This consultation closes at 11:59 p.m. on:
May 14, 2026
Proposal summary
We are seeking feedback on a proposal for a regulation(s) under the Planning Act that would identify the only information and material that planning authorities could require as part of a complete application, to provide more certainty and predictability for applicants and support faster planning approvals.
Proposal details
The government is seeking public feedback on proposed legislative changes under the proposed Building Homes and Improving Transportation Infrastructure Act, 2026 and related regulatory changes to further support housing, economic, and infrastructure development, and advance key transportation and transit priorities.
As part of this initiative, the government is seeking feedback on potential regulatory changes to support faster planning approvals by streamlining the complete application process to improve certainty and predictability for applicants. MMAH is seeking feedback on a proposed standardized list of information that planning authorities can require for complete applications.
Complete Application Requirements
The Planning Act, City of Toronto Act, 2006, and their regulations set out minimum requirements for information that must be submitted for various planning applications. Currently, planning authorities can also require other information or materials for most of these application types (i.e., official plan amendments, zoning by-law amendments, plans of subdivision, plans of condominium, site plan control and consents) as long as these requirements are set out in their official plans.
A planning application is considered “complete” when it contains all the information required by the relevant sections of the Planning Act or City of Toronto Act, 2006, the related regulations, and any additional information or materials required by the applicable official plan.
Across Ontario, planning authorities vary widely in the type, number, and scope of studies they require from applicants before a planning application is considered complete. This wide variation across the province adds unpredictability to the application process, can increase costs for applicants, and can contribute to delays in the development process.
Proposed Contents of Regulation(s)
The government is proposing amendments to achieve greater clarity and predictability regarding complete application requirements across the province. This will ensure that applicants and planning authorities understand what information may be required at the outset.
Currently, there is also variation in naming and scoping of information and material required by planning authorities across the province. The proposed provincial list identifies the types of information and material that planning authorities can require and is intended to be comprehensive enough so that proposals can be effectively evaluated to ensure that provincial interests in land use planning are upheld. The proposed list that includes the types of information and material that municipalities may require is not a mandatory list of information and material that would be required for every planning application. Rather, municipalities can determine from that list what types of information or material are required depending on the specific circumstances.
The Ministry is seeking feedback on a proposed list of information and material that has been categorized into two types of studies and when they could be required:
- Core Studies: Core studies are those that could always be required since planning authorities typically require these to assess most planning application types (i.e., official plan amendments, zoning by-law amendments, plans of subdivision/plans of condominium, site plan control, and/or consents). These studies address fundamental planning and engineering matters such as environmental impacts, existing servicing capacity, transportation impacts, and public health and safety.
- Contingent Studies: Contingent studies could only be required when a specific on-site or surrounding condition exists in the local municipality that makes the study relevant for the consideration of the planning application. For example, certain studies may only be needed if a subject property is located on or near airports, rail corridors, significant natural hazards, or major facilities, or when the property contains particular environmental, cultural, or resource-based features on site.
Proposed list of the only information and material planning authorities may require as part of a complete application:
1. Core Studies:
| Type of Study | Objective |
| Environmental Impact Statement | Assesses potential impacts on natural heritage and the environment, with recommendations as to how to avoid, minimize or mitigate negative impacts, ensuring compliance with applicable legislation, and consistency/conformity with applicable environmental policies and requirements. |
| Environmental Site Assessment | Identifies the existing or potential environmental contamination on a property, assesses the risks and outlines measures to ensure compliance with legislative/regulatory requirements. |
| Functional Servicing Report | Reviews servicing needs for water, wastewater, stormwater, and other municipal infrastructure, identifies required new or improved services and mitigation measures, ensuring compliance with applicable legislation/regulations and standards, and consistency/conformity with applicable policies. |
| Geotechnical Report | Evaluates geological, soil, and subsurface conditions to assess site stability and suitability for development, in compliance with applicable legislation/regulations, and conforming with geotechnical standards. |
| Hydrogeological Report | Analyzes potential impacts on surface and groundwater resources, ensuring compliance with applicable legislation/regulations and hydrological standards, and consistency/conformity with applicable policies. |
| Planning Justification Report | Provides detailed planning rationale demonstrating consistency/conformity with provincial policies and plans, and conformity with applicable municipal and regional plans. |
| Transportation Impact Study | Assesses the proposed development’s impact on the transportation network for all modes of travel, ensuring compliance with applicable legislation/regulations and standards, consistency/conformity with provincial plans and policies, and conformity with municipal policies. |
2. Contingent Studies:
| Type of Study | Where required to assess the following objectives: |
| Aeronautical Report | Critical for aviation safety and compliance with applicable legislation/regulations for proposed development in the vicinity of airports/aerodromes, and for consistency with applicable provincial, federal policies and guidelines (PPS policies 3.4.1 and 3.4.2) |
| Aggregate/Minerals/Petroleum Resource Impact Assessment | Protects residents from adverse effects of activities and protects significant resources from development that would preclude or hinder access to these resources, ensuring compliance with applicable legislation/regulations and consistency with applicable policies (PPS policies 4.4 and 4.5) |
| Agricultural Impact Assessment | Identifies and evaluates potential impacts of non-agricultural development on agricultural operations and the Agricultural System, and recommends ways to avoid, minimize, or mitigate adverse impacts (PPS policies 2.3.2.1.f and 4.3.5.2) |
| Air Quality/Odour Study | Assesses potential adverse effects to human health and the natural environment from any odours or airborne contaminants associated with proposed development and recommends measures to avoid, minimize or mitigate potential adverse effects (PPS policies 2.9.1e and 3.5.1) |
| Arborist Report | Inventories all trees on a site, identifies potential impacts of a proposed development and recommends measures to protect and preserve trees before, during and after construction, ensuring consistency with provincial policies and municipal policies and by-laws (PPS Policies 2.1.6.a, 2.9.1.d, 2.9.1, and 3.9.1) |
| Archaeological Assessment | Determines or confirms archaeological potential and the presence of resources of archaeological significance, for lands located within or adjacent to a known or potential archaeological site (PPS policies 4.6.2 and 4.6.4.a) |
| Contaminant Management Plan | Demonstrates the safety measures that will be included in proposals involving the manufacturing, handling and/or storage of bulk fuels or chemicals (activities prescribed under the Clean Water Act, 2006) in order to help prevent contamination of groundwater or surface water (PPS policies 4.2.1.e and 5.3.2) |
| Cultural Heritage Impact Assessment | Determines a property’s cultural heritage value, identifies impacts from proposed development, and outlines mitigation or conservation plans (PPS policies 4.6.1 and 4.6.3) |
| Economic Viability Assessment | Assesses potential impacts of a proposed development on the long-term economic viability of employment uses adjacent to employment areas, and identifies measures to avoid, minimize, or mitigate these impacts in conformity with applicable legislation and consistent with provincial policies (PPS policies 2.8.1.3, 3.5.1 and 3.5.2) |
| Electromagnetic Field Management Plan | Demonstrates how development proposals within or abutting a hydro corridor will manage and minimize exposure to electromagnetic fields, conforming with applicable legislation and standards, demonstrating consistency with provincial policies and ensuring protection of public health and safety (PPS policy 3.8.1) |
| Financial Impact Analysis | For proposals to expand a settlement area boundary, assesses the growth-related financial impacts of a proposed settlement area boundary expansion, including potential impacts to municipal capital and operating budgets, to inform planning for capital infrastructure development or improvement to support growth (PPS policy 2.3.2) |
| Human-made Hazard Impact Study/ Assessment | Assesses potential human-made hazards (e.g. mine hazards, oil, gas and salt hazards; former mineral mining operations, mineral aggregate operations or petroleum resource operations) impacting the proposed site, assesses the potential for the proposed development to create new or amplify existing hazards, and identifies measures to avoid, minimize or mitigate these impacts, consistent with provincial policies and in conformity with municipal policies (PPS policies 5.1 and 5.3.1) |
| Impact Assessment for Waste Disposal Sites / Former Landfill Sites | Determines potential adverse effects to human health, safety, and impacts to the environment associated with a proposed landfill/waste disposal site or a former landfill site, and identifies avoidance, mitigation or remediation measures to address those potential adverse effects and impacts (PPS policies 3.5.1 and 3.7.1) |
| Lakeshore Capacity Assessment / Water Quality Impact Assessment | Assesses impacts of proposed shoreline development on water quality and includes measures to remove or mitigate potential impacts to water quality, in compliance with applicable legislation and standards, and consistent with provincial and municipal policies (PPS policies 4.2.1 and 4.2.2) |
| Land Use Compatibility Study | Assesses potential adverse effects of a proposed major facility on adjacent sensitive land uses and identifies measures to avoid, minimize or mitigate these effects, in compliance with applicable legislation and consistent with provincial and municipal policies. Can include an assessment of the potential negative impacts to the long-term operational and economic viability of major facilities associated with a proposed development in proximity to major facilities, and identify ways to avoid, minimize or mitigate these potential impacts (PPS policies 2.8.2.4, 3.3.3 and 3.5) |
| Minimum Distance Separation Formulae Assessment | Minimizes land use conflicts in agricultural areas by establishing setback distances between livestock facilities and surrounding residential land uses, minimizing conflicts and nuisances related to odour, in compliance with applicable legislation and consistent with provincial policies (PPS policies 4.3.2 and 4.3.5) |
| Natural Hazard Impact Study / Assessment | Assesses potential natural hazards impacting the proposed site, assesses the potential for the proposed development to create new or aggravate existing hazards, and identifies measures to avoid, minimize or mitigate these impacts, consistent with provincial policies and in conformity with municipal policies (PPS policies 5.1.1 and 5.2) |
| Noise/Vibration Study | Assesses potential noise and vibration impacts from a proposed development on surrounding land uses, and the potential noise and vibration impacts from an existing land use on a proposed adjacent development, identifying measures to avoid, mitigate and minimize these impacts in compliance with applicable legislation and consistent with provincial and municipal policies (PPS policies 3.4.1, 3.4.2, 3.5.1 and 3.5.2) |
| Rail Safety and Risk Mitigation Report | Evaluates potential safety risks associated with development proposed in proximity to rail corridors and outlines mitigation measures to support safe and compatible site design, in compliance with applicable legislation and consistent with provincial policies and applicable rail safety guideline (PPS policies 3.3.3 and 3.4.1.) |
| Servicing Options Report | Evaluates the proximity of municipal and communal servicing and potential for future connections to serve a proposed development where there is no municipal planning for sewage and water services in an official plan, reviews environmental and site constraints and impacts, evaluates servicing options to serve the proposed development, and provides the rationale for a recommended option, in compliance with applicable legislation and guidelines, and consistent with provincial policies (PPS policies 2.7 and 3.6). |
| Wildland Fire Assessment | Determines hazardous forest types and associated wildland fire risk and identifies avoidance and mitigation measures to ensure conformity with provincial policies and standards (PPS policy 5.2.9) |
| Wind Study | Predicts and assesses potential wind impacts generated by development proposals of at least 10 storeys in height and provides mitigation measures to maintain safe and comfortable pedestrian and public spaces (PPS policy 3.9.1) |
The Ministry welcomes all feedback on the proposed approach, and is particularly seeking feedback on the following:
- Is the list of the types of information and material identified in this proposal comprehensive enough for planning authorities to effectively evaluate all planning applications they may receive?
- If not, why? What information or material is missing from the proposed list?
- Should any of the types of studies identified in this proposal be removed from the proposed list?
- Do you have any feedback on the objectives identified for each of the types of studies listed in this proposal? Are they broad enough to support planning authorities in obtaining sufficient information to evaluate applications, comply with applicable legislation, and determine consistency with provincial policies or conformity with provincial and municipal plans? Is there anything missing?
- Should the list identify the types of applications that the information and material could be required for (i.e., official plan amendment, zoning by-law amendment, site plan control, plans of subdivision/condominium, consents)? If so, why?
- Are there studies listed that should only be required for certain types of applications? If so, which ones and why?
- Should planning authorities maintain the ability to develop terms of reference to specify the breadth of information required for each of the types of studies included in the provincial list? Please elaborate on your response.
- Do you have any other input or suggestions of relevance to this proposal?
Analysis of Regulatory Impact
By identifying a list of the only information and material municipalities could require as part of a complete application, this proposal is intended to provide greater certainty and predictability for applicants proposing land use changes, while ensuring municipalities continue to have the information they need to effectively evaluate proposals. The proposed regulation(s) are intended to reduce regulatory and financial burden for the development sector and others proposing land use changes by providing more certainty and predictability to the application process. While there are no new administrative costs associated with the changes, municipalities who include lists of studies that are required through complete applications in their official plans may experience some one-time administrative burden should they be required to update their official plans to align with the provincial regulations.
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13th flr, 777 Bay St
Toronto,
ON
M7A 2J3
Canada
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growthplanning@ontario.ca
13th flr, 777 Bay St
Toronto,
ON
M7A 2J3
Canada
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growthplanning@ontario.ca
13th flr, 777 Bay St
Toronto, ON
M7A 2J3
Canada