Planning and development applications

Due to COVID-19, we have amended our submission process for all applications pertaining to planning, development, building and licensing. Only digital applications will be accepted for all services. Development & Compliance Services staff and our partners are committed to working with you through the application process to provide support and assistance. We appreciate your patience and understanding.

Start a development application

2021 - New requirements for planning application background reports and drawings submissions​​​​

Please be advised that in order to allow background documents and drawings, submitted in association with planning applications, to be posted on the City of London website for public viewing, we will require all submitted materials to be in an accessible format. 

Any materials that are not in an accessible format will result in an application being deemed incomplete per the Planning Act and policy 1612 of The London Plan.

The accessible document requirements are outlined in the Web Compliance Accessibility Guidelines (WCAG) 2.0 AA Standards as required by the Accessibility for Ontarians with Disabilities Act (AODA) in the Information and Communications Standards of the Integrated Accessibility Standards Regulation (IASR).

For drawings, maps and information that are displayed visually, alternative text (alt-text) will be required to include a detailed description and provide context to ensure users of assistive technology can easily understand what the image is showing. For additional information on creating accessible Portable Document Format (PDF) files please refer to: http://www.adobe.com/accessibility/products/acrobat/.

If you have questions or would like more information, please contact developmentservices@london.ca

Compliance inspections and security releases

Submit subdivision requests to subcompliance@london.ca

Submit site plan requests to londonspcompliance@london.ca

Onsite inspections will require supervision by the owner or its agent to ensure that health and safety measures are in place and maintained, including the use of personal protective equipment and appropriate physical distancing from Inspection staff.  Should measures not be in place/be maintained, Inspection staff will leave the site and a new site inspection will need to be rescheduled once proper measures are in place.

Consents and severances

Applications are submitted to the London Consent Authority by emailing  developmentservices@london.ca

It is recommended that prior to making your application you follow the procedure outlined below:

  1. Download an application form ​​​​​​
  2. Read the detailed instructions (pages 1-2) regarding making an application and familiarize yourself with the process, expectations and requirements of the entire package.
  3. Submit your detailed conceptual site plan, survey and/or diagram (as outlined in Section 14, p.7 of the application form) by emailing  zoning@london.ca so that they may complete a zoning referral record (APP-1, p.10 of the application form). If site plan approval is also required, a zoning referral record should be obtained through site plan consultation. 
  4. Once you have obtained a complete and signed zoning referral record it is strongly recommended that you speak with a planner about the planning aspects of your potential application.  At this stage the planner will identify (based on the zoning referral record completed and your supporting documents) issues, challenges or hurdles that your application may encounter.  After speaking with a planner you may be advised to speak with an engineer  or other authority.  
  5. Once you are confident that your application is complete you can submit the zoning referral record, the application, supporting materials and documents and proof of payment of the applicable fee to  developmentservices@london.ca (If files are too large, please email us to request a File Transfer Protocol (FTP)link).
Minor variances

Applications  are submitted to the London Consent Authority by emailing  developmentservices@london.ca

It is recommended that prior to making your application you follow the procedure outlined below: 

  1. Download an application form 
  2. Read the detailed instructions (pages 1-3) regarding making an application and familiarize yourself with the process, expectations and requirements of the entire package.
  3. Submit your detailed conceptual site plan, survey and/or diagram (as outlined in Section 9, p.4 of the application form) to zoning@london.ca so that they may complete a zoning referral record (APP-1, p. 7 of the application form). If site plan approval is also required, a zoning referral record should be obtained through site plan consultation. 
  4. Once you have obtained a complete and signed zoning referral record it is strongly recommended that you speak with a planner about the planning aspects of your potential application.  At this stage the planner will identify (based on the zoning referral record completed and your supporting documents) issues, challenges or hurdles that your application may encounter.  After speaking with a planner you may be advised to speak with an engineer  or other authority.  
  5. Once you are confident that your application is complete you can submit the zoning referral record, the application, supporting materials and documents and proof of payment of the applicable fee to  developmentservices@london.ca (If files are too large, please email us to request a File Transfer Protocol (FTP)link).
Official plan or zoning by-law amendments

The following outlines the  initial steps involved in making an application :  

  1. Prior to submitting an application, it is important to speak with a City planner and/or urban designer. These staff members will begin a dialogue with you to understand your application and provide you with information that will help you through the process. Please email developmentservices@london.ca or call 519-930-3500.  
  2. Submit a proposal summary. As part of Council’s formal pre-application consultation process, you are required to submit a proposal summary. The proposal summary includes a text description of your proposal as well as conceptual drawings to help staff to understand the specifics of your proposal. Using the proposal summary template and providing a quality proposal summary will ensure that staff fully grasp your proposal concept so that they can identify all of the issues that you will need to address and to avoid delays later in the process.
  3. Pre-application consultation meeting. Based upon the proposal summary that you submit, staff from the Planning Division, Development Services, and Environmental and Engineering Services reviews your proposal. They will identify, as completely as possible, issues that will need to be addressed and documents that will have to be submitted with your application. Urban design issues will also be addressed, if relevant, at this stage allowing for an early dialogue between you and Planning Staff on the built form of your proposed development. All of this information will be discussed in a Pre-application Consultation Meeting, allowing you the opportunity to ask questions and seek clarification. Following the meeting, you will be provided with a written record of consultation that you can take away as a guide to submitting a complete application. You should realize that issues not addressed at the pre-application consultation stage may arise as a result of the planning process – as outside agencies, advisory committees and members of the public engage and potentially raise issues that were not considered at this preliminary stage.
Site plan 

To initiate the site plan approval (SPA) process (apply for a site plan) applicants are encouraged to email londonspsubmit@london.ca or calling 519-930-3500 to arrange an informal discussion. This is an opportunity to discuss the proposal and process. Subsequent to this meeting, a submission may be made for site plan consultation.

All site plans are processed internally by multi-disciplinary teams of planners, engineers, site development planners, landscape architects and technicians, not to mention the various departments and agencies that provide feedback throughout the consultation and application process.

 

Subdivision and condominium applications

To begin the process of subdividing six or more parcels of land, or creating a road to service new parcels, applicants are encouraged to contact Development Services staff by emailing developmentservices@london.ca to arrange an informal discussion. 

Subsequent to this initial discussion, a submission may be made for Initial Proposal Review (IPR).

The IPR (or consultation stage) is required to establish baseline requirements and lay out the parameters for making a complete subdivision application.   

Forms:  

 

Telecommunication facilities

Telecommunication facilities are regulated and approved by the federal government through Industry Canada.  As they are approved at the federal level, Telecommunication facilities are not subject to regulation under the Ontario Planning Act through the City’s Official Plan, Zoning by-law, or site plan approval process.  Industry Canada requires applicants for new Telecommunication facilities to consult with the City of London on the location of proposed facilities prior to the issuance of a license.  The City of London has developed a Telecommunication Facilities Consultation Policy to institute a consultation procedure between telecommunication carriers, residents and the City.  The procedure is intended to provide opportunities for public feedback regarding the site selection process of proposed Telecommunication facilities directly to the telecommunication carriers.  

Planning application fees

Planning application fees are contained in the Fees and Charges By-law A-55. These fees are subject to change without notice and exclude applicable taxes. 

Fees effective January 1, 2021
  • Site plan approval - Residential - 1-5 units $1047.55, Residential over 5 units $1,047.55 plus $52.38/unit
  • Site plan approval non-residential - $1,047.55 plus variable fee of (total Gross Floor Area sqm less 1000 sqm x $1.04)
  • Site plan amendment - $785.66
  • Fire route - $785.66
  • Municipal street renumbering - $523.78 
  • Part lot control exemption - $209.51
  • Residential boulevard parking - $920.70
  • Commemorative street application fee - $523.78
  • Street renaming - $523.78 plus costs of signage, installation advertising and $200/house
  • Official plan amendment - $12,570.62
  • Zoning by-law amendment - $11,523.07 
  • Temporary zoning by-law amendment - $1,106.07
  • Combined OPA and ZBA - $20,951.04
  • Removal of holding provision - $1,047.55
  • Subdivisions - $15,381.83 plus variable fees of $157.13 per single family lot, plus $314.27 per block for multiple family residential, commercial industrial, institutional or park blocks
  • Subdivisions draft approval extensions up to 6 mos. - $1,047.55 
  • Subdivisions draft approval extensions longer than 6 mos. - $1,047.55 plus the variable fee of $52.38 per single lot, plus $104.76 per block for multi family residential, commercial industrial, institutional or park blocks
  • Condominiums:

Amalgamated - $1,885.59, revisions to application or draft approval $209.51, draft approval extension $104.76 

Standard, phased, common element, leasehold - $4,713.98, revisions to application or draft approval $209.51, draft approval extension $104.76 

Vacant land - $7,856.64 plus $157.13/unit, revisions to application or draft approval $1,047.55, draft approval extension $523.78 

  • Consents: $1571.33 for first lot to be created and $157.13 for each additional lot. Other consents $1047.55
  • Minor variances: 

Accessory structures - $419.02

Yard setbacks - $523.77

Permissions re: non-conforming uses - $942.80

 Lot/yard requirements -  $1,257.06

  • Deeming by-law - $1,047.55
  • Consultation - $261.89 (refunded upon submission of an application)
  • Compliance inspections - $261.89 (after second inspection)
  • Telecommunication facilities consultation - $125

Public Participation Meeting Process

As part of the City’s ongoing efforts to slow the spread of COVID-19, and in keeping with the regulations and guidelines provided by the Province of Ontario, the Public Participation Meeting process has been modified.

COVID-19 Modified Public Participation Process 

City Hall will be temporarily closed to the public for meetings of Committees and Council.

  • Members of the public are required to pre-register to speak at a PPM.  To register this must be requested by 4:30 p.m. the day prior to the meeting.  Speakers will be limited to five minutes of verbal presentation.
  • Registered speakers will be given the information to connect to the zoom meeting and will be able to present by phone. Once speakers have spoken on the matter, the speaker will hang up and can view the live stream via our website or YouTube.
  • Pre-register by calling 519-661-2489 ext. 7100 or by emailing PPMClerks@london.ca.  Please indicate the meeting and item when contacting the Clerk’s Office.  Directions on how to participate by phone will be provided upon registration.
  • Members of the public can also participate by submitting written communications to the committee or to Members of Council prior to the meeting.

Committee of Adjustment Hearings Process

COVID-19 Modified Committee of Adjustment Hearings Process
Prior to the hearing

Members of the public are asked to pre-register if possible to speak in person at a public hearing.

  • Pre-register by calling Cassie Sauer, acting Secretary Treasurer, London Committee of Adjustment at 519-661-CITY (2489) x 4988 or by emailing csauer@london.ca. Please indicate the submission number. 

Presentations by applicants and members of the public will be strictly verbal. Any other submission of photos, slides or written information must be submitted in advance of the public hearing. These can be forwarded to the Secretary Treasurer. In order to be considered, all submissions should be made prior to noon the day of the scheduled public hearing.

Public hearing process – At the hearing
  • Applicants and members of the public should self-screen for COVID-19 before entering City Hall, and anticipate being greeted by security and asked further COVID-19 screening questions upon entering City Hall.
  • Applicants and members of the public are asked to enter City Hall no earlier than 10 minutes before their scheduled hearing time.
  • When appropriate, applicants and members of the public will have an opportunity to speak to the Committee, using the microphone in the meeting room. Floor markings will indicate where to stand.

 

Last modified:Wednesday, June 16, 2021