Planning Applications and Process

Reviewing documents on a computer and desk

Planning Applications and Process

The Municipality of Leamington uses a cloud-based e-permitting software called Cloudpermit to manage all planning-related procedures and applications. This system digitalizes the planning and development process and will eventually help us go completely paperless. With Cloudpermit, we can:

  • Accept, review, and approve planning applications;
  • Keep communication in one place;
  • Circulate planning applications internally and externally;
  • Use maps integrated with GIS; and
  • Set regulatory processing timelines.

Register your Cloudpermit Account

To begin, you will need to create a Cloudpermit account. Cloudpermit currently supports Firefox, Google, and Safari browsers. Once registered, you can submit applications and track the progress digitally, from anywhere in the world. 

Register or Login to Cloudpermit

 Cloudpermit How-to Videos and Support

Learn how to log in to Cloudpermit as a registered user, or check Cloudpermit Support for a quick tutorial on the basics. These support documents may also help you navigate the system:

Need additional assistance? Planning Services is happy to answer your questions in-person or by phone. 

 What are the types of Planning Applications?

Please note, consultation with Planning Services is required to determine the feasibility and applicable application stream for your specific proposal.

Official Plan Amendment: If you wish to use, alter or develop your property in a way that does not conform with the Official Plan, you must apply for an Official Plan Amendment. Any change to the Official Plan requires an Official Plan Amendment application.

Zoning By-law Amendment: If you wish to use, alter or develop your property in a way that does not conform with the Zoning By-law, you must apply for an amendment to the Zoning By-law. You can do this through a Zoning By-law Amendment application.

Minor Variance Application: A Minor Variance Application seeks permission to differ from the requirements of the Zoning By-law and to allow enlargements and extensions of non-conforming uses. Common variances include the reduction of a required setback from a property line, a reduction to the required lot area or frontage or an increase to the maximum permitted height of a building. 

Each application must be shown to meet the following four tests:

  1. Whether the application is in keeping with the policy direction of the Official Plan;
  2. Whether the application is in keeping with the direction of the Zoning By-law;
  3. Whether the relief being sought will result in appropriate development for the area; and
  4. Whether the relief being sought is minor in nature.

Consent Application: Consent Application is used where land division by Plan of Subdivision is not required, the Planning Act allows the granting of consents. 

There are three types of severances:

  1. Creation of a new lot
  2. Addition to an existing lot
  3. Minor boundary adjustment

The Committee of Adjustment may also grant consents for other reasons:

  1. Permanent easements
  2. Leases greater than 21 years less a day
  3. Validation of Title

The Committee of Adjustment usually imposes conditions on the approval of a consent application. The owner has one year to fulfill the conditions or the application is denied. Examples of conditions: taxes must be up to date; lot consolidation must take place; mutual drain agreement. 

Part Lot Control Exemption: This application is for approved plans and subdivisions. Part Lot Control exemptions allow for the subdivision of land with a survey to register part interest in what is considered one piece of property. This process is necessary to allow semi-detached and townhouses to sell as two separate units, despite existing on a single lot. 

Site Plan Approval/Site Plan Amendment: This is a development review process that evaluates the layout of site features like buildings, parking areas, and landscaping, but not the interior spaces of the proposed structures. It reviews the impact of development on municipal services as well as ensures development occurs in a responsible manner. It occurs prior to the building permit process. As a condition of Site Plan Approval, the land is required to be developed in accordance with the approved plans, which many include access to the site, building location, parking, loading bays, protection of adjoining properties, to name a few. A security deposit or letter of credit is required to ensure all work is carried out in accordance to approved plans. These requirements are outlined in the site plan agreement registered on title.

Plan of Subdivision and Condominium: A draft plan of subdivision is required to create more than four (4) lots on a single property; and to create lots that require the extension of municipal services and/or the construction of roads.

A draft plan of condominium is required for the following:

  • To create a standard condominium;
    • To amalgamate condominiums that have similar buildings and/or management corporations;
    • To create a common elements condominium;
    • To create a phased condominium;
    • To create a vacant land condominium;
    • To create a leasehold condominium; or
    • To convert an existing building(s) to a condominium form of tenure.

Removal of Hold (h) Symbol: A Removal of Hold application is required when the Zoning By-law contains a holding symbol “H” on the subject property. The “H” restricts future uses and development on the property until conditions for removing the “H” are met. A Zoning By-law amendment through a Removal of Hold application is required to remove the “H.”

Please contact Planning Services at or extension 1407 if you are unable to access Cloudpermit and require a PDF copy of the application form.

What is the application submission process? 

Here is a general overview of what you'll need to do to move your application forward.

1. Pre-consultation (mandatory for all applications):

  • Discussion of proposal
  • Review of municipal requirements, including determining applicable application stream
  • Review of required background information (traffic, environmental, archaeological, etc.)
  • Review of applicable provincial, county, and municipal policies
  • Outline applicable fees

2. Completing and submitting the application:

  • Please answer all of the application questions within the appropriate Cloudpermit workspace
  • Please provide all required background information, outlined during pre-consultation, including (if applicable):
    • draft survey sketch (prepared by an Ontario Land Surveyor)
    • site plan drawings
    • studies (traffic, servicing, environmental assessment, etc.)
    • supporting documents
  • Submit any necessary application fees payable to the Municipality of Leamington
  • Each application must be signed in front of a Commissioner. If signed by a Corporation, it must have the Corporate Seal affixed. If signed by an agent, a written authorization from the owner must be attached.




© 2024 The Municipality of Leamington 111 Erie Street North, Leamington, Ontario N8H 2Z9

Phone: 519-326-5761
Fax: 519-326-2481
Email: General Information

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