Site Plan Approval in Ontario: A Detailed Guide for Home Builders & Owners (2025)

What Is Site Plan Approval?

In Ontario, many building projects require a planning step known as Site Plan Approval, authorized under Section 41 of the Ontario Planning Act. This is a formal process where municipalities review and approve the design and layout of certain developments before any building permits can be issued.

However, it’s important to distinguish between:

• A site plan drawing – a required sketch or survey showing the layout of your property, which is always part of a building permit application (even for single-family homes).

• Formal Site Plan Approval – a separate planning process under the Act, which usually applies to larger or more complex projects (multi-unit housing, subdivisions, commercial/industrial builds).

Do All Residential Projects Need Site Plan Approval?

Typically Required

• Multi-unit residential buildings (townhouses, apartments, condos)

• Residential subdivisions (new lots with new roads and services)

• Commercial, industrial, and institutional developments

• Major additions that impact site layout, parking, or servicing

Often Not Required

• Single detached or semi-detached homes on existing lots

• Small accessory structures (sheds, garages, decks)

• Minor additions that don’t significantly affect layout or servicing

👉 But note: Even if formal Site Plan Approval is not required, you will always need to submit a site plan drawing with your building permit. This drawing shows property lines, setbacks, building footprint, driveway, and drainage.

Residential Scenarios Explained

1. Single Family Home on an Existing Lot

   • Requires a site plan drawing with the building permit.

   • Does not usually require Site Plan Approval under Section 41, unless your property is in a designated Site Plan Control Area.

   • Review is part of the building permit timeline (10 business days for houses under the Ontario Building Code).

2. Subdivision Development

   • Requires a Plan of Subdivision approval under Ontario Regulation 544/06.

   • Full Site Plan Approval and subdivision agreements are mandatory.

3. Multi-Unit Residential (duplexes, triplexes, townhouses, apartments)

   • Requires formal Site Plan Approval, plus supporting studies (traffic, servicing, stormwater, etc.).

What to Include in a Residential Site Plan Drawing

Even if you don’t need formal Site Plan Approval, your building permit application must include a site plan drawing that typically shows:

• Lot boundaries (survey recommended)

• Existing and proposed buildings with dimensions

• Setbacks from all property lines

• Driveways, parking, and walkways

• Lot grading and drainage flow

• Water, sanitary, and storm service connections

• Easements or rights-of-way

For larger projects, municipalities may also ask for landscaping, stormwater reports, or topographic surveys.

The Site Plan Approval Process (for Projects That Require It)

1. Pre-Consultation – confirm requirements with municipal staff.

2. Application Submission – submit site plan drawings, reports, and fees.

3. Technical Review – planning, engineering, transportation, and other departments check compliance.

4. Revisions – applicants usually go through at least one round of comments.

5. Approval & Agreement – sometimes involves a Site Plan Agreement registered on title.

6. Building Permit Application – only after approval can permits be issued.

Timelines You Can Expect

Single-Family Home (Existing Lot)

• Preparation: A basic site plan drawing can usually be created within a few days to a week (depending on whether you use software, a surveyor, or a designer).

• Municipal Review: No formal Site Plan Approval is required. Your site plan drawing is reviewed as part of the building permit process, which under Ontario’s Building Code Act must be completed within 10 business days for houses once a complete application is submitted.

Multi-Unit or Subdivision Developments

• Preparation: Producing a complete site plan package (with engineering drawings, surveys, servicing reports, etc.) can take several weeks to a few months, depending on project complexity.

• Municipal Review: Formal Site Plan Approval is required. While the Planning Act sets a 30-day decision period, in practice reviews and revisions usually take 2–6 months or more, especially if multiple rounds of comments are needed.

Costs

• Single-family home: Cost of preparing a simple site plan drawing (less than $100 using software). No separate Site Plan Approval fee.

• Multi-unit or subdivisions: Municipal Site Plan Approval fees can range from $5,000–$25,000+, plus survey, engineering, and legal costs.

Starting With a Preliminary Site Plan

Before hiring surveyors or engineers, many homeowners and small developers begin with a preliminary site plan to start discussions with municipalities or builders.

Tools like Presite.com allow you to:

• Create a scaled digital drawing of your property

• Show building footprints, driveways, and landscaping

• Export a professional PDF to use in pre-consultation meetings

• Explore different layouts before committing to costly revisions

This can save significant time and money by identifying issues early.

Key Takeaways

• Every building permit requires a site plan drawing (even for single-family homes).

• Formal Site Plan Approval is usually only needed for multi-unit, subdivision, or commercial projects.

• Timelines differ: building permit reviews for houses are quick, but Site Plan Approvals for larger projects can take months.

• A preliminary site plan from Presite.com is a cost-effective way to start the process.