Planning

Prior to submitting a planning application in the form of an Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision or Condominium and Site Plan, it is highly encouraged to complete a Formal Consultation. The purpose of Formal Consultation is to provide the applicant feedback from the City on their proposal before they undertake detailed plans and drawings. Formal Consultation also identifies information and studies which should accompany a formal planning application. 

To apply for a Formal Consultation, please complete the forms below:

• Formal Consultation Request Form
• Agent Authorization Form

Submit an application for Minor Variance, Consent (Land Severance), Zoning By-law Amendment, Official Plan Amendment, Site Plan, Draft Plan of Subdivision and Condominium.

Minor Variance

A Minor Variance is an application to provide specific relief from provisions of the City of Stratford Zoning By-law. The City of Stratford 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 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 Official Plan?

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

To apply for a Minor Variance, please complete the forms below:

Minor Variance Application Form

Statutory Declaration Form

Consent (Land Severance)

A Consent is required if you want to sell (sever) or mortgage a portion of your land or enter into an agreement/lease for a period of 21 years or more. The City of Stratford Committee of Adjustment considers Consent applications for approval. Both the severed and retained lots must conform to the Official Plan and the Zoning By-law. If the proposal does not comply with the Zoning By-law, a Minor Variance may be required and applied for at the same time as the Consent Application.

To apply for a Consent, please complete the forms below:

Consent Application Form

Statutory Declaration Form

Site Plan Approval

A Site Plan is a drawing, or set of drawings, showing the layout of the property including but not limited to proposed buildings, driveways, parking areas, pedestrian sidewalks, landscaping, fences, exterior lighting, grading, drains and municipal services. Through the Site Plan Approval process, this ensures that a proposal is designed according to City standards, is compatible with surrounding uses, and minimizes any negative impacts.

A Site Plan Control By-law applies which designates the entire City of Stratford as a Site Plan Control Area. All commercial, institutional, industrial and residential developments (more than 10 units) and commercial parking lots are generally subject to Site Plan Approval. Additions or building use changes that substantially change the usability of a building are also subject to site plan approval. Site Plan Approval is required before the issuance of a building permit.

Before applying for a Site Plan Approval, it is highly recommended to complete the Formal Consultation process. The Formal Consultation allows Planning staff to identify any issues with the application, provide initial feedback on the development, and identify studies that will be required for a complete Site Plan Approval Application.

To apply for a Site Plan Approval or amendment to an existing Site Plan Approval, please complete the forms below:

Site Plan Application Form

Agent Authorization Form

Zoning By-law Amendment

If a proposal does not meet the requirements of the Zoning By-law, an application for an amendment may be required for a proposal to move forward.

A notice is circulated for all complete Zoning By-law Amendment applications to provide neighbouring property owners and citizens an opportunity to share their input on development proposals that may affect them. A statutory public meeting is held before any decisions are made on a Zoning By-law Amendment Application. This meeting provides a forum where members of the public can share their input on an application or ask clarifying questions about a proposal.

Before applying for a Zoning By-law Amendment, it is highly recommended to complete the Formal Consultation process. The Formal Consultation allows Planning staff to identify any issues with the application, provide initial feedback on the development, and identify studies that will be required for a complete Zoning By-law Amendment Application.

To apply for a Zoning by-law Amendment, please complete the forms below:

Zoning By-law Amendment Application Form

Agent Authorization Form

Official Plan Amendment

If a proposal does not meet the requirements of the Official Plan, an application for an amendment may be required for a proposal to move forward.

A notice is circulated for all complete Official Plan Amendment applications to provide neighbouring property owners and citizens an opportunity to share their input on development proposals that may affect them. A statutory public meeting is held before any decisions are made on an Official Plan Amendment Application. This meeting provides a forum where members of the public can share their input on an application or ask clarifying questions about a proposal.

Before applying for an Official Plan Amendment, it is highly recommended to complete the Formal Consultation process. The Formal Consultation allows Planning staff to identify any issues with the application, provide initial feedback on the development, and identify studies that will be required for a complete Official Plan Amendment Application.

To apply for an Official Plan Amendment, please complete the forms below:

Official Plan Amendment Application Form

Agent Authorization Form

Draft Plan of Subdivision

A Draft Plan of Subdivision is generally required when an applicant wants to create five or more lots. A registered Plan of Subdivision creates new, separate parcels of land that can be legally sold individually. It shows how a property is proposed to be subdivided, including but not limited to servicing, parkland dedication, protection of natural heritage features, and other site-specific information.

Subdivision approval ensures that:

• the land is suitable for its proposed new use;
• the proposal conforms with the City’s Official Plan and Provincial legislation such as the Planning Act and the Provincial Planning Statement; and
• communities are protected from developments that are inappropriate or may put undue strain on community facilities, services or finances.

Before applying for a Draft Plan of Subdivision, it is highly recommended to complete the Formal Consultation process. The Formal Consultation allows Planning staff to identify any issues with the application, provide initial feedback on the development, and identify studies that will be required for a complete Draft Plan of Subdivision Application.

To apply for a Draft Plan of Subdivision, please complete the forms below:

Draft Plan of Subdivision Application Form

Agent Authorization Form

Draft Plan of Condominium

A Plan of Condominium is a form of ownership or type of land status that can be found in residential, commercial, industrial developments or a combination of such developments. Commonly, each unit/lot is individually owned with shared facilities known as common elements, including hallways, elevators, parking areas, private roads and amenity areas etc. There are several common types of Condominiums, including Standard Condominiums, Vacant Land Condominiums, Common Element Condominiums, and the Conversion from a Rental to a Condominium.

Before applying for a Draft Plan of Condominium, it is highly recommended to complete the Formal Consultation process. The Formal Consultation allows Planning staff to identify any issues with the application, provide initial feedback on the development, and identify studies that will be required for a complete Draft Plan of Condominium Application.

To apply for a Draft Plan of Condominium, please complete the forms below:

Draft Plan Condominium Application Form

Agent Authorization Form

Part Lot Control

The Planning Act authorizes municipalities to pass by-laws, through Council, to exempt land from Part Lot Control, allowing a landowner to further subdivide a lot or block that had previously been created by way of a Registered Plan of Subdivision. Exemption from the Part Lot Control provisions of the Planning Act allows lots to be further subdivided without requiring a new submission of a Consent (severance) or Draft Plan Of Subdivision application.

To apply for Part Lot Control, please complete the forms below:

Part Lot Control Application Form

Agent Authorization Form

The City of Stratford Fees and Charges By-law 125-2025 Schedule B outlines applicable fees.

Official Plan

Stratford’s Official Plan is the City’s visionary policy document that contains goals, objectives and guiding principles for land use. The Official Plan acts as a road map for how the community should develop including housing, employment areas, community facilities, transportation networks, and much more.

An Official Plan is necessary to inform land use planning decisions and to ensure compatibility between land uses (e.g., residential, commercial, industrial) while balancing the protection of our cultural heritage resources and the natural environment. An Official Plan also ensures that the City is better prepared to accommodate a growing community through the provision of parks, schools, recreation spaces, and infrastructure.

The City is currently in the process of reviewing its Official Plan. For more information, including studies, reports, key dates, and to subscribe for project updates, please visit the project page on Engage Stratford.

City of Stratford Official Plan

Schedule A- Land Use Plan

Schedule B- Natural Heritage and Natural Hazards

Schedule C- SPP Significant Threat Areas

Schedule D- Road Network

Schedule E- Heritage Areas and Corridors

Appendix I- Heritage Conservation District

Zoning By-law

The Comprehensive Zoning By-Law is the City’s primary tool to regulate how land may be used; where buildings and other structures can be located; the types of buildings that are permitted and how they may be used, and the lot sizes and dimensions; parking requirements, building heights and densities; and setbacks from the street. The Zoning By-Law divides all land in the City into various zone categories (i.e., residential, commercial, industrial, institutional), and identifies standards around the placement of buildings and structures throughout the City.

Zoning By-Laws are necessary to reflect the policies set out by the City’s Official Plan and to ensure orderly development. It provides a legal and precise way of managing land use and future development while also helping to protect the community from conflicting land uses.

Access the Interactive Map to check the zoning for a property - in addition to Official Plan Land Uses, and Heritage Properties, among others. To view specific zoning information, click on "Layers" on the bottom left hand side and check off the "Comprehensive Zoning By-law" Layer. You can search for specific properties using the search bar on the top right hand side of the window.

City of Stratford Comprehensive Zoning By-law 10-2022 - Preamble to Section 14

Section 15 - Zone Exceptions

Schedule A - Zoning Maps

Schedule B - Street Classification and Existing & Design Street Widths

Schedule C - Wellhead Protection Areas

Facility Accessibility Design Manual

The City's Facility Accessibility Design Manual (FADM) was adopted by City Council at the July 26, 2021 Regular Council meeting. Created in consultation with the Accessibility Advisory Committee, the FADM addresses accessibility requirements for the design and construction of new facilities, as well as retrofit, alteration or additions to existing facilities owned, leased or operated by the City of Stratford. Private developments are encouraged to conform to these standards.

A copy of the FADM can be requested by emailing the Planning Department or by calling 519-271-0250 ext. 5345.

Resource Documents

The following documents are available by emailing the Planning Division: 

• Heritage Conservation District Standards
• Urban Design and Landscape Guidelines

Useful Links

• The Planning Act
• Provincial Planning Statement
• Citizen's Guide to Land Use Planning

An Additional Residential Unit (ARU) is a self-contained dwelling unit secondary to the main, principal or primary dwelling unit located within a single detached dwelling, a semi-detached dwelling, or townhouse dwelling; or within a building accessory to a single detached dwelling, semi-detached dwelling or townhouse dwelling. ARUs can be generally accommodated as follows on a residential property to a maximum of 3 residential dwelling units:

1 ARU in a single detached dwelling, semi-detached dwelling or townhouse dwelling plus 1 ARU in an accessory building;

• 2 ARUs in a single detached dwelling, semi-detached dwelling or townhouse dwelling;
• 3 ARUs in a single detached dwelling, semi-detached dwelling or townhouse dwelling; or
• 2 ARUs in a single detached dwelling, semi-detached dwelling, or townhouse dwelling plus 1 ARU in an accessory building.

Note that a maximum of 1 ARU may be located in an accessory building on a residential property.

For more information, please refer to the Additional Residential Unit Pamphlet.

The Committee of Adjustment is appointed by the City and operates independently from City Council. The Committee of Adjustment generally makes decisions on applications for Minor Variances and Consents (also known as severances).

2026 Committee of Adjustment Hearing Schedule

Please note that all hearings take place in the Council Chamber, located at 1 Wellington Street, Stratford, beginning at 4 p.m. on the following dates:

1. January 21
2. February 18 
3. March 18
4. April 15
5. May 20
6. June 17
7. July 15
8. August 19
9. September 16
10. October 21
11. November 18
12. December 16

Zoning and Building Information Reports

This Report offers information regarding the zoning, permitted uses, recent building permits, outstanding inspections and work orders for a property. It is often a requirement at the time of a property transfer, sale or refinancing. There is an estimated five business day turnaround for such requests.

To request a zoning and building information report, please submit the request by email our Planning Division, or it can be mailed or delivered in person to City Hall Annex (82 Erie Street, 3rd Floor, Stratford). 

Property Survey Requests

The City of Stratford may have a copy of a survey for your property, if one has been provided by an owner or developer for our files in the past. If available, these surveys can be provided upon request, for a fee. There is no charge if a file search determines that there is no survey on file.

A survey is a dimension plan of a property, including lot lines and may include fixed features (i.e., buildings, structures, fences, retaining walls, etc.).

To commence a survey search for your property, a request can be made by completing a Request for Copies Form. Requests can be submitted by email to our Planning Division, mailed or delivered in person to City Hall Annex (82 Erie Street, 3rd Floor, Stratford).

If a survey is located, it shall only be released to the registered property owner (confirmed by photo identification). If the request is being submitted by someone other than the property owner, a signed Authorized Agent Form is required. There is an estimated five business day turnaround for requests.

If no survey is located in our files, you may consider the following options:

• If you know the survey firm which conducted a survey for your property, you may contact the firm to request a copy of the survey.
• You may hire an Ontario Land Surveyor to perform surveying services.

New Municipal Addresses

Proper address numbering enables people to easily identify the location of businesses and residences. A request for a new address or change of address may be required when a lot is created or redeveloped including new buildings or structures, or additions to existing buildings.

To commence a new or change of address request, please complete the Change of Address Form:

Request for New or Change of Address Form

Authorized Agent Form

Requests can be submitted by email to our Building division, mailed or delivered in person to City Hall Annex (82 Erie Street, 3rd Floor, Stratford).

Heritage Stratford is an Advisory Committee to City Council and assists Council on all matters relating to legal designation and conservation of properties with cultural heritage value or interest. This can involve individual properties, the Heritage Conservation District, or other considerations.

The Committee members are appointed by the City to provide citizens and Council with an independent voice on matters relating to the heritage buildings and properties throughout the City.

A heritage permit is required for any new construction or alteration within the Heritage Conservation District, or to a designated property.

Development charges help finance capital projects required to meet the increased need for services resulting from growth and development. Development charges are fees and may only be used for the purpose for which they are collected.

Please see the 2022 Development Charges Background Study for more information.

Please see the Development Charges Pamphlet for more information.

What Do Development Charges Pay For?

Development Charges help cover the cost of the following growth-related services:

• Growth Studies
• Library Services
• Parks and Recreation Services
• Police and Fire Protection Services
• Public Works (Facilities & Fleet)
• Services Relating to a Highway
• Waste Diversion Services
• Water and Wastewater Services

• Stormwater Management *

*Note that there are additional Stormwater Management Charges for residential and commercial projects in the Riverbend Areas. Please review Bylaw 41-2022.

Please see the 2022 Development Charges Background Study for more information.

Is My Project Subject To A Development Charge?

Charges are applicable to all lands, buildings, or structures that are developed for residential and non-residential use. You may be required to pay development charges if you are:

• Constructing a new building
• Making an addition or alteration that increases the number of residential units or non-residential floor area. Additional dwelling units in a basement, or as an addition to a home, or as a detached structure, may qualify for a development charge exemption under the Development Charges Act.
• Redeveloping or altering a property that results in a change of use to all or part of the building. Developments are eligible for credits against development charges owing where buildings or structures have been demolished to permit the redevelopment of the property. The eligibility for demolition credits is restricted to demolitions that occur within five years of the redevelopment of the property.

Exemptions

For a complete list of exemptions, please refer to Bylaw 41-2022. Exemptions include:

• Enlarging an existing residence
• The creation of less than two additional dwelling units in an existing single detached residence
• The creation of one additional dwelling unit in a semi-detached dwelling, row dwelling, or other residential dwelling
• Development of existing commercial buildings provided the square-footage is not increased
• The creation of a residence within an existing building located in the Heritage Conservation District
• The conversion of industrial buildings into residential use within the Factory District (Special Policy Area No. 7)
• An industrial development
• An accessory building
• Any use permitted under Section 39 of the Planning Act

Purpose-built rental housing developments and developments that have been approved for a Community Improvement Plan Incentive may qualify for a deferral and conditional exemption of City Development Charges. If you are planning to develop these types of uses, please contact the city for further information.

When Are Development Charges Payable?

Development charges are collected by the City of Stratford at the issuance of a building permit.

Where a development charge or any part of it remains unpaid after it is payable, the amount unpaid will be added to the tax roll and will be collected in the same manner as taxes.

How Are Charges Calculated?

Residential Development Charges are calculated per dwelling. Commercial/Institutional Development Charges are charged per square foot (ft²).

Development Charges are payable in money or by the provision of services, or by a combination of both. Where services are provided in full or in partial satisfaction of a development charge, the City will credit the owner with an amount equal to the reasonable cost, as agreed to by the City and the owner.

Under circumstances outlined in the By-law, a credit for existing development may apply for development or redevelopment.

Development Charges are adjusted annually on January 1 and are subject to change without notice.

Treasurer's Statement

The City Treasurer is required to produce an annual statement showing detailed information about each reserve fund established to account for development charge revenues. The statement documents the continuity of each reserve fund, including the description of each service, opening and closing balances, details of any credit transactions, details of any borrowing from the reserve fund that may have occurred, the amount spent on growth related projects, the portion of each project that is funded from the reserve fund and the portion funded from other sources of financing.

2026 Schedule of Development Charges

Development Charges are adjusted annually on January 1 and are subject to change without notice.

2026 Development Charges Brochure

Development Charges (as of April 5, 2026):

Residential (per unit charge):

Commercial (per square foot charge):

Commercial/Institutional Buildings: $3.20

Additional Development Charges for Riverbend Stormwater Areas:

Residential (per unit charge):

Commercial (per square foot charge):

Commercial/Institutional Buildings: $3.20

The amount of each development charge per residential equivalent is allocated by City services as follows:

• Public Works: 5.11%
• Fire Protection: 2.42%
• Policing: 3.49%
• Parks and Recreation: 23.72%
• Library: 4.41%
• Growth Studies: 1.93%
• Waste Diversion: 4.60%
• Services Relating to a Highway: 24.51%
• Water Services: 2.47%
• Wastewater Services: 27.35%

For more information about Development Charges, please email our Building division.