CPPS Frequently Asked Questions
What is a Community Permit Planning System (CPPS)?
A CPPS is a legislative tool – provided to us by the provincial government – that allows a municipality to streamline the approval process for new construction in a designated area.
Why do we need a CPPS?
Saugeen Shores has felt the effects of the sharp increase in housing prices across the country.
Decreasing the approval time for a construction permit removes one impediment to building homes faster, with more certainty. It also lessens the amount of time a developer must carry bridge financing before building a project, which means less risk. A shorter approval time without appeals also reduces uncertainty and potential legal costs.
Above all, the CPPS allows the Town to designate certain areas as priority areas
How does a CPPS work?
The community determines which areas would benefit from the process, especially areas that should have more affordable housing. Any new construction in those areas would only require a single building application, combining zoning, site plan and minor variance decisions.
Based on pre-selected criteria for that area (ex. frontage, height, occupancy etc.), the Town would then approve or deny the construction application within a shorter timeline (the standard is 45 days). No appeals are permitted after the process is complete.
Why don’t we just update our bylaws and/or zoning requirements?
By-Laws and zoning changes are general documents that affect the entire Town; a CPPS focuses on a specific area and reduces the uncertainty that comes with the process to change zoning.
Example: A developer wants to build a four-plex in an area but needs a zoning amendment. That developer is now reluctant to start investing in the project because she is unsure if the amendment will get approval.
The other concern is that zoning by-laws are general documents that leave room for interpretation. A CPPS would clearly define all requirements ahead of time so The Town can tell a developer exactly what it wants and needs.
Who determines the criteria for a CPPS?
The Town will develop the criteria in consultation with community members, Indigenous communities, and key stakeholders.
Will this solve our housing issues?
The CPPS is one tool of many that we can use to facilitate appropriate development. The idea is to shape the development before it happens. The Town will also consider the use of other tools, including Town-owned land, a Community Improvement Plan, new Design Guidelines etc. to try and improve the supply of housing in the community.
Where is the Town considering using the CPPS?
Based on what we’ve heard from both residents and experts, this tool would be most appropriate for built-up areas where more “gentle density” is needed. These would be less expensive homes that would have an easier walkability to amenities, such as those areas closer to the downtowns.
The CPPS can be used to maintain the “small town feel” of our downtown areas so new developments “fits” in the appropriate way.
How does this fit with the Province’s More Homes Built Faster Act?
The new rules and guidelines for development do not affect the regulations around a CPPS, which remains available for us to use.
What are the next steps?
The Planning Committee – composed of Council members – has directed staff to return to Council in the new year with a budget and an implementation schedule. Once those are determined, staff will work with Council to engage the public on the proper criteria for the CPPS.