OHBA is seeking comments from members in relation to Bill 17 - Protect Ontario by Building Faster and Smarter Act, 2025.
All comments are to be sent to kjensen@ohba.ca no later than May 31, 2025.
Proposal number: ERO 025-0462, Comments open until June 26th.
Link to commenting post: Proposed Regulations– Complete Application | Environmental Registry of Ontario
Schedules 3 and 7 of Bill 17 propose to amend the Planning Act and the City of Toronto Act, 2006 to limit complete application (studies/reports) requirements to what is currently identified in municipal official plans, except where the Ministry of Municipal Affairs and Housing approves the changes. Bill 17, if passed, also includes regulation-making authority that would enable the Minister of Municipal Affairs and Housing to further regulate the reports or studies required as part of a complete application. The changes would enable the Minister, by regulation, to:
- prescribe a list of subject matters for which studies cannot be required as part of a complete application;
- identify the only studies that could be required as part of a complete application;
- specify certified professionals from whom municipalities would be required to accept studies.
Collectively, the proposed changes would have the effect of reducing the number of studies that make up a complete application when proponents submit development proposals to municipalities.
Complete Application Requirements
The Planning Act and its regulations set out the minimum requirements for the information that must be submitted with various planning applications. Currently, municipalities can also require information or materials in addition to the minimum provincial requirements for most of these application types (i.e., official plan amendment, zoning by-law amendment, subdivisions, consent and site plan) as set out in official plan policies. A planning application is considered “complete” when it contains all the information required by the relevant sections of the Planning Act, relevant Minister’s regulation(s), as well as the additional materials or requirements set out in the applicable official plan. Complete application requirements ensure the information needed to assess planning applications is included with the application to enable municipalities to make timely decisions.
Proposed Contents of a Regulation
Currently, there is inconsistency in the scope, type and number of studies required for planning applications across Ontario. Municipalities can require various studies and reports, leading to delays and complications in the application process. The government is looking to create more consistent and predictable requirements across municipalities. The province is consulting on proposed regulations that would, if Bill 17 is passed, limit the information and material that may be required by a municipality as part of an application for an official plan amendment, zoning by-law amendment, site plan control, plan of subdivision or consent.
Specifically, it is proposed that the following topics could not be required as part of a complete planning application:
- Sun/Shadow: information and material related to the impact of shadows cast by a proposed development on the subject land and on surrounding lands including streets.
- Wind: information and material related to the potential impacts of a proposed development on wind conditions in surrounding areas.
- Urban Design: information and material concerning the urban design of a proposed development, including how a proposed development aligns with municipal urban design guidelines or policies.
- Lighting: information and material related to lighting and lighting levels on the site, including the location and type of lighting fixtures proposed on the exterior of the building and on the site.
The province is also looking for thought on:
- What topics or studies should be identified as being permitted to be required by municipalities as part of a complete application?
- Which certified professionals (e.g., professional engineers) should be included in the list of professionals whose reports/studies would be required to be accepted as final submissions by a municipality as part of a complete planning application
