Proposed Regulations– Complete Application

The government is seeking feedback on potential legislative and regulatory changes to help make it easier and faster to build new homes and infrastructure like transit, roads, and water and wastewater systems as part of the proposed Bill 17, the proposed Protect Ontario by Building Faster and Smarter Act, 2025 and associated regulations.

Schedules 3 and 7 of Bill17 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. 

We are 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.

We also welcome your thoughts 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

Impact on the Environment

Proposed changes regarding study requirements (complete application) are expected to have a neutral impact on the environment since key studies would be identified in official plans or permitted by regulation. In cases where an exception is required to enable additional studies, municipalities may seek approval from the ministry. However, through consultation, the ministry is interested in hearing perspectives on whether limiting the types of studies that   are permitted to be required as part of a complete application could lead to any unintended impacts on the environment.

Analysis of Regulatory Impact

Building on previous legislative and regulatory changes, the initiatives are anticipated to further support streamlining land use planning processes; building more homes faster; and creating more certainty in the development approvals processes.