Planning

The links below can help navigate the Cloudpermit process:

• How to log in to Cloudpermit as a registered user
• How to determine the property location.
• How to complete a planning application.
• How to sign off, upload and download an affidavit and submit the planning approval application.
• How to invite a party to an application for agents and more than one property owner.
• Conditions in planning applications.

For further assistance using Cloudpermit, please view the Applicant User Guide.

The Township of Muskoka Lakes has endorsed the District Municipality of Muskoka's Terms of Reference for supporting documents and studies. For more information, please visit the District's website.

• Authorization for Application
• Green Energy
• Telecommunication Tower
• Validation Certificate

Please note that you will be contacted directly regarding the fees for the above-noted applications.

If a proposed use or structure on a property doesn't meet the requirements of our Zoning By-law, a planning application may be made for a Zoning By-law Amendment (or rezoning) or a minor variance. The decision to approve or deny an application is made by Council or the Committee of Adjustment. Prior to this decision, a public meeting (Planning Committee or Committee of Adjustment) will be held. If an application goes to Planning Committee, a recommendation will be brought forward to Council for a decision.

Please note that pre-consultation with Township Staff is highly recommended to help streamline the application process. To request a Pre-consultation meeting with a Township Planner, please submit your request through the Cloud Permit website. Please ensure you submit a complete site plan. Download the Zoning By-law Application Guide here.

What are the Zoning By-law Amendment Applications Fees (2026)?

Pre-Consultation Fee: $400.00 

Application Fees:

• Exemption or Rezoning: $2,200.00
• When submitted in conjunction with a Consent (Severance) and/or Official Plan Amendment Application:
  • Exemption or Rezoning: 50% of fee ($1,100.00)
• Removal of holding zone: $600.00

Once an application has been submitted via Cloud Permit, applicants and/or agents will be invoiced the appropriate fees. Payment can be paid online through Cloud Permit (service fees apply), cheque, cash or in-person debit.

Please Note:

When an application is submitted and a pre-consultation meeting occurred within the previous 12 months, the total application fees shall be reduced by the pre-consultation fee paid.

Applicants may be subject to additional fees where the Township and the applicant have entered into a Planning Services Agreement wherein the applicant accepts responsibility
for additional costs beyond the those considered typical under application fee, including by not limited to legal fees, peer review, courier charges, sign posting, additional staff time
or other administrative fees.

Consent from the Township is needed to separate a piece of land to form a new lot.  A Consent is not needed in certain situations, such as when the land is already divided by a railway or public road. 

You can also apply for Consent to create a Right-of-Way or change existing property boundaries (e.g. lot addition). Consent Application decisions are made by the Committee of Adjustment, unless submitted concurrently with a necessary Zoning By-law Amendment application.

Please note that Pre-consultation with Township Staff is highly recommended to help streamline the application process. To request a Pre-consultation meeting with a Township Planner, please submit your request through the Cloud Permit website. Please ensure you submit a complete consent sketch. Download the Consent Application Guide here.

What are the Consent Applications Fees (2026)?

Pre-Consultation Fee: $200.00 or $400.00 (if a Zoning By-law Amendment application and/or Official Plan Amendment application is also required)

Application Fees:

• New lot creation: $1,600.00 (per each new lot)
• Lot addition:$1,600.00 
• Right-of-way or easement: $1,200.00 
• For any subsequent right-of-way, or easement, or lot addition: $750.00 each
• Title Validation Certificate: $1,000.00
• Septic Inspection (per each new lot - including all severed and retained): $200 + HST
• Septic Inspection (for a right-of-way, easement, or lot addition): $100 + HST

Once an application has been submitted via Cloud Permit, applicants and/or agents will be invoiced the appropriate fees. Payment can be paid online through Cloud Permit (service fees apply), cheque, cash or in-person debit.

Please Note:

When an application is submitted and a pre-consultation meeting occurred within the previous 12 months, the total application fees shall be reduced by the pre-consultation fee paid.

Applicants may be subject to additional fees where the Township and the applicant have entered into a Planning Services Agreement wherein the applicant accepts responsibility
for additional costs beyond the those considered typical under application fee, including by not limited to legal fees, peer review, courier charges, sign posting, additional staff time
or other administrative fees.

A Minor Variance is an application to provide specific relief from provisions of the Township's Zoning By-law (for example: needing to build slightly closer to a property boundary than the setbacks permitted in the Zoning By-law). The Township's Committee of Adjustment considers Minor Variance applications for approval.

A Minor Variance allows the property owner to obtain a building permit even if their development proposal does not comply precisely with the Zoning by-law. Under Section 45(1) of the Planning Act, a Minor Variance must meet the four tests:

1) Is the application minor in nature?

2) Is the application desirable for the appropriate development of the lands in question?

3) Does the application conform to the general intent of the Zoning By-law?

4) Does the application conform to the general intent of the Township's Official Plan? 

It is important to note that to consider any application, a Minor Variance must meet all four tests.

Please note that pre-consultation with Township Staff is highly recommended to help streamline the application process. To request a Pre-consultation meeting with a Township Planner, please submit your request through the Cloud Permit website. Please ensure you submit a complete site plan. Download the Minor Variance Guide here. 

What are the Minor Variance Applications Fees (2026)?

Pre-Consultation Fee: $200.00

Application Fees:

• Minor Variance Application: $1,400.00
• In conjunction with Consent Application: 50% of Fee ($700.00)
• Agreement pursuant to Section 45 of the Planning Act: $650.00

Once an application has been submitted via Cloudpermit, applicants and/or agents will be invoiced the appropriate fees. Payment can be paid online through Cloudpermit (service fees apply), cheque, cash or in-person debit.

Please Note:

When an application is submitted and a pre-consultation meeting occurred within the previous 12 months, the total application fees shall be reduced by the pre-consultation fee paid.

Applicants may be subject to additional fees where the Township and the applicant have entered into a Planning Services Agreement wherein the applicant accepts responsibility
for additional costs beyond the those considered typical under application fee, including by not limited to legal fees, peer review, courier charges, sign posting, additional staff time
or other administrative fees.

Site Plan Control enables the Township to control certain matters on and around a property proposed for development, such as lighting and vegetative buffers. Through this process, a Site Plan Agreement is entered into and registered on title which, among other matters, identifies the location of buildings and structures and works to be completed, and may require securities for matters such as native species tree plantings and stormwater management works.  This process ensures that development proposals are well designed, in character with the surrounding community, and protect environmental features and surrounding land. Please note that applications for Site Plan Approval are delegated to staff for review and approval.

Provincial legislation permits the Township to impose Site Plan Control for residential development within 300 metres of a railway line or within 120 metres of an inland lake, wetland, or a river or stream valley, as well as for Residential development of 10 or more units and Commercial and Industrial uses. The Township's Site Plan Control By-law (2006-100) then further identifies which lakes, zones, and development proposals must receive Site Plan Approval prior to the issuance of a Building Permit. Please contact the Planning Division at planning@muskokalakes.ca if you need clarification.

Please note that pre-consultation with Township Staff is highly recommended to help streamline the application process. To request a Pre-consultation meeting with a Township Planner, please submit your request through the Cloud Permit website. Please ensure you submit a complete site plan.

What are the Site Plan Agreement Fees (2026)?

Pre-consultation Fees: $200.00 (Residential properties) or $400.00 (Commercial / Multi-residential / Industrial properties)

Application Fees:

• Residential (Dwelling): $1,200.00
• Residential (Accessory): $800.00
• Residential Amendment (Minor): $800.00
• Commercial / Multi-Residential / Industrial: 
  • Less than 7,500 square feet gross floor area: $1,900.00 plus cost recovery
  • Over 7,500 square feet gross floor area: $3,000.00 plus cost recovery
• Commercial Amendment (Minor): $1,000.00
• Condition of Minor Variance / Zoning By-law Amendment / Consent: 50% of fee
• The Site Plan Agreement must be registered at the Muskoka Land Registry Office. The Township will be responsible for registering the agreement. The fees noted above includes the registration fee.

Once an application has been submitted via Cloud Permit, applicants and/or agents will be invoiced the appropriate fees. Payment can be paid online through Cloud Permit (service fees apply), cheque, cash or in-person debit.

Please Note:

When an application is submitted and a pre-consultation meeting occurred within the previous 12 months, the total application fees shall be reduced by the pre-consultation fee paid.

Applicants may be subject to additional fees where the Township and the applicant have entered into a Planning Services Agreement wherein the applicant accepts responsibility
for additional costs beyond the those considered typical under application fee, including by not limited to legal fees, peer review, courier charges, sign posting, additional staff time
or other administrative fees.

A ‘deeming by-law’ removes lands (lots or blocks) from a registered plan of subdivision, providing the plan of subdivision has been registered for more than 8 years. A deeming by-law can remove all of the lots or blocks of land within a registered plan, or only some of the lots or blocks within a plan of subdivision. The effect of a deeming by-law is to merge two or more lots or blocks of lands within a plan of subdivision into one legally conveyable lot, under common ownership. Approval of a deeming by-law consolidates individual lots into one parcel of land. Generally this is required to allow development to occur, which would otherwise be constrained by lots lines traversing a site (buildings cannot cross over lot lines). Deeming by-laws are typically used to merge lots from very old plans of subdivision, which no longer meet current zoning standards.

Pre-consultation is highly recommended to help streamline the application process. To request a Pre-consultation meeting with a Township Planner, please submit your request through the Cloud Permit website.

What are the Deeming By-law Applications Fees (2026)?

Pre-Consultation Fee: None

Application Fees:

• Deeming By-law: $450.00
• Condition of Minor Variance/Consent/Zoning By-law Amendment: 50% of fee ($225.00)

Once an application has been submitted via Cloud Permit, applicants and/or agents will be invoiced the appropriate fees. Payment can be paid online through Cloud Permit (service fees apply), cheque, cash or in-person debit.

If you are ready to submit an application, please view the next section below.

Heritage Applications

• Heritage Designation
• Heritage Property Tax Relief

For more information on Heritage Designation, view History, Heritage & Geography.

Are you a potential purchaser looking for information on development potential? Do you require information on planning regulations for a building project? 

A Municipal Record Search is a document that provides details regarding issued building permits on file, the status of inspections, and any outstanding orders. It also offers information with respect to planning such as the zoning designation, permitted uses, and any planning approvals for the property. Typically, these requests are from solicitors performing a transfer of ownership or placing a mortgage. Please note that a Roll Number is required for the request. 

Please note all Municipal Record Search requests must be submitted online through Cloud Permit. The Township does not accept requests via email or regular mail. Please note that Township Staff may require up to 10-15 business days to process these requests.

What are the Municipal Record Search Fees (2026)?

Application Fees - Residential Properties

• If required within 5-8 business days, you will be automatically charged the Rush Request fee of $45
• If required within 8-15 business days, you will be charged the regular request fee of $250

Application Fees - Commercial/Multi-Residential/Industrial Properties

• If required within 8-10 business days, you will be automatically charged the Rush Request fee of $750
• If required within 10-15 business days, you will be charged the regular request fee of $350.

Application Fees - Other Requests

• Survey Zoning Review (requires 30 days notice): Cost Recovery  
• Site Plan/Consent/Subdivision Agreement Compliance Letter (requires 30 days notice): $600
  • Please Note: These types of requests can be submitted via email to planning@muskokalakes.ca 

Once an application has been submitted via Cloud Permit, applicants will be invoiced the appropriate fees. Payment can be paid online through Cloudpermit (service fees apply), cheque, cash or in-person debit.