Site Plan Control

What is Site Plan Control?

Site plan control is a tool to regulate development provided to municipalities in Ontario’s Planning Act. It is used to ensure that any development meets certain standards and regulations. The goal of Site Plan Control is to improve the appearance and look of the municipality by applying consistent standards and guidelines to development.

Essentially, a site plan is a drawing or set of drawings that illustrates the proposed property improvements such as buildings, driveways, parking areas, pedestrian sidewalks, landscaping, fences, light fixtures, grading, drainage and municipal services. The site plan approval process promotes functional and attractive development, while minimizing adverse impacts on the surrounding land uses.

Section 41 of the Ontario Planning Act enables the municipality to pass a Site Plan Control By-law. Site Plan Control applies to all lands in the Municipality EXCEPT the following types of development:

• Any building or structure in a park operated by the municipality, Region, Conservation Authority
• Any structure erected for flood or erosion control purposes
• Any permitted agricultural building or structure
• Any building or structure used by a public utility
• Residential buildings containing less than three dwelling units
• Alterations to buildings or structures which do not alter the nature of the existing use
• Any expansion or enlargement of a building or structure that is less than twenty square metres or less than 10 per cent of the total floor area of the building, whichever is less.

Within the Oak Ridges Moraine, agricultural and residential buildings require site plan approval when located within the Environmental Protection (EP) zone and the Minimum Area of Influence (MAOI) zone; and within an Oak Ridges Moraine Landform Conservation Area.  Expansions to these buildings may be exempt under certain circumstances.

You cannot start to develop an area that is subject to site plan control unless the municipality has reviewed and approved certain plans. Once the plans are approved, a site plan agreement is generally executed. This agreement contractually binds the owner to develop and maintain a site in accordance with the approved plans and the terms of the agreement.

The site plan control process allows municipal staff to review and approve the following components:

• Building siting and site design
• Building mass
• Driveways, curbing and traffic direction signs
• Loading and parking facilities
• Emergency vehicle routes
• All pedestrian access such as walkways and ramps
• Landscaping for the site and protection of adjoining sites
• Refuse and other waste facilities
• Site lighting requirements
• Grading, drainage and servicing components
• Need for municipal and/or regional road widening

The developer must also demonstrate how the proposed design and organization of the site and buildings meet the implementation policies of the Official Plan.

The developer must satisfy and address all staff and agency comments prior to approval of the plans.

Pre-consultation

Prior to submitting an application on Service Clarington, the owner/applicant is highly encouraged to arrange a pre-consultation meeting with municipal staff. 

How do I apply?

Apply Online through Service Clarington

As of October 2025, Clarington is accepting digital applications (and payments under $10,000) through Service Clarington. On the platform, you’ll find instructions for creating an account and links to apply for a Site Plan approval online.

This change aims to help streamline the development process, enhance efficiency and give applicants the ability to view their application within the Service Clarington portal. 

Previous Application Process (to be phased out)

Please note that digital applications through Service Clarington are the preferred method for submission, and the old application process will eventually be phased out as Clarington works to streamline the development review process.

Site plan approval in Clarington has been delegated by By-law to staff. The Site Plan application form must be completed and submitted to the Planning and Infrastructure Services Department with the required fee and drawings as discussed during the pre-consultation meeting. Please contact the Planning and Infrastructure Services Department for a copy of the form.

What happens next?

Once your application is filed and has been deemed complete, it will be assigned to a Planner who will circulate it to the public bodies required under the Planning Act.

When all comments have been received and all concerns resolved, the drawings are approved, and conditions of site plan approval are issued.

The Legal Services Department then prepares a Site Plan Agreement or Amending Agreement for execution. The Mayor and Clerk will execute the agreement on behalf of the Municipality, and the agreements are then registered on title.

What do I need to submit?

Plans/drawings required for site plan approval

Applications for site plan approval are required to have plans and drawings showing the location, elevation, and cross-section of all buildings and structures to be erected and showing the location of all facilities and works to be provided and required under Section 41(4) of the Planning Act, including, but not limited to the following:

• Highway widening         
• Access ramps, curbing and traffic direction signs
• Loading and parking facilities, access driveway, surfacing of such areas
• Walkway and walkway ramps, including surfacing
• Lighting
• Walls, fences, hedges, trees, shrubs or other groundcover or facilities for landscaping
• Garbage and waste disposal
• Outdoor storage areas
• Easement and public utilities
• Grading or alteration in elevation
• Exterior building materials and colour scheme

Applications are typically accompanied by the following plans and drawings:

• Site Plan
• Building Elevations
• Floor Plan
• Grading and Drainage Plan
• Site Servicing Plan
• Erosion and Sediment Control Plan
• Landscape Plan and Details
• Lighting Plan (Photometric Study)

The type and quantity of plans required for submission will be determined at the pre-consultation meeting or by staff.

The following outlines the items to be included in plans and drawings. The Deputy CAO of Planning & Infrastructure Services and relevant commenting agencies may require additional information from the applicant to assist with their evaluation of the application.

Municipal and agency staff rely on comprehensive and accurate information detailed on all submitted drawings and plans. While there is no one specific set of submission requirements that can address all development scenarios, the following list of items is intended to provide some guidance in terms of the minimum level of detail expected by staff and agencies.

What are the fees?

A non-refundable processing fee for the Municipality and applicable Agencies is required. See the Clarington Planning and Infrastructure Services Fee Schedule and Agency Review Fees Schedule for applicable fees or contact developmentapplicationscoordinators@clarington.net.

The Owner/Developer may be responsible for other costs as part of the approval. This may include:

• Engineering estimate for entrance work (to be secured)
• Landscaping cost estimate for landscaping (to be secured)
• Road/sidewalk damage deposit
• Cash payment-in-lieu of parkland dedication
• Permit fees
• Development charges

How long does it take to process the application?

The time required to process a Site Plan application will vary depending on the complexity of the proposal. On average, Site Plan review and approval may take between three to six months.

Once the required information has been received, the submission will be reviewed to determine whether it constitutes a complete application. An application is considered complete only if all required plans, studies, and fees have been provided. If any of these elements are missing, the application will be deemed incomplete until the outstanding items are submitted.

Prior to rendering a final decision on this application, the Municipality shall require written confirmation that all Municipal taxes are current and up to date.

Can the decision be appealed?

If the Municipality fails to approve the application within the time period prescribed under the Planning Act, or if the owner is not satisfied with any part of the approval, the owner may refer the application to the Ontario Land Tribunal (OLT).  An appeal must include a completed OLT Appeal Form and be accompanied by a cheque payable to the Minister of Finance. All appeals must be submitted to the Clerk of the Municipality of Clarington.

Are there other permits or approvals required?

You may need to obtain other permits and approvals from the Municipality aside from Site Plan approval. This information would be discussed at the pre-consultation meeting.