Planning Applications

An application for a Class 3 Permit (CPP-2025-037) has been received to facilitate an on-land boathouse on the subject lands.  The proposed boathouse is in compliance with all CPPS standards; however, it is a discretionary use in the shoreline buffer area and waterfront yard and is subject to a Class 3 permit per Section 5.6.1a of the Community Planning Permit By-law 058-25. In addition, a Class 3 variation is proposed to permit an increased maximum overall lot coverage from 15% to 27.8% for the construction of the a new single detached dwelling and the boathouse on the subject lands under Table 5.9 of the CPPS By-law 058-25.

A key map of the property location is shown on the image below. 

The application will be considered by Council at the regularly scheduled Council meeting on February 25, 2026 at 7:00 pm in the Council Chambers at Town Hall (2101 Innisfil Beach Road). Please see the below link to the Notice of Class 3 Permit and Class 3 Variation.

Notice of Class 3 Permit and Class 3  Variation

The following table includes the application and site information. 

Supporting Materials: 

• Site Plan, Architectural Drawings &Landscape Plan
• Planning Justification Letter
• Lot Grading Plan
• Survey

An application for a Class 3 variation to the CPPS By-law 058-25 (File No. CPP-2025-033) has been received which proposes to permit an increased maximum overall lot coverage from 15% to 30.61% for the construction of a new single detached dwelling on the subject lands under Table 5.9 of the CPPS By-law 058-25. 

A key map of the property location is shown on the image below. 

The application will be considered by Council at the regularly scheduled Council meeting on January 14, 2026 at 7:00 pm in the Council Chambers at Town Hall (2101 Innisfil Beach Road). Please see the below link to the Notice of Complete Application and Class 3 Variation.

Notice of Complete Application and Class 3 Variation 

The following table includes the application and site information. 

Supporting Materials: 

• Site Plan 
• Architectural Drawings
• Planning Justification Letter
• Lot Grading Plan
• Vegetation Plan

An application for Zoning By-law Amendment (File: D14-2024-013) has been received which proposes to permit an 8-storey mixed use building on the property consisting of 364 residential units and 10 ground floor live-work units by re-zoning the lands to a site-specific Mixed Use Exception Hold (MU-6(H)) Precinct. Since the Public Meeting held on November 20, 2024, the Town's CPPS By-law 058-25 was passed which replaces Zoning By-law 080-13 in Alcona therefore this application is now required to proceed as a CPPS By-law Amendment application. 

Update 

The Public Meeting for the proposed Zoning By-law Amendment application which is now considered a CPPS By-law Amendment application was held on November 20, 2024 in the Council Chambers. Please use the following links to access the Notice of Complete Application and Public Meeting, the Public Meeting Minutes from November 20, 2024 and the Public Meeting Staff Report DSR-153-24. 

• Notice of Complete Application and Public Meeting
• Public Meeting Minutes
• Public Meeting Staff Report DSR-153-24

The application will be returning to Council on Wednesday December 10, 2025 for a decision on the proposed CPPS By-law Amendment at the regularly scheduled Council Meeting. The Staff Recommendation Report will be posted with the December 10, 2025 Council Agenda on the Town's Council and Committee Meeting Portal on December 3rd, 2025. Updated supporting materials can be accessed from the below links: 

Updated Supporting Materials: 

• Civil Drawings
• Stormwater Management Report 
• Traffic Impact Study
• Site Plan and Elevations
• Grading Plan
• Shadow Study Response Letter
• Shadow Study Justification Letter
• Revised Shadow Study Analysis
• Traffic Addendum Letter 
• Draft CPPS By-law Amendment

Supporting Materials:

• Cover Letter
• Draft Zoning By-law Amendment and Schedule 
• Planning Justification Report including Urban Design Brief and Placemaking Brief 
• Stage 1-2 Archaeological Assessment (2006)
• Stage 1-2 Archaeological Assessment (2016)
• Proof of Entry into Public Register of Archaeological Reports (Ministry of Tourism, Culture and Sport) 
• Geotechnical Investigation 
• Hydro-geological Site Assessment 
• Servicing Calculations 
• Arborist Report & Tree Preservation Plan 
• Tree Preservation Plan 
• Architectural Drawings and Site Plan  
• Civil Drawings  
• Engineering/Servicing Cover Letter 
• Conceptual Rendering 
• Shadow Study 
• Stormwater Management Report 
• Traffic Impact and Parking Study 
• Wind Study 
• Noise Report Addendum

Update: 

The Ontario Land Tribunal (OLT) issued a Decision dated January 6, 2022 for the subject lands related to an appeal received on the Town's 2018 Our Place Official Plan. Next Nine Ltd. appealed the land use designation of Key Natural Heritage Features and Key Hydrologic Features with a Natural Heritage System Overlay. The Tribunal dismissed the appeal. For more information about the Tribunal's Decision, please see link below to the Decision. 

OLT Decision, dated January 6, 2022 (Case No. PL180900)

Decision History:

On April 22, 2020, Town Council refused the Next Nine Ltd. Official Plan Amendment and Zoning By-law Amendment.  For more information please see links to Staff Report and Notice below:

NOTICE OF REFUSAL

STAFF REPORT DSR-054-20

On May 12, 2021, Council will be considering the applications per the Notice of Motion provided at the April 28, 2021 Council Meeting (Item 10.3), and a decision may be reached that night.

Summary:

Applications submitted by Next Nine Ltd. propose to amend the Official Plan and Zoning By-law to permit a golf course use on lands known municipally as 173, 201, and 225 Big Bay Point Road. The applicant proposes a nine-hole golf course on the subject lands, with no proposed structures or parking. A concurrent County Official Plan amendment has been submitted for a site-specific exception to permit the use within the existing Greenlands designation. 

A proposed Routing Plan for the 9 hole golf course is linked at the bottom of this page.  

Effect of Official Plan Amendment:

The applicant proposes to redesignate the lands from its current Rural Area and Natural Environmental Area designation to a Parks and Open Space designation with several site-specific provisions, including:

• allowing greater disturbance to key natural heritage features within the natural heritage system than are permitted by the 2019 Growth Plan;
• that permitted uses should be limited to a nine-hole golf course; and,
• no buildings or expansion of buildings shall be permitted. 

Effect of Zoning By-law Amendment:

The applicant proposes to rezone the lands from Agricultural zone to an alternate Open Space zoning, with special exceptions to permit the proposed golf course use within the Open Space zone. 

Supporting Documents:

• Planning Justification Report, prepared by Brutto Consulting, dated June 2018 
• Revised Routing Plan prepared by Marton Smith Landscape Architects
• Functional Servicing and Preliminary Stormwater Management Report, prepared by Crozier Consulting Engineers, dated June 2018 
• Interim Environmental Impact Study, prepared by Riverstone Environmental Solutions Inc.
• Tree Inventory & Preservation Plan Justification Letter, prepared by Riverstone Environmental, dated July 27, 2018 
• Geotechnical Feasibility Commentary, prepared by Terraprobe Inc., dated June 2018 
• Preliminary Hydrogeological Feasibility Review, prepared by Terraprobe, dated August 9th, 2018 
• Golf Ball Spray and Safety Analysis, prepared by Cam Tyers Design Inc., dated June 2018
• Stage 1 Archaeological Assessment, prepared by Archeoworks Inc., dated June 2018 
• Initial Assessment of Agricultural Capability Letter, prepared by Coleville Consulting Inc., dated July 25, 2018 
• Environmental Impact Study (Final) prepared by Riverstone Environmental Solutions Inc., dated May 2019
• Revised Routing Plan Review Letter, prepared by Riverstone Environmental Solutions Inc., dated March 9, 2019

Applications for Official Plan Amendment (D09-2025-002), CPPS By-law Amendment (SL-2025-026) and Redline Revision to a Draft Plan of Subdivision (D12-2000-003) have been received to revise Phase 3 of the SanDiego 2 Draft Plan of Subdivision to include 153 residential lots (30 single detached dwellings, 123 townhouse units) and a 3 storey mixed-use building with main floor commercial and 30 apartment units on upper floors within the south portion of the subject lands. Approximately 85 single detached dwellings are currently draft approved in this area. A future development block is proposed on the north portion of the subject lands and an open space block along the length of the Metrolinx rail corridor to the west. The current draft approval permits 466 residential units on the entirety of the subject lands (37 townhouses, 215 units in a mixed use block and 214 single detached dwellings). To facilitate the proposed revisions, the Official Plan Amendment application proposes to re-designate a portion of the subject lands from 'Residential Low Density 1' and 'Residential Low Density 2' to 'Residential Medium Density', 'Neighbourhood Commercial Area' and 'Parks and Open Space'. The CPPS By-law Amendment proposes to re-zone the lands to the Residential Low Density 2 Exception (RL2-XX), Residential Medium Density Exception (RM-XX), Neighbourhood Commercial Exception (NC-XX) and Open Space (OS) Precincts to permit the proposed single detached dwellings, townhouse dwellings and mixed-use building on the south portion of the lands. Any future development of the north portion of the property will require future planning applications. 

A Public Meeting has been scheduled for Wednesday November 19, 2025 to be held in the Council Chambers at 6:30pm. Please see the below links to the Notice of Complete Application and Public Meeting and supporting materials for more information. 

Notice of Complete Application and Public Meeting 

Supporting Materials: 

• Cover Letter
• Draft Official Plan Amendment Text and Schedule
• Draft CPPS By-law Amendment Text 
• Draft Plan of Subdivision - Redline Revision
• Concept Plan
• Planning Justification Report
• Transportation Impact Study
• Stage 2 Archaeological Assessment
• Functional Servicing and Stormwater Management Report
• Functional Servicing and Stormwater Management Report Figures & Plans
• Hydrogeological Assessment
• Geotechnical Report - 1992
• Geotechnical Report - 1995
• Geotechnical Report - 2018
• Environmental Noise and Vibration Feasibility Assessment
• Urban Design Brief
• Placemaking Brief
• Phase 1 Environmental Site Assessment
• Phase 2 Environmental Site Assessment 
• Environmental Impact Study 
• Rail Safety Report and Development Viability Assessment 
• Phasing Plan

Applications for Official Plan Amendment (D09-2025-001) and Zoning By-law Amendment (D14-2025-013) have been received proposing a residential development consisting of one hundred and two (102) townhouse dwelling units including 16 blocks for townhouses, a common element area, and a natural environmental area. Approximately 362 square metres of amenity area located along the internal street network is proposed. The development is proposed to be accessed by a private road with two (2) accesses, one with access onto 20th Sideroad and the other with access onto Killarney Beach Road, providing a connected driveway and access to the residential dwelling units and associated visitor parking area. In order to facilitate the proposed development, the Official Plan Amendment (OPA) proposes to redesignate the Subject Lands from ‘Neighbourhood Commercial’ to ‘Residential Medium Density’ and ‘Environmental Protection’ and remove area-specific policy 24.1 which states that no more than 25% of the units shall be townhouses. The Zoning By-law Amendment (ZBA) proposes to establish site-specific zone provisions to address site and building design. The proposed Zoning By-law Amendment would establish site-specific provisions for minimum landscaped open space, minimum lot area, minimum lot frontage, minimum front yard, minimum exterior side yard, minimum rear yard and maximum lot coverage.

A Public Meeting has been scheduled for Wednesday November 19, 2025 to be held in the Council Chambers at 6:30pm. Please see the below links to the Notice of Complete Application and Public Meeting and supporting materials for more information. 

Notice of Complete Application and Public Meeting

An application for Zoning By-law Amendment (File: D14-2024-010) has been received which proposes to rezone the subject lands from the Commercial Neighbourhood Exception Hold (CN-4(H)) Zone, Future Development (FD) Zone and Future Development Exception (FD-3) Zone to an updated Commercial Neighbourhood Exception Hold (CN-4(H)) Zone to facilitate a proposed commercial development consisting of 6 commercial buildings and associated on-site parking. 

Update 

The Public Meeting for the proposed Zoning By-law Amendment application was held on September 18, 2024 in the Council Chambers. Please use the following links to access the Notice of Complete Application and Public Meeting, the Public Meeting Minutes from September 18, 2024 and the Public Meeting Staff Report DSR-125-24. 

• Notice of Complete Application and Public Meeting
• Public Meeting Minutes
• Public Meeting Staff Report DSR-125-24

The application will be returning to Council on Wednesday November 12, 2025 for a decision on the proposed Zoning By-law Amendment at the regularly scheduled Council Meeting. The Staff Recommendation Report will be posted with the November 12, 2025 Council Agenda on the Town's Council and Committee Meeting Portal on November 5, 2025. Updated supporting materials can be accessed from the below links: 

Updated Supporting Materials: 

• Conceptual Site Plan 
• Conceptual Architectural Renderings
• Draft Zoning By-law Amendment
• Functional Servicing and Stormwater Management Report 
• Hydrogeology and Water Balance Assessment
• Transportation Impact Study 
• Planning Addendum Letter
• Review of Groundwater Conditions Letter
• Updated Assessment of Seasonal High Water Levels
• Tree Removal Response Letter

Supporting Materials:

• Cover Letter
• Conceptual Site Plan
• Conceptual Architectural Drawings 
• Draft Zoning By-law Amendment 
• Planning Justification Report including Placemaking and Urban Design Brief
• Topographic Survey
• Functional Servicing and Stormwater Management Report
• Hydrogeological and Water Balance Assessment
• Arborist Report
• Traffic Impact Study 
• Stage 1-2 Archaeological Assessment

Applications for Official Plan Amendment (File No. D09-2023-003), Zoning By-law Amendment (File No. D14-2023-005) and Draft Plan of Subdivision (File No. D12-2023-004) have been received to facilitate a proposed 314 unit residential subdivision consisting of 184 single detached freehold lots, 130 townhouse land lease lots, a 14.13 hectare environmental protection block, a 1.38 hectare stormwater management pond block, a 0.10 hectare sanitary pump station block, two parkland blocks consisting of a combined 0.69 hectares, a 5.02 hectare future development block in the north portion of the subject lands, a 0.35 hectare enhanced right of way block along Lockhart Road and a 0.25 hectare drainage block. The development is proposed to be accessed by a modified grid street network consisting of 18m wide public roads with two entrances from Lockhart Road across from Middlemass Street and Crescent Road to the south. Full municipal services are proposed to service the development. 

The Official Plan Amendment proposes to re-designate the subject lands from 'Retirement Residential Area', 'Key Natural Heritage Features and Key Hydrologic Features', and 'Residential Low Density 1' to 'Residential Low Density 2', 'Key Natural Heritage Features and Key Hydrologic Features', and 'Residential Low Density 1', with a 'Hazard Land Overlay'. The Zoning By-law Amendment proposes to re-zone the lands to a site-specific Residential 3 Exception (R3-XX) Zone and Future Development Exception (FD-XX) Zone as well as Open Space (OS) and Environmental Protection (EP) Zones to facilitate the proposed subdivision.

A Public Meeting has been scheduled for Wednesday, February 21, 2024 to be held in Council Chambers at 6:30pm. Please see the below link to the Notice of Complete Application and Public Meeting for more information: 

Notice of Complete Application and Public Meeting

Supporting Materials:

• Cover Letter
• Draft Official Plan Amendment 
• Draft Zoning By-law Amendment
• Draft Plan of Subdivision 
• Planning Justification Report and Placemaking Brief
• Functional Servicing & Stormwater Management Report (including Plans)
• Traffic Impact Study 
• Phase 1 Environmental Site Assessment
• Phase 2 Environmental Site Assessment
• Environmental Noise Assessment
• Baseline Hydrogeological Assessment
• Stage 1-2 Archaeological Assessment
• Natural Hazard Study Memo
• Architectural/Urban Design Guidelines
• Environmental Impact Study 
• Arborist Report (including Tree Inventory and Preservation Plan) 
• Preliminary Geotechnical Investigation 
• Topographic Survey 

A Zoning By-law Amendment, Official Plan Amendment and Plan of Subdivision has been submitted on the subject property to permit a development consisting of an 85-unit residential subdivision on the subject lands, including 69 condominium townhouses on a private common element road with access from Belle Aire Beach Road. A total of 16 of the units are proposed to be live/work units fronting onto Belle Aire Beach Road.

UPDATE:

Council considered the applications at the June 22, 2022 Council meeting. Please see links below for the Council Agenda, Staff Report and Notice of Adoption and Notice of Decision (OPA & Subdivision). The Zoning By-law Amendment was not considered at this Council meeting and will be considered at a later date.  

-Council Agenda Package 

-Staff Report (starts on page 433 of the Council Agenda package linked above)

-Notice of Adoption and Notice of Decision (OPA & Subdivision)

The Zoning By-law Amendment application was approved by Council on Wednesday, June 26, 2024. Please see the below links to the Staff Recommendation Report and the Notice of Passing ZBA 060-24:

• Staff Recommendation Report DSR-090-24
• Notice of Passing ZBA 060-24

Notice of Public Meeting and Open House  - 1357 Belle Aire Beach Road

1357 Belle Aire Beach Road - Planning Report

1357 Belle Aire Beach Road - Street View

Hydrogeological Study 

Placemaking Brief

Draft Plan of Subdivision

Functional Servicing Report

Retail Market Justification

Traffic Impact Study

Urban Design Brief

Noise Study

Archaeological Report

Hydrogeological Report - Bi-monthly Monitoring