Overview

The community planning permit system (CPPS) is a land use planning tool that municipalities can use when planning for the future of their communities.

This tool can help to:

  • make development approval processes more streamlined and efficient
  • get housing to market quicker
  • support local priorities (for example, community building, developments that support public transit, and greenspace protection)
  • create certainty and transparency for the community, landowners and developers

Who can use it

All municipalities can choose to use the community planning permit system.

The Minister of Municipal Affairs and Housing may require municipalities to use the CPPS in specified areas, such as around major transit stations for GO rail, light rail, bus rapid transit and subways. In these cases, only the minister can appeal the official plan policies or community planning permit by-law to implement the tool.

How it works

Municipalities can apply the community planning permit system to all of their municipality or to certain neighbourhoods or areas. Municipalities can also tailor the CPPS to meet their local needs as long as they meet legislative and regulatory requirements.

How to use it

To use a community planning permit system, a municipality must:

  1. Adopt an official plan amendment for the CPPS area.
  2. Pass a community planning permit by-law.
  3. Issue community planning permits once the system is in place.

The community planning permit by-law can be developed at the same time as, or after, the official plan amendment.

1. Official plan amendment

Municipalities must first amend their official plan by adopting policies for the area where the CPPS will be used.

The development of an official plan amendment must follow legislative and regulatory requirements.

2. Community planning permit by-law

Municipalities must then or at the same time also pass a community planning permit by-law.

Like a traditional zoning by-law, the community planning permit by-law would contain a list of permitted uses and development standards, such as height and density specifications (for example, how tall a building can be or how many units it can have). It could also contain other elements not found in a traditional zoning by-law, such as:

  • land uses that are allowed, subject to certain conditions
  • classes of development or uses of land exempt from requiring a permit (for example, garages, pools, sheds)

3. Issuing permits

Once a community planning permit by-law is in effect, municipalities can issue permits to allow development to occur if an application meets the standards set out in the community planning permit by-law.

Appeals

Anyone who participated in the initial planning process can generally appeal the official plan amendment or the passing of the community planning permit by-law to the Ontario Land Tribunal, unless the CPPS is being established in response to a requirement by the Minister of Municipal Affairs and Housing.

Once a CPPS is in place, only the person making the application can appeal a municipality’s decision or non-decision regarding a community planning permit application.

Key benefits

The community planning permit system offers several benefits to municipalities.

Streamlined process

The CPPS combines zoning, site plan and minor variance processes into one application and approval process with shorter approval timelines (45 days vs 90 for traditional zoning).

If a municipality does not make a decision after 45 days, the applicant has the right to appeal.

Flexible system

Municipalities can use the CPPS to identify how land in a certain area can be used if certain conditions are met. For example, a municipality characterized by waterfront areas may, at its discretion, allow development if:

  • the development is located at specified distances from the shoreline
  • the development provides a specified amount of vegetation to buffer the shoreline and limit erosion so that the natural landscape and its ecological function is protected
  • appropriate septic and sewage requirements are met, and the facilities are located at specified distances from shoreline areas

It also provides some flexibility that is built into the official plan and community planning permit by-law. For example, a municipality may allow the maximum building height to vary in a certain area in order to:

  • be flexible with site-specific circumstances
  • reduce the need for changes to the community planning permit by-law

Example: Heritage preservation

The City of Brampton’s CPPS is focused on transforming its downtown into a mix of commercial, residential and recreational uses through reinvestment, revitalization and increasing density (intensification). Policies in the CPPS promote sensitive intensification by ensuring that the character of existing residential neighbourhoods is maintained while preserving the heritage buildings within the CPPS area. The CPPS promotes efficient use of urban land by combining commercial, residential and other land uses within small, medium and large-scale developments where appropriate, to create vibrant, walkable neighbourhoods. Development is also subject to urban design standards, such as preserving mature trees, and preserving the historic architectural styles on the exterior of buildings, to ensure compatibility with the historic character of the CPPS area.

Environmental protection

The CPPS can be used to protect environmental features such as shoreline areas, as well as conditions relating to ongoing environmental monitoring.

Under the CPPS, the definition of “development” includes site alteration (for example, grading changes) and vegetation removal (for example, tree cutting). This allows municipalities to address matters such as:

  • protecting and preserving existing natural vegetation
  • placing of fill (for example, excess soil from another site)

Example: Environmental protection

The Town of Lake of Bays uses a CPPS to protect lands in waterfront areas and to maintain an appropriate balance between natural shorelines and physical structures. The system sets out the permitted uses, buildings and structures along shorelines while focusing on maintaining or restoring vegetation and natural vegetative buffers, such as shrubs and trees. The system also outlines appropriate methods regarding changes to an area of land to protect the Township’s natural heritage system, features and their ecological function.

Did you know?

The community planning permit system can facilitate development that meets the overall community vision without requiring changes to the official plan or CPPS by-law. It does this while also allowing for flexibility to address specific circumstances.

Building communities

Municipalities can impose certain conditions when approving an application for a community planning permit. For example, a municipality may require that certain features be included as a condition of approval, such as:

  • transit shelters
  • affordable housing units
  • daycare facilities
  • public art

Where a CPPS is in place, a community benefits charge by-law does not apply to that area.

Community participation

Public input and appeals are generally allowed when the CPPS process is initiated, unless the CPPS is being established in response to a requirement by the Minister of Municipal Affairs and Housing.

Municipalities can have a more stable planning vision with the CPPS as it:

  • gathers community input upfront
  • requires the community to be involved whenever a change is needed to the planning vision
  • prevents third-party appeals of applications that meet the rules established in the community planning permit by-law
  • prevents amendments to the community planning permit by-law for five years or, in some cases, the CPPS policies in the official plan, unless supported by the municipality

Example: Preserving small-town character

The Town of Gananoque put in place a comprehensive CPPS for the whole town. The main goal of the CPPS is to guide development opportunities while making sure the small-town cultural heritage character is maintained and enhanced as new development occurs. Design criteria for new development involve incorporating appropriate exterior architectural elements such as window and door detailing. In doing so, the CPPS promotes commercial, residential and institutional uses resulting in a mixed-use, vibrant, liveable community.