Request for Pre-Consultation
Prior to the submission of an Official Plan Amendment, Zoning By-law, Subdivision, Condominium or Site Plan Control application, the applicant must complete a multi-stage consultation with the City Oshawa in accordance with Pre-consultation By-law, as amended, as amended. Early consultation can result in the identification of matters that will significantly assist in the processing of the application including a determination whether other applications are required and identification of plans, studies and documents required for a complete application.
Prior to submitting a pre-consultation request, it is highly recommended that you contact Planning Services for initial discussion including the identification of current zoning and of potential road widening requirements. This will assist you in preparing preliminary plans. Please contact [email protected].
Stage 1: To request Stage 1 pre-consultation, complete the form below and include a cover letter and a preliminary site plan. If available, please include preliminary elevation drawings or any other preliminary plans necessary to describe the development proposal. Upon receipt of a complete Stage 1 pre-consultation request and accompanied by the required fee, a planner will be assigned and will electronically circulate the drawing package to a number of agencies and departments for comments. This comment package will be compiled and provided to you electronically. The comments will identify plans, reports, materials and other information required for a complete application (and/or for Stage 2 technical stream submission). A virtual meeting can be arranged subsequently to discuss your plans and the comments.
Stage 2 Preliminary Stream: Upon receipt of a complete Stage 2 preliminary stream pre-consultation request and the required fee, the planner will arrange a meeting with the applicant and relevant City, Regional and agency staff to discuss how the plan has changed or not in response to Stage 1 comments. Stage 2 is also an opportunity to discuss and clarify Stage 1 comments and requirements.
Stage 2 Technical Stream: Upon receipt of a complete Stage 2 technical stream pre-consultation request accompanied by the required fee and the plans, reports, material and information identified through the Stage 1 pre-consultation, a planner will be assigned to circulate the materials to relevant departments and agencies for review and comment. A package of comments will be provided to the applicant to inform the future formal planning application submission. Through the Stage 2 technical stream pre-consultation, the City recommends that any reports that require a peer review (e.g. land use compatibility/air quality study) be completed through this process prior to the submission of the formal application. Applicants are strongly encouraged to undertake public engagement on their proposals (e.g. P.I.C., open house, public meeting, etc.) prior to the submission of the formal planning application.
Stage 3: This stage requires the applicant to submit a completed checklist(s) outlining the studies, plans, material and other information the City identified as required to support the application, and the studies, plans, material and other information the proponent intends to submit with the application. The checklist(s) will be provided by City staff. Stage 3 provides a last opportunity for the applicant to confirm the documents they are submitting will be sufficient to constitute a complete application to the extent determined through the pre-consultation process and in the Oshawa Official Plan, and provides City staff an opportunity to verify submission requirements identified during the pre-consultation process and application fees with the proponent.
If a proponent changes their plans substantially, a new pre-consultation will be required starting at Stage 1.
A planning application submitted to the City prior to completion of all three stages of the pre-consultation process will not be considered a complete application under the Planning Act.
Stage 1: $1,803 per development proposal that may or may not include multiple application types (2024 fee).
Stage 2 Preliminary Stream: $515 per development proposal that may or may not include multiple application types (2024 fee).
Stage 2 Technical Stream: 50% of the applicable planning application fee.
The Stage 2 pre-consultation fee (both streams) will be discounted from a formal planning application fee if a complete application is submitted within 1 year from the completion of Stage 2 pre-consultation meeting for draft plan of subdivision, draft plan of condominium, official plan amendment, zoning by-law amendment and/or site plan approval applications.
Any pre-consultation request completed prior to February 27, 2023 shall be subject to the Stage 2 and 3 requirements and any related planning applications to amend the Oshawa Official Plan, Samac Secondary Plan or the Zoning By-law, for Site Plan Approval, or for approval of a Draft Plan of Subdivision or a Draft Plan of Condominium must be submitted no later than December 31, 2023.
More information about the City’s pre-consultation process can be found in Report ED-23-122
