Development Applications, Forms and Fees
2025 Regional Review Fees
- Regional Official Plan Amendment (ROPA)
- Local Official Plan Amendment
- Secondary Plans
- Subdivision, Vacant Land Condominium or Common Element Condominium
- Standard Condominium
- Zoning By-law Amendments
- Site Plans
- Consents
- Minor Variances
- Niagara Escarpment Commission Development Permit Applications
- Private Sewage Systems Permit Applications
- Additional Fees
- Urban Design Projects Associated with Development / Planning Applications
- Regional Water and Sewer Lateral Connections
- Ministry of Environment, Conservation and Parks (MECP), Ontario Water Resources Act (Sec. 52, 53)
- Other Fees
Regional Official Plan Amendment (ROPA)
| Description | Fee |
|---|---|
| Regional Official Plan Amendment Application Fee | $20,500 |
| ROPA - Urban Area Boundary Expansion | $63,630 |
| ROPA - To establish or expand a pit or quarry* | $128,710 |
For all ROPAs, applicants will be responsible for paying the full cost of advertising, plus HST.
*In addition to the fees for pits and quarries (new and expansion fees), the owner / applicant shall bear any and all costs pertaining to peer reviews and for an aggregate advisor, if needed. The owner / applicant must sign a cost acknowledgement agreement which must be signed and submitted as part of the application.
Local Official Plan Amendments
| Description | Fee |
|---|---|
| Major Official Plan Amendment Review (Change in land use designation, conversion or significant change in policy direction) |
$11,000 |
| Minor Official Plan Amendment Review (Change in policy) |
$5,870 |
| Technical Official Plan Amendment Review (Limited scope of Provincial / Regional interests affected) | $610 |
Secondary Plans
| Description | Fee |
|---|---|
| Secondary Plans - Privately Initiated (Fee includes secondary plan fee, urban design review, engineering review and OPA review) | $15,225 |
Subdivision, Vacant Land Condominium or Common Element Condominium
| Description | Fee | Draft Plan Review (Based on the entire area of the subdivision or condominium) |
$5,691 + $1,915 (per hectare) |
Revisions to Submission by Applicant (Before Draft Plan Approval) | $1,485 |
|---|---|
| Modification of Draft Plan Approval | $2,950 |
| Extension of Draft Plan Approval (For plans granted approval in or after 2006) | $1,485 | Extension of Draft Plan Approval (For plans approved before 2006) | $2,950 | Clearance of Draft Plan Conditions (Per phase) | $2,950 |
Additional fees apply for stormwater, urban design, hydrogeology, EIS and / or private sewage systems reviews, as needed. Refer to additional fees.
Standard Condominium
| Description | Fee | Combined Standard Condominium and Site Plan Review Fee | $4,405 | Plan of Standard Condominium Review (Where site plan is not required) | $2,950 | Revisions to Submission by Applicant (Prior to approval) | $1,485 | Modification of Standard Draft Plan of Condominium Approval | $750 |
|---|---|
| Extension of Standard Draft Plan of Condominium Approval (For plans approved in or after 2006) | $825 | Extension of Standard Draft Plan of Condominium Approval (For plans approved prior to 2006) | $1,630 | Clearance of Draft Plan Conditions | $825 |
Additional fees apply for stormwater, urban design, hydrogeology, EIS and / or private sewage systems reviews, as needed. Refer to additional fees.
Zoning By-law Amendments
Applies to applications that involve a Regional response in accordance with the Memorandum of Understanding, as amended.
| Description | Fee | Zoning By-law Amendment Review | $1,485 | Agricultural Purposes Only (APO) zoning amendment** |
$480 | Revision to Submission by Applicant (Before approval) | $750 | Removal of Holding (H) Symbol (Where the Holding Symbol was requested by the Region) |
$750 |
|---|
**Where the Region or local area municipality has requested an APO zone as a condition of severance there will be no charge for the APO application.
Additional fees apply for stormwater, urban design, hydrogeology, EIS and / or private sewage systems reviews, as needed. Refer to additional fees.
Site Plans
Applies to applications that involve a Regional response in accordance with the Memorandum of Understanding, as amended.
| Description | Fee | Major Site Plans and Site Plan Amendments (Applications which entail a Regional response if the subject property is located on a Regional Road or there are Regional infrastructure/facilities located nearby or the application has a Regional or Provincial issue as determined by the Local Municipal Planner) | $1,485 | Minor Site Plans and Site Plan Amendments (Minor Site Plans, requiring Waste Collection Review, Entrance Permits, Encroachment Permits, Sign Permits) | $610 | Revision to Submission by Applicant (Prior to approval) | $750 | Review of Waste Management only | $480 | Clearance of Site Plan Conditions | $1,485 |
|---|
Additional fees apply for Stormwater, Urban Design, Hydrogeology, EIS and/or Private Sewage Systems Reviews, as required (Refer to Additional Fees section)
Consents
Applies to applications that involve a Regional response in accordance with the Memorandum of Understanding, as amended.
| Description | Fee | Consent Review - Within Urban Areas | $720 | Consent Review - Rural / Outside Urban Areas | $1,000 |
|---|---|
Final Certification Fee Active consent files still remaining under the authority of the Region will be subject to a Final Certification fee, payable upon request for final certification, before registration. |
$310 |
Additional fees apply for stormwater, urban design, hydrogeology, EIS and / or private sewage systems reviews, as needed. Refer to additional fees.
Minor Variances
Applies to applications that involve a Regional response in accordance with the Memorandum of Understanding, as amended.
| Description | Fee | Minor Variance Review (Applications which require Regional Review if the subject property is located on a Regional road or there are Regional infrastructure / facilities located nearby or the application has a Regional or Provincial issue; this fee does not include a septic review) |
$480 |
|---|
Additional fees apply for stormwater, urban design, hydrogeology, EIS and / or private sewage systems reviews, as needed. Refer to additional fees.
Niagara Escarpment Commission Development Permit Applications
| Description | Fee | Development Permit Review | $905 | Minor Development Permit Review (No Provincial or Regional concerns identified such as sheds, garages, pools, etc.) | $480 |
|---|
Additional fees apply for stormwater, urban design, hydrogeology, EIS and / or private sewage systems reviews, as needed. Refer to additional fees.
Additional Fees
| Description | Fee |
|---|---|
| Stormwater Review greater than 5 ha | $2,125 |
| Stormwater Review less than 5 ha | $725 |
| Functional Servicing Reviews for Secondary Plan / Block Plan and Expansion Areas or applications that require Infrastructure Improvement with Agreement for Development | $5,050 |
| Major Urban Design Review | $1,000 |
| Minor Urban Design Review | $300 |
| Hydrogeology Review (Per study) | $1,325 |
| Major Environmental Impact Study (EIS) Review (two or more features) | $3,000 |
| Minor Environmental Impact Study (EIS) Review (one feature) | $1,500 |
| Major Environmental Impact Study (EIS) Review (two or more features) - no approved terms of reference | $4,045 |
| Minor EIS Review (one feature) - no approved terms of reference | $2,355 |
| EIS Terms of Reference Review | $555 |
| EIS Draft Review | $555 |
| EIS Second Submission (Addendum) Review | Half of original fee |
| Review of Restoration Plan | $760 |
| Review of Tree Preservation Plan | $395 |
| Review of Monitoring Plan | $975 |
| Traffic Study Review | $1,365 |
| Traffic Study Review - Minor (entrance / safety / sight lines) | $465 |
| Private Sewage System Review | $545 |
| Pre-Consultation Review (per application) | $620 |
Urban Design Projects Associated with Development / Planning Applications
| Description | Fee |
|---|---|
| Urban Design - Concept Design | $125* |
| Urban Design - Streetscape Design | $125* |
Urban Design and Architectural Peer Review |
$125* |
*Hourly rate applies unless work covered under Service Agreement.
Regional Water and Sewer Lateral Connections
Applications for these connections can only be made by local municipalities.
| Description | Fee |
|---|---|
| Water Service Connection | $1,250 |
| Sanitary and Storm Sewer Lateral Connection | $1,250 |
Other Fees
| Description | Fee |
|---|---|
Maintenance Fees Where a file is inactive for over one year a file maintenance fee will apply to keep the file open. If the fee is not received within four weeks of a request, the file will be closed. |
$1,470 |
| LPAT Appeal Record Preparation | $725 |
Environmental Site Assessments (Brownfields): - Requests to Use Non-Potable Water Site Conditions Standard - Update Letter |
$125 |
| Hourly Rates (where applicable) | $240 |
File Management Fee*** ***Large complex files requiring a dedicated resource to support and expedite the approval process at the recommendation of the Commissioner, Planning and Development Services, and the option of the applicant. |
Up to $112,000 |
Water Wastewater Model Review |
Greater of $550 plus disbursements and application of Hourly Rates applicable to review of the application |
More information
- All development applications are circulated to the Region for review, except where the Region has determined through pre-consultation that the development proposal is exempt from further circulation and review
- All development review / processing fees must be received by the Development Services Division before the Region's submission of comment / recommendations to the approval authority
- The Region's review / processing fees are not refundable if an application is refused or only partially approved by the approval authority
- The Region's review / processing fees may be returned if the applicant voluntarily withdraws the application before staff start the review process
- In addition to development review fees the Region may require the applicant to cover the cost of peer review for specific technical studies
- All development applications initiated by a local municipality are exempt from the Region's development review fees
- Wainfleet, Welland and West Lincoln do their own private sewage system review and therefore the Regional private septic system review fee is not applicable
© Niagara Region - 1815 Sir Isaac Brock Way, Thorold, ON, L2V 4T7 - Phone: 905-980-6000, Toll-free: 1-800-263-7215
