zoning By-law
  • Consent applications to sever or enlarge land
  • Changes to or expansions of legally non-conforming buildings, structures, or uses
  • Establishment of private easements

The Committee is made up of six members who are residents of the City of Thunder Bay. Members are appointed for a four-year term and are currently serving from 2023 to 2027. They typically have experience or professional knowledge related to land use planning and development.

Step 1: Choose Your Application Type

Use the sections below to identify the correct application type and download forms, requirements, and instructions.

Not sure which application you need? Contact Planning Services or request a pre-consultation before applying.

Minor Variance
 What is a Minor Variance?

A minor variance allows for slight changes to the Zoning By-law to support appropriate development. When a proposal does not fully meet requirements but follows the general intent of the Zoning by-law and the Official Plan, a minor variance application may be suitable. 

When is it required?

You may need a minor variance if you are proposing:

  • A reduced setback from a property line
  • An increase in building height or lot coverage
  • A change to parking requirements
Apply for a Minor Variance
Helpful Tips
  • A clear and accurate site sketch is required. Make sure your drawing is legible, to scale, and dimensioned in metric units. Refer to Appendix B of the Minor Variance Application Form.

Permission
What is Permission?
Permission is required to approve changes to a use that does not meet current zoning regulations but is legally allowed to continue.
When is it required?
You may need permission if you want to expand or change a use that was legally established under previous zoning rules but no longer complies with the current by-law. This review ensures that any proposed changes are appropriate and compatible with surrounding uses
Apply for Permission
Helpful Tips

Before applying for permission, confirm that your existing use is legally non-conforming by requesting a Property Information Report. A property information report must be provided as part of a complete Permission application.

Consent (Severances and Easements)
What is Consent?

A consent is required to create new lots, adjust lot lines, or establish easements.

When is it required?

You may need a consent if you are proposing:

  • Creating a new lot from an existing parcel
  • Adding land to an adjacent property (lot addition)
  • Establishing an easement
  • Adjusting property boundaries
Apply for Consent
Helpful Tips
  • A clear and accurate site sketch is required. Make sure your drawing is legible, to scale, and dimensioned in metric units. Refer to appendix B of the consent to sever application form.
  • Applications may include conditions that must be completed within two years after approval. This deadline cannot be extended.
  • Pre-consultation with Planning Services is recommended

Tip: Submitting the correct application type helps avoid delays in review and scheduling.

Step 2: How to Apply

Follow the steps below to understand the application process. Detailed submission requirements are outlined in Step 3.

Application Process Overview

  1. Find your zoning and property information.
  2. Download the appropriate application form.
  3. Complete the form digitally or print and fill it in by hand.
  4. Submit your application:
    • In person: Development Services, Victoriaville Civic Centre (2nd Floor), 111 Syndicate Ave. S.
    • By email: Committee of Adjustment

Payment will be requested once your submission review is complete. Your application will be considered complete once payment has been received. 

See Step 3: Prepare Your Application for detailed submission requirements.

Step 3: Prepare Your Application

1. Gather property information. Start by identifying your property details, including zoning and relevant planning information. This will be required for your submission. Find your zoning and property information online.

2. Speak with Planning Services. Connect with Planning Services staff to discuss your proposal. They will help determine the appropriate application type. Pre-consultation is strongly recommended for a thorough and accurate review. Request a pre-consultation online.

3. Submit your application on time. Applications must be submitted at least six weeks prior to the desired hearing date.

Upcoming Hearing Dates

Hearings take place in Council Chambers at City Hall at 2:00 p.m.

The schedule below is tentative and may change due to statutory holidays, bookings by higher priority parties or member availability.

2026 Hearing Schedule

Dates are provided to help applicants plan submissions. Only complete applications that meet all requirements and have received payment will be scheduled for a hearing.

Hearing DateMinimum Submission Deadline (six weeks prior to hearing as of July)
August 27 July 19
September 24 August 13
October 29 September 17
November 26 October 15
December 17 (tentative) November 5

Minimum Submission Requirements

To be accepted for review, your submission must include:

  • A complete application form
  • A clear and accurate site plan that meets all listed requirements (legible, to scale, and dimensioned in metric units)
  • Proof of ownership 
    • If the owner and/or applicant is a corporation, a Corporate Profile/Report is required to identify who has signing authority. Visit the Ontario Business Registry for more information.

More complex proposals may require additional information to support your proposal such as Archaeological Assessments, Hydrogeological Studies, Environmental Impact Assessments, Parking or Traffic Impact Studies. These can be identified through Pre-consultation.

Submission Review and Application Completion

Acceptance of a submission does not mean the application is complete or that a hearing date has been assigned.

All submissions are reviewed by Planning Services staff to confirm that the application materials, including the site plan, accurately reflect the proposal. Feedback will be provided outlining any required revisions. Applicants may revise and re-submit materials as needed.

Only applications that are deemed complete will be scheduled for a hearing. The deadline for submitting a complete application is three weeks prior to the hearing date. Applications that remain incomplete after this deadline will not be scheduled.

Payment and Finalization

Payment will be requested once your submission review is complete. An application will only be considered complete after payment has been received. Review application fees. 

Decision Timelines (Planning Act)

Once an application is deemed complete, the Planning Act sets timelines for when a decision must be made:

  • Minor Variance applications
    • Decision within 30 days of a complete application
  • Consent to Sever applications
    • Decision within 90 days of a complete application

If a decision is not made within these timelines, the applicant may appeal to the Ontario Land Tribunal for non-decision.

Before appealing a non-decision
In many cases, appealing a non-decision may take longer than proceeding through the municipal review process to the next available hearing date. Planning Services staff continue to work with applicants to address outstanding issues and bring applications forward for a decision as quickly as possible.

Why Completeness Matters

Meeting submission requirements and deadlines allows staff to properly review applications, notify the public, and provide the Committee with the information required to make informed decisions. Incomplete or inaccurate applications may result in delays, deferrals, or unfavourable decisions.

Submit other planning applications

Use the sections below to identify the correct application type and download forms, requirements, and instructions.

Not sure which application you need? Contact Planning Services or request a pre-consultation before applying.

Zoning By-law or Official Plan Amendment
What is a Zoning By-law or Official Plan Amendment?

A Zoning By-law Amendment or Official Plan Amendment is required when a proposal does not comply with current land use policies or zoning regulations.

When is it required?

You may need an amendment if you are proposing:

  • A use that is not permitted under the current zoning
  • Changes to development standards (e.g., height, density, setbacks)
  • A development that does not align with the Official Plan policies
  • A significant change in how land is used or developed
Apply for a Zoning By-law or Official Plan Amendment
Helpful Tips
  • These applications are typically required for more complex or large-scale developments
  • Supporting studies (e.g., planning justification report, traffic, servicing) may be required
  • Pre-consultation with Planning Services is strongly recommended

Site Plan Approval 
What is Site Plan Approval? 
Site Plan Approval is used to review the design and technical details of a proposed development.
When is it required?

You may need Site Plan Approval if you are proposing:

  • New commercial, industrial, institutional, or multi-residential development
  • Additions or significant changes to existing buildings or sites
  • Changes to parking, access, landscaping, or drainage
  • Development that requires detailed review of building placement and site design
Apply for Site Plan Approval
Helpful Tips
  • Site plans must show building layout, parking, landscaping, grading, and servicing details
  • You may be required to submit professional drawings and technical reports
  • Approval may include conditions and agreements registered on title
  • Pre-consultation with Planning Services is recommended

Plans of Subdivision and Condominium
What is a Draft Plan of Subdivision or Condominium?

A draft plan of subdivision or condominium is required to divide land into multiple lots or units for development or sale.

When is it required?

You may need a draft plan if you are proposing:

  • Creating multiple new lots for residential, commercial, or industrial development
  • Developing a new subdivision with roads and municipal services
  • Establishing a condominium (e.g., townhouses, apartments, vacant land condos)
  • Dividing land into blocks or phases for future development
Apply for a Draft Plan of Subdivision or Condominium

Pre-consultation with Planning Services is strongly recommended prior to applying.

Helpful Tips
  • These applications often involve detailed technical review and supporting studies
  • Approval may include conditions that must be satisfied before final registration
  • Timelines can vary depending on the size and complexity of the proposal 

 Application Process Overview

  1. Find your zoning and property information.
  2. Download the appropriate application form.
  3. Complete the form digitally or print and fill it in by hand.
  4. Submit your application:
    • In person: Development Services, Victoriaville Civic Centre (2nd Floor), 111 Syndicate Ave. S.
    • By email: Planning Services
  5. Pay the fee using a credit card over the phone, send a cheque, or pay in person (cash, debit, credit, or cheque).

Other planning requests

Property information report  
A Property Information Report should be requested when buying or leasing a property. It provides key details about zoning and building compliance, including any outstanding building orders or open permits, applicable heritage designations, and whether Site Plan Approval or a building permit is required for a proposed change of use.

Applications for the ‘Property Information Report’ can now be applied & paid for through the online portal. Follow the link below, you will be required to create an account and set up a profile then complete the steps as required.

Apply Online

Request zoning confirmation and other planning letters
Find requirements

For some Provincial Licenses, you need a zoning confirmation letter from the City. These include licenses for:

  • Day Nurseries
  • Motor Vehicle Sales
  • Motor Vehicle Inspection Station, and
  • Propane Distribution Stations
For an update on the status of a planning agreement, please submit a request by following the steps below. 
Submit and pay

To request a zoning confirmation or agreement status letter:

  1. Download the Planning Letter Request Form.

  2. Fill out the application form digitally or print it and fill it in by hand. 
  3. Bring the form to Development Services, Victoriaville Civic Centre, 2nd floor, 111 Syndicate Ave. S. or email it to Planning Services.
  4. Pay the fee using a credit card over the phone, send a cheque, or pay in person (cash, debit, credit, or cheque).

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