Planning & Subdivision Applications

Do you want to make changes to your land use that are not currently permitted under existing municipal rules and regulations?
Do you want to register or modify your registered heritage property?
Do you want to apply for a subdivision approval or a zoning confirmation letter?
Or do you want to initiate a Municipal Planning Strategy Amendment or talk to a planner about a telecommunications tower?

If you answered YES to any of these questions, you are in the right place!  You can apply online using our Permitting, Planning, Licensing and Compliance (PPL&C) solution. Below are some details to help you sort out what you need before you start the application process:

Planning Applications

Rezoning, Land-Use By-law Amendment and Development Agreement

Getting Started

Applications for Rezonings, Land Use By-law Amendments, or Development Agreements that don’t require a change to a Municipal Planning Strategy policy are considered ‘enabled’ planning applications. These applications must be consistent with municipal planning policies and can be decided on by one of the four Community Councils. 

Registering for a Customer Portal Account - The first thing you will need is a Customer Portal Account. Registration is easy and a How to User Guide (PDF) has been created to support you through the steps. Depending upon how you do business you may wish to create a professional/contractor profile.

Navigating the Customer Portal Dashboard - The customer portal dashboard is the landing page and home page of the portal. Here you will find a wealth of information. It will be helpful to become familiar with the different sections of the page as these are referenced in many of the How-To guides. View the How to Navigate the Customer Portal/Dashboard (PDF). 

Things to Know

Not all development – even development at a large scale – needs a planning application. There may be an opportunity to develop your land under the existing rules of the Land Use By-law that applies to the area. These applications, called ‘as-of-right’ applications, do not require a decision of Council, and are often much faster to complete. Consider checking the plan and By-law for your community to determine what can be done via the permitting / ‘as-of-right’ process prior to making a planning application.

 

Regional Centre Pre-Applications - Most development under the Regional Centre Land Use By-law can now proceed through the development permit process unless a variation is requested.   The new pre-application process for as-of-right developments provides applicants with a land use by-law review and design advice to applicants.  The review is provided by Municipal staff and is intended to identify issues and opportunities early in the design process and help improve proposed building and site design choices enabled under Municipal land use and development regulations. The process is recommended for larger and more complex sites and developments in the heritage context.

Downtown Halifax Site Plan Approval - A Downtown Halifax Substantive Site Plan Approval is submitted when development is being proposed within the Downtown Halifax Land Use By-law (LUB) area, and this development is not exempt from a Substantive Site Plan Approval Application as per the terms of the Downtown Halifax LUB in Section 5(11). Under the site plan approval process, development proposals within the Downtown Halifax Plan area must meet the land use and building envelope requirements of the Land Use By-law (LUB), as well as the requirements of the By-law’s Design Manual. The process requires approvals by both the Development Officer and the Design Review Committee.

Applications for Non-Substantive Site Plan Approval should be made through the Site Plan Approval Application form.

Common Questions

How long do planning applications take?
Typically, applications take between 10-12 months to complete, however, this number can increase or decrease based on complexity and community interest. 

How do I know what materials I need to submit to support my application?
All planning applications require the completion of a planning application form. Additionally, other materials may be required including but not limited to a site plan, landscape plan, building elevations, floorplans, site servicing schematic, a traffic impact statement or study, and a letter of planning rationale. If you are unsure what materials may or may not be required to accompany your application, you may wish to submit a planning application inquiry via the 311 Contact Centre. 

Will I be required to consult the public on my planning application?
Yes – most planning applications involve signage on the site, a website containing relevant information on Halifax.ca and a mailout to nearby residents at a minimum. Some applications may also require a community meeting or survey to receive public feedback in advance of a public hearing where a decision will be made. The planner assigned to your application at the start of the process will be able to provide you with a sense of what is required for your specific application at the time of submission. 

Who makes the final decision on planning applications?
Decisions on enabled planning applications that already have policy support within a Municipal Planning Strategy are made by the local Community Council following the conclusion of a Public Hearing. Public Hearings provide members of the public the opportunity to speak directly to the decision-makers before they made a decision of approval or refusal on a given application. 

Are decisions of Community Council on Planning Applications appealable? 
All decisions of Community Council on enabled planning applications need to be ‘reasonably consistent’ with the intent of the applicable policies of the Municipal Planning Strategy. When Community Council makes a decision, aggrieved persons have the chance to file a notice of appeal with the Nova Scotia Utility and Review Board within the 14-day appeal period required in the HRM Charter. 

Are decisions of the Development Officer on Non-Substantive Amendment Applications to Existing Development Agreements appealable?
All decisions of the Development Officer on non-substantive amendment applications to existing development agreements are not appealable. The decisions of the Development Officer do not have the ability to be appealed to the Nova Scotia Utility and Review Board in accordance with the provisions of the Halifax Regional Municipality Charter.

Documents Required

Mandatory For all Application Types and Scopes:

• Project /Design Rationale - A submission prepared by the project architect showing the consideration given to existing site conditions, topography, adjacent uses/buildings, creating a sense of place, unique natural features, heritage, etc. which resulted in the proposed site design choices.

The following is a comprehensive list of additional documentation that may be required depending on the type and scope of the Planning Application. For more information on which documents are required for your Planning Application, please contact Planning and Development department at 902-490-4472 and you will be put in contact with a Planner. It is recommended you do this prior to submitting a Planning Application on-line.

• Aerial Photographs - One or more pictures of the subject site captured from above, including but not limited to orthometric aerial photography, satellite imagery, open data sources, or drone images.
• Application Summary Table - A table indicating a summary of quantitative data for the project potentially inclusive of but not limited to the number of residential units broken down by their bedroom count, total commercial gross floor area, total residential gross floor area, total building gross floor area, property area, lot coverage, project floor area ratio, landscape open space, interior amenity space, vehicle parking, and bicycle parking.
• Building / Site Lighting Plan - A plan showing the location and type of any lighting being proposed either on a building or on land within a site. 
• Building /Site Signage Plan - A plan showing the location, type, and size of any signage being proposed either on a building or on land within a site. 
• Context Map - A plan which shows the immediate context of the development site inclusive of development on adjacent lots labeled with the use and height (in Storeys) of the buildings, names/addresses of existing or approved surrounding buildings, surrounding streets, registered easements, and rights-of-way, and any natural features such as lakes, rivers, ocean, ravines, etc.
• Digital 3D Model of Proposal - A fully manipulatable digital model of a proposed development, typically shown within its context illustrating the relative location of nearby roads and existing buildings.
• Drawings - Large Format - Any drawings created to support the application which are designed to be printed or viewed at a small scale to permit illustration and easier viewing of fine details, etc. 
• Elevations - Building - Scaled drawings of all faces of proposed and existing buildings showing architectural detail and listing materials. 
• Environmental Assessment - An assessment completed by a qualified professional that outlines a description of the environmental attributes of a site and an investigation into issues and potential impacts that could be caused by a proposed development.
• Floor Plans - Planning Applications - A plan showing the proposed use of the floor area within a building or structure inclusive of shared spaces (i.e.: garbage rooms and lobbies common to a building) and private spaces (i.e. residential units or commercial businesses). 
• Groundwater Assessment - Level 1 or Level 2 as required. An assessment completed by a qualified professional outlining the quality and quantity of groundwater available to a given development in areas that do not have centralized municipal water systems.
• Heritage Impact Statement - Where a registered heritage property is part of the development site, a Heritage Impact Assessment (HIA) evaluates the impact of a proposed development, building alteration or site alteration on a Registered Heritage property, abutting a Registered Heritage property, or within a Heritage Conservation District. 
• Legal Description of Property - A legal description containing the geographical description of real estate that identifies its precise location, boundaries and any easements. A Legal Description of the Property is required for all Development Agreement and Amendments to Development Agreement but can be provided throughout the Planning Application process.
• On-site Sewage Disposal System Details - A detailed description completed by a professional engineer of a proposed wastewater system designed to treat and dispose of effluent on the same property that produces the wastewater, in areas of the Municipality not served by public sewage infrastructure.
• Perspective Drawings - One or more three-dimensional drawings that show the appearance of a proposed development from a location on or adjacent to the site itself, showing proposed development and existing development from pedestrian perspectives.
• Plan of Survey - A plan certified by a Professional land Surveyor in the Province of Nova Scotia showing the location of all existing buildings, structures, property lines as well as any other interests to the land inclusive of easements or Rights of way. 
• Preliminary Landscape Plan - A plan prepared by a Landscape Architect providing details on the type and location of hard and soft surface materials, street furniture, fencing, retaining walls, and plantings proposed for a site.
• Preliminary Stormwater Management Plan - A plan prepared by a Professional Engineer in accordance with the Municipal Design Guidelines, applicable provincial requirements, and Municipal By-Laws. This plan is to demonstrate that the requirements of AO-2020-010-OP Respecting Stormwater Management Standards for Development Activities can be met, including the retention of on-site stormwater runoff from the first 10mm of an event and confirmation of the average removal of a minimum of 80% Total Suspended Solids (TSS).
• Projected Population Density - A calculation of the population density being proposed within a submitted application in a format consistent with the manner described in the geographically applicable Municipal Planning Strategy or Land Use By-law (i.e.: persons per hectare, persons per acre, units per hectare, etc.) 
• Preliminary servicing schematic, if serviced by central sanitary, storm sewer or water systems - A plan prepared by a Professional Engineer in accordance with the Regional Subdivision By-law, Municipal Design Guidelines, Streets By-law, and Halifax Regional Water Commission (HRWC) Design and Construction Specifications.  This plan will contain information on stormwater flow, sanitary flow, lateral location and size, driveway location, and details involving any proposed Municipal streets. 
• Shadow Study - An evaluation of the shadow impact of the proposed development for various times during the day on each of the following dates: March 21, June 21, September 21 & December 21. 
• Site Plan - Planning Applications - A dimensioned plan showing the location of proposed buildings, driveways, pedestrian paths, adjacent streets, property lines, ground signage, and proposed elevation of all building corners. 
• Traffic Impact Statement / Study - The traffic impact statement/study must be prepared and stamped by a Professional Engineer in accordance with the current version of HRM’s Guidelines for the Preparation of Transportation Impact Studies. These studies may require input from the NS Department of Transportation and Infrastructure Renewal. Copies of these requirements are available upon request
• Wind Impact Analysis with Mitigation - A quantitative wind impact analysis and mitigation strategy which predicts wind impacts and advises of methods to reduce such impacts.
• Wind Impact Assessment - A qualitative wind impact assessment shall consist of an assessment of wind conditions, including a letter of opinion and a desktop analysis, based on wind consultants’ knowledge of wind flows around buildings, local wind climate, and experience with wind tunnel tests on similar building projects in the Halifax Regional Municipality.

Fees

For full details of planning application fee calculation and a complete list of fee rates, please see the planning and subdivision application fees page.

Payment Options
Full payment for the permit must be made at the time of application submission.

Online
Payment can be made online during the application process online using a credit card.

In Person
If you prefer to pay in person you can visit our Planning & Development Counter at:
5251 Duke St, 3rd Floor, Suite 300, Duke Tower, Halifax
8:30 a.m. – 4:30 p.m.
Monday to Friday, excluding Holidays

Apply online

 

Apply Online

Variance

Getting Started

A variance is a permission to adjust requirements (such as lot coverage, size of yard or setbacks) beyond what the Land Use By-law allows. If you are unable to meet a specific requirement of the Land Use By-law, you may apply for a variance.

Example: If a Land Use By-law requires a 4ft side yard for a shed, and you have insufficient space to achieve it, you may be able to apply to vary the setback. If your home already covers 35 percent of your lot, and the Land Use By-law specifies that is the limit of lot coverage, you may be able to apply to vary the coverage, reasonably, for a small addition to your home.

If your proposal does not comply with the requirements for the proposed use, you may request a relaxation of the appropriate provisions of the Municipality’s Land Use By-law.

Registering for a Customer Portal Account - The first thing you will need is a Customer Portal Account. Registration is easy and a How to User Guide (PDF) has been created to support you through the steps. Depending upon how you do business you may wish to create a professional/contractor profile.

Navigating the Customer Portal Dashboard - The customer portal dashboard is the landing page and home page of the portal. Here you will find a wealth of information. It will be helpful to become familiar with the different sections of the page as these are referenced in many of the How-To guides. View the How to Navigate the Customer Portal/Dashboard (PDF). 

Things to know

A variance will not be granted if:

(a) the variance violates the intent of the related Land Use By-law
(b) the difficulty experienced is general to the properties in the area
(c) the difficulty experienced results from the intentional disregard for the requirements of the Land Use By-law

Common Questions

No common questions at this time.

Documents Required

You must include a copy of a plot plan, drawn to scale and showing: 

a) the dimensions of the subject property
b) the location and dimensions of all existing and proposed buildings on the property and any proposed additions
c) the distances from lot lines to existing or proposed buildings and additions
d) distances from the property line to buildings on adjacent lots

Note: You may be required to submit a plot plan that has been prepared by a Nova Scotia land surveyor if the Development Office cannot properly evaluate your proposal.

In addition, the Development Officer may require one copy of the following (drawn to scale), and other information as requested:

• all floor plans
• all the building elevations
• the parking layout

Fees

For full details of planning application fee calculation and a complete list of fee rates, please see the planning and subdivision application fees page.

Payment Options
Full payment for the permit must be made at the time of application submission.

Online
Payment can be made online during the application process online using a credit card.

In Person
If you prefer to pay in person you can visit our Planning & Development Counter at:
5251 Duke St, 3rd Floor, Suite 300, Duke Tower, Halifax
8:30 a.m. – 4:30 p.m.
Monday to Friday, excluding Holidays

Apply online

 

Apply Online

Site-Plan Approval 

Getting Started

A site plan approval is required under some land use by-laws before a development permit can be issued. If you are unsure whether you need a site plan approval, please make your development permit or construction permit application, and the planner assigned to the file will contact you to advise you to make your site plan approval application, if required.

*Please note* Substantive Site Plan Approvals in the Downtown Halifax Plan Area require a planning application.

Registering for a Customer Portal Account - The first thing you will need is a Customer Portal Account. Registration is easy and a How to User Guide (PDF) has been created to support you through the steps. Depending upon how you do business you may wish to create a professional/contractor profile.

Navigating the Customer Portal Dashboard - The customer portal dashboard is the landing page and home page of the portal. Here you will find a wealth of information. It will be helpful to become familiar with the different sections of the page as these are referenced in many of the How-To guides. View the How to Navigate the Customer Portal/Dashboard (PDF). 

Things to know

Notification of approval and appeal process

Pursuant to the Halifax Regional Municipal Charter, all assessed property owners within 30 metres of the applicant’s property are notified of the approved site plan approval by mail. The property owner served notice has 14 days from the date of notice of approval is received to appeal the Development Officer’s decision to the Municipal Clerk. The Municipal Clerk will refer the appeal to the applicable Community Council for consideration. The notice is deemed to have been received on the third day after being mailed.

If the Development Officer refuses the requested site plan approval, a notice is sent to the applicant by mail. The applicant may, within seven days of receipt of the notice, appeal the Development Officer’s decision to the Municipal Clerk. The Municipal Clerk will refer the appeal to the applicable Community Council for consideration. Property owners within 30 metres will be notified of the appeal and may speak at the Hearing. The notice is deemed to have been received on the third day after being mailed.

If the Development Officer’s decision is appealed, the appeal is presented to the Community Council for a final decision.

For further information, please refer to the appropriate sections of the Halifax Regional Municipality Charter (s.246 to 248).

Common Questions

No common questions at this time.

Documents Required

Mandatory for All. (Note exceptions in brackets.) 

• Architectural Rendering of Streetline - Architectural rendering for each streetline, drawn from pedestrian eye-level, showing the streetwall and any public sidewalks, excluding features in the public right-of-way such as street trees, utility poles, and street furniture; and all architectural renderings, buildings on abutting lots shall be represented, but may be limited to the first 15.0 metres from any side or rear lot line. (not mandatory for Downtown Halifax)
• Building Design Variance Illustration - Elevation and/or Site Plan drawings to accompany any written statements explaining the nature and extent of the requested variation of requirements in the Land Use By-law.  (not mandatory for Downtown Halifax)
• Design Rationale - SPA - The design rationale shall be prepared by the project architect and explain how the proposal fits with the vision of the precinct within which the proposal is located. The document is to include the rationale for any built-form variance requests and how they meet the objectives and guidelines of the Design Manual. (mandatory for Regional Centre and Downtown Halifax, not mandatory for other site plans)
• Elevations - Planning Applications - Height and number of storeys, View plane locations, where applicable, Renderings of all elevations with building materials and colours, typical Floor Plans with uses labelled, location, type & number of units.
• Site Plan - Planning Applications - Site plan must include lot dimensions and the footprint of the existing building, proposed addition, and any projections such as decks, roof overhangs and doorsteps. It must also indicate the proposed building’s distance from all property boundaries, the location and dimensions of the driveway, existing buildings and setbacks to existing buildings. 
• Site Servicing Plan - Lot layout and building footprint, Driveway location(s) including dimensions, Sewer lateral locations including size, Water lateral locations including size, existing trunk services that will service the property. (Mandatory for Downtown Halifax. Not mandatory other places)

Depending upon the type of Site Plan you are seeking other documents may be required. As you work your way through the online form, you will be asked for other documents. These additional documents could include the following:

• Design of Private Shared Driveway  
• Digital 3D Model of Proposal - A fully manipulatable digital model of a proposed development, typically shown within its context illustrating the relative location of nearby roads and existing buildings.
• Heritage Impact Statement - Where a registered heritage property is part of the development site, a Heritage Impact Assessment (HIA) evaluates the impact of a proposed development, building alteration or site alteration on a Registered Heritage property, abutting a Registered Heritage property, or within a Heritage Conservation District. 
• Land Suitability Analysis - A report which determines areas of environmental importance based on physical attributes inherent to a study area of land.  The process includes an assessment and mapping of natural systems and critical areas to identify, map and assess vulnerable landforms, sensitive ecological features and climate hazards, including but not limited to:
  - wetlands;
  - watercourses;
  - flood-prone areas;
  - steep slopes;
  - forest cover;
  - contaminated sites; and
  - wildlife habitats and corridors.
• Plan of Survey - A plan certified by a Professional land Surveyor in the Province of Nova Scotia showing the location of all existing buildings, structures, property lines as well as any other interests to the land inclusive of easements or Rights of way. 
• Preliminary Landscape Plan - A plan prepared by a Landscape Architect providing details on the type and location of hard and soft surface materials, street furniture, fencing, retaining walls, and plantings proposed for a site.
• Public Consultation Summary - The applicant shall provide a summary of the public consultation taken to
  the department. This summary shall include:
  1. a copy of the public notice;
  2. the number of people who supplied comments;
  3. a summary of issues raised;
  4. a copy of all original public comments received; and
  5. a summary of responses to the public and how issues have/will be
  addressed.
• Shadow Study - An evaluation of the shadow impact of the proposed development for various times during the day on each of the following dates: March 21, June 21, September 21 & December 21. 
• Stormwater Management, Erosion and Sedimentation Control - These plans must be prepared and stamped by a Professional Engineer in accordance with the Municipal Service Systems Design Guidelines, any applicable provincial requirements, and HRM's Regional Subdivision By-law.
• Traffic Impact Statement/Study - The traffic impact statement/study must be prepared and stamped by a Professional Engineer in accordance with the current version of HRM’s Guidelines for the Preparation of Transportation Impact Studies. These studies may require input from the NS Department of Transportation and Infrastructure Renewal. Copies of these requirements are available upon request.
• View/ Sight Line Statement - An application for a development that could potentially protrude into, abut, or be subject to a view plane, a Halifax Citadel rampart sight line, or a waterfront view corridor shall include plans, certified by a surveyor, to demonstrate that the development will not protrude into a required view plane, a Halifax Citadel rampart sight line, or a waterfront view corridor.
• Wind Impact Analysis with Mitigation - A quantitative wind impact analysis and mitigation strategy which predicts wind impacts and advises of methods to reduce such impacts.
• Wind Impact Assessment - A qualitative wind impact assessment shall consist of an assessment of wind conditions, including a letter of opinion and a desktop analysis, based on wind consultants’ knowledge of wind flows around buildings, local wind climate, and experience with wind tunnel tests on similar building projects in the Halifax Regional Municipality.

 

Fees

For full details of planning application fee calculation and a complete list of fee rates, please see the planning and subdivision application fees page.

Payment Options
Full payment for the permit must be made at the time of application submission.

Online
Payment can be made online during the application process online using a credit card.

In Person
If you prefer to pay in person you can visit our Planning & Development Counter at:
5251 Duke St, 3rd Floor, Suite 300, Duke Tower, Halifax
8:30 a.m. – 4:30 p.m.
Monday to Friday, excluding Holidays

Apply Online

 

Apply Online

Heritage

Heritage Property Consultation

Getting Started 

Whether you own a registered heritage property, a property within a heritage district, or are interested in applying for heritage registration, we encourage you to enquire about the processes, regulations and opportunities that apply to you and your property prior to submitting a formal application. A municipal heritage planner can answer any questions you may have and can help to avoid delays by making you aware of our process requirements. Visit the Heritage Program page for heritage staff contact information and additional details on our programs. 

Registering for a Customer Portal Account - The first thing you need is a Customer Portal Account. Registration is easy and a How to User Guide (PDF) has been created to support you through the steps. Depending upon how you do business you may wish to create a professional/contractor profile.

Navigating the Customer Portal Dashboard - The customer portal dashboard is the landing page and home page of the portal. Here you will find a wealth of information. It will be helpful to become familiar with the different sections of the page as these are referenced in many of the How-To guides. View the How to Navigate the Customer Portal/Dashboard (PDF). 

Things to Know

Municipally registered heritage properties are properties that have significant heritage value based on architecture, age, or historic associations that are protected from demolition or substantial alteration by the Heritage Property Act of Nova Scotia. While the demolition or alteration of heritage properties is controlled through municipal regulations and provincial legislation,  heritage property owners also have access to annual grants for exterior maintenance and rehabilitation work, and can apply for additional development rights through a heritage development agreement that is available only to municipally or provincially-registered heritage properties.

Heritage Conservation Districts are areas of historic buildings designated under the Heritage Property Act of Nova Scotia, that are controlled by specific planning and conservation regulations meant to protect the historic and architectural integrity of the district. Historic buildings within heritage districts are also eligible for financial incentives and may have special development rights meant to encourage the conservation and adaptive re-use of the building.

Common Questions

What are my obligations as a heritage property owner?
Heritage properties, including buildings, open spaces and landscape features on heritage properties are protected from demolition or significant alterations by provincial legislation. If you are planning to alter or redevelop a heritage property, it is important to contact a heritage planner to discuss your options and any relevant approval processes.

What does it mean if I own property within a heritage conservation district?
Heritage conservation districts have their own unique planning rules and design requirements that may affect your ability to change or redevelop your property. You may also be eligible for financial incentives to undertake maintenance or repair work on your property. We encourage you to contact a heritage planner to discuss your plans.

What options do heritage property owners have to redevelop their property?
If you own a registered heritage property outside of a heritage conservation district, then you have the ability to redevelop your property by way of a development agreement. Such agreements are a formal contract between the municipality and the property owner to allow a change of use or new construction that typically would not be allowed under the existing zoning, so long as the heritage building is preserved. Please contact a heritage planner for further information.

How does the municipality support heritage properties?
Heritage property owners, including the owners of properties within a heritage conservation district, may be eligible for financial assistance to undertake exterior maintenance or repair work. The municipality also allows certain unique development rights to heritage property owners to encourage their conservation. Please contact a municipal heritage planner to learn more.

Documents Required

The documents you will require will be based on the type of application you would like to submit.

For applications to register your property, you will only need to submit a completed heritage registration application form. To obtain the form, please contact a municipal heritage planner through our program webpage <insert link here>.

For applications to alter or demolish a heritage property, you will need to submit a rationale letter outlining your intentions and the reasons for the application. In some cases, you may also be required to provide a heritage impact statement and associated plans and drawings. A heritage planner can assist with determining what documents are required based on your particular case.

Applications to redevelop a heritage property through a development agreement will require a completed planning application form, site plan, elevation and building drawings and planning/design rationale letter. Other documents may also be required on a case-by-case basis depending on the location and scale of the development.

Fees

For full details of planning application fee calculation and a complete list of fee rates, please see the planning and subdivision application fees page.

Payment Options
Full payment for the permit must be made at the time of application submission.

Online
Payment can be made online during the application process online using a credit card.

In Person
If you prefer to pay in person you can visit our Planning & Development Counter at:
5251 Duke St, 3rd Floor, Suite 300, Duke Tower, Halifax
8:30 a.m. – 4:30 p.m.
Monday to Friday, excluding Holidays

Apply Online

 

Apply Online

Planning Policy

Municipal Planning Strategy Amendment (MPSA)

Getting Started 

Registering for a Customer Portal Account - The first thing you need is a Customer Portal Account. Registration is easy and a How to User Guide (PDF) has been created to support you through the steps. Depending upon how you do business you may wish to create a professional/contractor profile.

Navigating the Customer Portal Dashboard - The customer portal dashboard is the landing page and home page of the portal. Here you will find a wealth of information. It will be helpful to become familiar with the different sections of the page as these are referenced in many of the How-To guides. View the How to Navigate the Customer Portal/Dashboard (PDF). 

Things to Know

A Municipal Planning Strategy (MPS) Amendment is submitted when the desired use or development on a piece of land is not permitted within the existing Council-approved policies that apply to the area. Amendments to an MPS are significant undertakings and Council is under no obligation to consider such requests. Amendments should be only considered within the broader planning context or when there is reason to believe there has been a change to the circumstances since the policy was adopted or last reviewed.

Common Questions

There are no common questions at this time.

Documents Required

Mandatory For all Application Types and Scopes:

• Project /Design Rationale - MPS Amendment- 'A detailed written rationale prepared by a Professional Planner* who is a full member of the Canadian Institute of Planning that explains:
   - the particulars of the amendment being requested;
   - how the requested amendment aligns with the Regional Municipal Planning Strategy;
   - a detailed analysis of the changes in circumstance demonstrating why the existing Secondary Municipal Planning Strategy policy no longer appropriate, such as societal changes, changing development patterns or changing business practices;
   - assessment of the impact of the requested amendment on the local community and broader region; and 
  -  the urgency of the request and why its consideration cannot await the next HRM-initiated comprehensive planning review for the area.
  *Note: This requirement may be waived in certain circumstances. Please consult with Planning staff.

Depending upon the type of MPS Amendment you are seeking other documents may be required. As you work your way through the online form you will be asked for other documents. These additional documents could include the following:

• Aerial Photographs - One or more pictures of the subject site captured from above, including but not limited to orthometric aerial photography, satellite imagery, open data sources, or drone images.
• Building / Site Lighting Plan - A plan showing the location and type of any lighting being proposed either on a building or on land within a site. 
• Building /Site Signage Plan - A plan showing the location, type, and size of any signage being proposed either on a building or on land within a site. 
• Context Map - A plan which shows the immediate context of the development site inclusive of development on adjacent lots labeled with the use and height (in Storeys) of the buildings, names/addresses of existing or approved surrounding buildings, surrounding streets, registered easements, and rights-of-way, and any natural features such as lakes, rivers, ocean, ravines, etc.
• Digital 3D Model of Proposal - A fully manipulatable digital model of a proposed development, typically shown within its context illustrating the relative location of nearby roads and existing buildings.
• Drawings - Large Format - Any drawings created to support the application which are designed to be printed or viewed at a small scale to permit illustration and easier viewing of fine details, etc. 
• Elevations - Building - Scaled drawings of all faces of proposed and existing buildings showing architectural detail and listing materials. 
• Environmental Assessment - An assessment completed by a qualified professional that outlines a description of the environmental attributes of a site and an investigation into issues and potential impacts that could be caused by a proposed development.
• Floor Plans -  A plan showing the proposed use of the floor area within a building or structure inclusive of shared spaces (i.e.: garbage rooms and lobbies common to a building) and private spaces (i.e. residential units or commercial businesses). 
• Groundwater Assessment - Level 1 or Level 2 as required. An assessment completed by a qualified professional outlining the quality and quantity of groundwater available to a given development in areas that do not have centralized municipal water systems.
• Heritage Impact Statement - Where a registered heritage property is part of the development site, a Heritage Impact Assessment (HIA) evaluates the impact of a proposed development, building alteration or site alteration on a Registered Heritage property, abutting a Registered Heritage property, or within a Heritage Conservation District. 
• Legal Description of Property - A legal description containing the geographical description of real estate that identifies its precise location, boundaries and any easements. 
• Material Board - A board 11x17 in size including samples (or, where impractical, pictures of materials) of all proposed building materials as well as glazing inclusive of colour and tint.
• On-site Sewage Disposal System Details - A detailed description completed by a professional engineer of a proposed wastewater system designed to treat and dispose of effluent on the same property that produces the wastewater, in areas of the Municipality not served by public sewage infrastructure.
• Perspective Drawings - One or more three-dimensional drawings that show the appearance of a proposed development from a location on or adjacent to the site itself, showing the proposed development and existing development from pedestrian perspectives.
• Plan of Survey - A plan certified by a Professional land Surveyor in the Province of Nova Scotia showing the location of all existing buildings, structures, property lines as well as any other interests to the land inclusive of easements or Rights of Way. 
• Preliminary Stormwater Management Plan - A plan prepared by a Professional Engineer in accordance with the Municipal Design Guidelines, applicable provincial requirements, and Municipal By-Laws. This plan is to demonstrate that the requirements of AO-2020-010-OP Respecting Stormwater Management Standards for Development Activities can be met, including the retention of on-site stormwater runoff from the first 10mm of an event and confirmation of the average removal of a minimum of 80% Total Suspended Solids (TSS).
• Projected Population Density - A calculation of the population density being proposed within a submitted application in a format consistent with the manner described in the geographically applicable Municipal Planning Strategy or Land Use By-law (i.e.: persons per hectare, persons per acre, units per hectare, etc.) 
• Preliminary servicing schematic, if serviced by central sanitary, storm sewer or water systems - A plan prepared by a Professional Engineer in accordance with the Regional Subdivision By-law, Municipal Design Guidelines, Streets By-law, and Halifax Regional Water Commission (HRWC) Design and Construction Specifications.  This plan will contain information on stormwater flow, sanitary flow, lateral location and size, driveway location, and details involving any proposed Municipal streets. 
• Site Plan - Development - A dimensioned plan showing the location of proposed buildings, driveways, pedestrian paths, adjacent streets, property lines, ground signage, and proposed elevation of all building corners. 
• Traffic Impact Statement / Study - The traffic impact statement/study must be prepared and stamped by a Professional Engineer in accordance with the current version of HRM’s Guidelines for the Preparation of Transportation Impact Studies. These studies may require input from the NS Department of Transportation and Infrastructure Renewal. Copies of these requirements are available upon request.
• Wind Impact Analysis with Mitigation - A quantitative wind impact analysis and mitigation strategy which predicts wind impacts and advises of methods to reduce such impacts.
• Wind Impact Assessment - A qualitative wind impact assessment shall consist of an assessment of wind conditions, including a letter of opinion and a desktop analysis, based on wind consultants’ knowledge of wind flows around buildings, local wind climate, and experience with wind tunnel tests on similar building projects in the Halifax Regional Municipality.

Fees

For full details of planning application fee calculation and a complete list of fee rates, please see the planning and subdivision application fees page.

Payment Options
Full payment for the permit must be made at the time of application submission.

Online
Payment can be made online during the application process online using a credit card.

In Person
If you prefer to pay in person you can visit our Planning & Development Counter at:
5251 Duke St, 3rd Floor, Suite 300, Duke Tower, Halifax
8:30 a.m. – 4:30 p.m.
Monday to Friday, excluding Holidays

Apply Online

 

Apply Online

Subdivision Application

Subdivision Approvals

Getting Started 

Whenever you want to create new property boundaries or propose an alteration to your current property boundaries, you have to file an application with the municipal government. This only applies if as-of-right development is allowed on the property.

Registering for a Customer Portal Account - The first thing you need is a Customer Portal Account. Registration is easy and a How to User Guide (PDF) has been created to support you through the steps. If you're a developer or business applying for applications, you will also need to create a professional/contractor profile.

Navigating the Customer Portal Dashboard - The customer portal dashboard is the landing page and home page of the portal. Here you will find a wealth of information. It will be helpful to become familiar with the different sections of the page as these are referenced in many of the How-To guides. View the How to Navigate the Customer Portal/Dashboard (PDF). 

Things to Know

Subdivision Final Approval Process
For infill lots on an existing public street where no service (municipal sewer, stormwater and water) upgrades are required, a final subdivision application may be made. This involves a full survey of all proposed lots. The Development Officer may approve the proposed subdivision provided that the lots meet servicing, zoning and driveway access requirements, and provided that all applicable parkland and subdivision fees are submitted.

Park dedication is required for any net lot gain and payment must be received prior to lot endorsement. Parkland is calculated based on the estimated assessed current market value of any new lot, as required by the Regional Subdivision By-law.

Subdivision Preliminary Approval Process
Where infill lots are being contemplated, and if an applicant is unsure as to whether their land is capable of being subdivided, a preliminary subdivision application may be submitted. This stage is optional, and the information is not required to be prepared by a Nova Scotia Land Surveyor. Please contact us for additional details or refer to Section 87(2) of the Regional Subdivision By-law.

Draft subdivisions will automatically expire after 90 days.

Common Questions

There are no common questions at this time. 

Documents Required

Mandatory for all Subdivision Applications (see exceptions noted in brackets)

• Amended Plan of Subdivision - A plan of subdivision of land submitted to supersede a previously approved subdivision of land which is: prepared by a Nova Scotia Land Surveyor; drawn to a scale sufficient to fully illustrate the information required as defined in the Regional Subdivision By-law;
• Plan of Subdivision - A plan of subdivision of land which is: prepared by a Nova Scotia Land Surveyor; drawn to a scale sufficient to fully illustrate the information required as defined in the Regional Subdivision By-law; 
• Preliminary Plan of Subdivision - The preliminary plan of subdivision shall be drawn to scale, on one page and shall show the information and documentation as defined in section 87(2) of the Regional Subdivision By-law.
• Traffic Impact Study - A traffic impact analysis is prepared by a Professional Engineer in accordance with the current version of the Municipality's Guidelines for the Preparation of Transportation Impact Studies, the level of detail of which shall be relative to the scope of the development.
• Qualified Person Report for On-site Sewage Disposal System - A report prepared by a Qualified Person as recognized under the Nova Scotia On-site Sewage Disposal System Regulations related to the design of septic systems and their placement on a lot (or proposed lot).
• HRMSD-1 - Statement of plan registration location and request to not consolidate underlying lots. This form is to be completed by a Nova Scotia Land Surveyor and must accompany all applications to the Municipality for approval of a final plan of subdivision. Download the fillable PDF form in your customer portal from the application documents page.

Depending on the type of Subdivision Application, additional documents may be required. Additional documents will be identified as you work through the application online. These additional documents may include the following:

• Certification of Facts - If more space is required to State the Certification of Facts / Reasons of Repeal, attach the additional reasons as an additional document to the application. (used for repeal of final subdivision)
• Engineering Drawings - Engineering drawings prepared in accordance with the Engineering Regulations, and as defined in the Regional Subdivision By-law.
• Engineering Reports - Engineering reports prepared in accordance with the Engineering Regulations, and as defined in the Regional Subdivision By-law.
• Ground Water Assessment - Level 1 or 2 as required. An assessment completed by a qualified professional outlining the quality and quantity of groundwater available to a given development in areas that do not have centralized municipal water systems.

Fees

For full details of planning application fee calculation and a complete list of fee rates, please see the planning and subdivision application fees page.

Payment Options
Full payment for the permit must be made at the time of application submission.

Online
Payment can be made online during the application process online using a credit card.

In Person
If you prefer to pay in person you can visit our Planning & Development Counter at:
5251 Duke St, 3rd Floor, Suite 300, Duke Tower, Halifax
8:30 a.m. – 4:30 p.m.
Monday to Friday, excluding Holidays

Apply Online

 

Apply Online

Subdivision (With New Infrastructure)

Subdivision Approvals

Getting Started 

This section deals with Subdivision Applications (new property boundaries or propose an alteration to your current property boundaries) specifically where new infrastructure will be installed. This only applies if as-of-right development is allowed on the property.

Registering for a Customer Portal Account - The first thing you need is a Customer Portal Account. Registration is easy and this How to User Guide (PDF) has been created to support you through the steps. If you're a developer or business applying for applications, you will also need to create a professional/contractor profile. 

Navigating the Customer Portal Dashboard - The customer portal dashboard is the landing page and home page of the portal. Here you will find a wealth of information. It will be helpful to become familiar with the different sections of the page as these are referenced in many of the How-To guides. View the How to Navigate the Customer Portal/Dashboard (PDF). 

Things to Know

Subdivision Final Approval Process
For lots with new infrastructure (municipal streets, sewer, stormwater or water systems) a final subdivision with infrastructure application may be made where consistent with an approved concept plan or tentative plan or where the subdivision is being proposed in one phase. For more information on requirements see Section 105 of 121 of the Regional Subdivision By-law.

When a final subdivision with new infrastructure is given final design approval by the Development Officer, an application for subdivision-request to construct permit can made for the construction of the new infrastructure.

Park dedication is required for any net lot gain and payment must be received prior to lot endorsement. Parkland is calculated based on the estimated assessed current market value of any new lot, as required by the Regional Subdivision By-law.

Subdivision Preliminary Approval Process
Where infill lots are being contemplated, and if an applicant is unsure as to whether their land is capable of being subdivided, a preliminary subdivision application may be submitted. This stage is optional, and the information is not required to be prepared by a Nova Scotia Land Surveyor. Please contact us for additional details or refer to Section 87(2) of the Regional Subdivision By-law.

Subdivision Concept/Tentative Approval Process
For subdivisions with new infrastructure, the process begins with a concept/tentative approval application. This can be initiated from the Customer Portal. 

Draft subdivisions will automatically expire after 90 days.

Common Questions

There are no common questions at this time. 

Documents Required

Mandatory for Subdivision Applications (additional documents may be requested)

• Plan of Subdivision - A plan of subdivision of land which is: prepared by a Nova Scotia Land Surveyor; drawn to a scale sufficient to fully illustrate the information required as defined in the Regional Subdivision By-law; 
• Qualified Person Report for On-site Sewage Disposal System - A report prepared by a Qualified Person as recognized under the Nova Scotia On-site Sewage Disposal System Regulations related to the design of septic systems and their placement on a lot (or proposed lot), if applicable;
• Certification of Facts - If more space is required to State the Certification of Facts / Reasons of Repeal, attach the additional reasons as an additional document to the application. (used for repeal of final subdivision)
• Engineering Drawings - Engineering drawings prepared in accordance with the Engineering Regulations, and as defined in the Regional Subdivision By-law
• Engineering Reports - Engineering reports prepared in accordance with the Engineering Regulations, and as defined in the Regional Subdivision By-law
• Ground Water Assessment - Level 1 or 2 as required. An assessment completed by a qualified professional outlining the quality and quantity of groundwater available to a given development in areas that do not have centralized municipal water systems.
• HRMSD-1 - Statement of plan registration location and request to not consolidate underlying lots. This form is to be completed by a Nova Scotia Land Surveyor and must accompany all applications to the Municipality for approval of a final plan of subdivision. Download the fillable PDF form in your customer portal from the application documents page;
• Complete Engineering Design Drawings - for the street system, including sanitary & storm sewer and water systems, if serviced by any or all of these systems, prepared in accordance with the Engineering Regulations, and as defined in the Regional Subdivision By-law;
• Storm Drainage Plan - prepared in accordance with the Engineering Regulations, and as defined in the Regional Subdivision By-law;
• Subdivision Grading Plan - prepared in accordance with the Engineering Regulations, and as defined in the Regional Subdivision By-law;
• Design Calculations - for the sanitary & storm sewer and water systems.
• Construction Cost Estimate;
• Engineer's Certificate of Design Compliance.

Depending on the type of Subdivision Application, additional documents may be required. Additional documents will be identified as you work through the application online. These additional documents may include the following:

• Traffic Impact Study - A traffic impact analysis is prepared by a Professional Engineer in accordance with the current version of the Municipality's Guidelines for the Preparation of Transportation Impact Studies, the level of detail of which shall be relative to the scope of the development;
• Ground Water Assessment - Level 1 or 2 as required. An assessment completed by a qualified professional outlining the quality and quantity of groundwater available to a given development in areas that do not have centralized municipal water systems.

Fees

For full details of planning application fee calculation and a complete list of fee rates, please see the planning and subdivision application fees page.

Payment Options
Full payment for the permit must be made at the time of application submission.

Online
Payment can be made online during the application process online using a credit card.

In Person
If you prefer to pay in person you can visit our Planning & Development Counter at:
5251 Duke St, 3rd Floor, Suite 300, Duke Tower, Halifax
8:30 a.m. – 4:30 p.m.
Monday to Friday, excluding Holidays

Apply Online

 

Apply Online

Telecommunications

Telecommunications Tower - Pre-Consultation

Getting Started 

While approval of telecommunications towers and equipment for cell phone use rests exclusively with the Federal Government, Municipalities like Halifax Regional Municipality still play a role in the process. Applicants for new telecommunications towers are required to submit a package of materials to the Municipality outlining their proposal as part of a required ‘Pre-Consultation’ process.

Feedback is then provided to the applicant, and an indication as to whether or not public engagement will be required in accordance with HRM’s Council-approved Administrative Order on the Siting of Telecommunication Antenna. The required engagement is then completed by the applicant for the antenna, followed by the provision of a ‘Formal Submission’ to HRM. The final submission will indicate the proposed location of the tower, its height and appearance, how it meets the regulations outlined in the Council-approved Administrative Order, how comments provided within the Pre-Consultation process were considered in the final submission, and what feedback was received via public consultation (if required).

At the conclusion of this process, a letter is provided by HRM indicating its ‘Concurrence’ or ‘Non-concurrence’ based on public feedback, and adherence to the policies and regulations of HRM. 

Registering for a Customer Portal Account - The first thing you need is a Customer Portal Account. Registration is easy and a How to User Guide (PDF) has been created to support you through the steps. Depending upon how you do business you may wish to create a professional/contractor profile.

Navigating the Customer Portal Dashboard - The customer portal dashboard is the landing page and home page of the portal. Here you will find a wealth of information. It will be helpful to become familiar with the different sections of the page as these are referenced in many of the How-To guides. View the How to Navigate the Customer Portal/Dashboard (PDF). 

Things to Know

Telecommunication towers are an integral part of the radiocommunication and telecommunications network within Canada and are the exclusive jurisdiction of the Federal Government. While the final decision of approval lies for these towers with the Federal Government, the Federal governing body (Innovation, Science, and Economic Development Canada) still requires that the proponents of telecom towers consult with the relevant Land Use Authority (Municipality) prior to a decision being made. Policy SU-26 of the Halifax Regional Municipal Planning Strategy requires the municipality to develop a strategy to deal with this type of infrastructure. On April 28, 2015 Halifax Regional Council directed staff to consult with industry stakeholders in the development of a telecommunication tower administrative order.

Common Questions

 

"Telecommunication facilities" refers to all antennae and antenna systems including masts, towers, and other supporting structures required for radio communication and broadcasting services.

Who regulates and approves telecommunications facilities?

Innovation, Science and Economic Development Canada (Government of Canada), is the licensing body and regulates these facilities under the provisions of the Federal Telecommunications Act (S.C. 1993, c.38). Communication companies must apply to Innovation, Science and Economic Development Canada for a license to operate an installation at each specific location.

What role does HRM play in the location of telecommunications facilities?

The federal government has recognized that municipal authorities may have an interest in the location of telecommunication facilities, and every municipality is given an opportunity to review the proposed facility and provide comments. These comments will be considered by Industry Canada, who will then determine whether or not a license is to be granted and will stipulate any conditions.

 In HRM, where:

the proposed installation of telecommunications equipment is not contemplated by the land use zone applied to the property, or where the proposal is not considered to be excluded by Innovation, Science and Economic Development Canada's Client Procedures. Phone: 311

Proponents are required to submit a Telecommunications Application to HRM Planning Services. Each proposal is reviewed for information regarding the type, size, and location of the installation. In the case of towers,  co-location (or co-utilization) information is also reviewed. Co-location means the use of a communications tower, either existing or proposed, by two or more carriers.

Through the telecommunications application process, the municipality will facilitate a public consultation component, review the proposal and provide comments on the proposal to Innovation, Science and Economic Development Canada.

What Municipal policies address proposed telecommunication installations?

On March 22, 2016, Halifax Regional Council approved 2015-005-GOV, the Siting of a Telecommunication Antenna Administrative Order. In this process, telecommunication tower applications are no longer considered by Community Council, and instead are assessed against Council guidelines as well as considering feedback as provided by the public.

Do other Canadian Municipalities have specific policies to address proposed communications installations?

Certain municipalities in Canada have adopted specific policies and protocols related to the installation of telecommunications equipment. Examples include:
• Toronto, Ontario
• Calgary, Alberta
• The City of Winnipeg
 

Are licensees required to comply with zoning by-laws?

No. Radio communication is a field exclusively legislated by the federal government. Matters that affect federally authorized radio stations are clearly governed by the Radio communication Act.

Provincial and local requirements, such as municipal zoning by-laws, relate only incidentally to radio communication and are outside the purview of federal law. However, Innovation, Science and Economic Development Canada requires applicants to work with local land-use authorities and to accommodate reasonable local requirements as outlined in Client Procedures Circular. In circumstances where local requirements are deemed to be too stringent or an agreement cannot be reached with local authorities, the applicant can petition Innovation, Science and Economic Development Canada for a decision in accordance with CPC-2-0-03.

How will I know if a new telecommunications facility is being proposed for installation in my neighbourhood, and how can I share my views?

Depending upon the location where a Telecommunications Application is proposed, public consultation may be required. Citizens who have questions or comments about proposed telecommunications facilities can make their opinion known through the consultation process. More information on the ways in which planning staff determine if public consultation is needed for a tower is described in the staff report. 

Why does the telecommunications facility have to be in my neighbourhood?

The location of telecommunications facilities is important in providing the quality of service that the public expects. Radio waves are limited in how far they can travel while still being reliable.  As demand for wireless services increases, more towers are required, and they are often closer to users.

Can existing telecommunication facilities, or other antenna-supporting structures, be used?

Innovation, Science and Economic Development Canada requires proponents to use existing structures wherever possible and practical. In some instances, because of technical or other constraints, sharing a structure is not always feasible.

Can I appeal the proposed installation of the telecommunications facility?

No. As telecommunication facilities are Federally regulated and licensed, there is no appeal procedure.
                      
Does a proposed telecommunications facility require an amendment to the Land-Use By-law?

No. Telecommunications installations are Federally regulated and licensed; therefore, a land use by-law amendment is not required to allow the location of a communication installation on any site within the municipality.

Does a proposed telecommunications facility site require posting of a Public Notice?

Not always. However, where a proponent is required to undertake the Telecommunications Application process described in Council's approved Administrative Order, the applicant is required to place a Public Notice sign on the subject property.

What is required for the public notification process?

Innovation, Science and Economic Development Canada has outlined the required public notification process related to the siting of antenna systems in their Client Procedures Circular (CPC-2-0-03 Volume 4). In cases where the municipality requires a proponent to submit a Telecommunications Application, the applicant will facilitate the public notification.

Where public consultation is required as per the Council-approved Administrative Order, the applicant for the tower is responsible for fulfilling the requirements of a consultation program outlined in the Administrative Order. This program includes mail notification to nearby landowners, signage on the site, newspaper advertisements, creation of a website, and the holding of a public information session. Consultation is wholly the responsibility of the applicant and must adhere to all specific standards referenced in the Administrative Order.                         

Why are some telecommunication facilities (i.e. towers)  painted and fitted with lights?

Paint and lights ensure the telecommunications facility is visible to aircraft. Proponents must ensure their proposals for any antenna system are first reviewed by Transport Canada. Transport Canada will advise the proponent of any potential hazard to air navigation and the standards relating to painting and lighting for the antenna tower.

Are there any safety guidelines to protect the public's health?

Health Canada has safety guidelines for exposure to radio frequency fields in its Safety Code 6 publication entitled "Limits of Human Exposure to Radiofrequency Electromagnetic Fields in the Frequency Range from 3 kHz to 300 GHz."  While the responsibility for developing Safety Code 6 rests with Health Canada, Innovation, Science and Economic Development Canada has adopted this guideline for the purpose of protecting the general public.

Innovation, Science and Economic Development Canada requires all radio communication and broadcasting operators to comply with Safety Code 6 at all times, including the consideration of combined effects of nearby installations within the local radio environment. Operators must also respect updates made to Safety Code 6.

Are environmental concerns taken into consideration?

Yes. Installation and modification of antenna systems must comply with the Canadian Environmental Assessment Act. The municipality has adopted provisions related to development in proximity to environmental features such as wetlands and watercourses. A telecommunications proposal must demonstrate compliance with these provisions, where applicable.

How is the general public protected from overexposure to radio frequency fields?

To protect the general public, Health Canada has developed a safety guideline entitled "Limits of Human Exposure to Radiofrequency Electromagnetic Fields in the Frequency Range from 3 kHz to 300 GHz,"  commonly referred as Safety Code 6. This document has been adopted by many organizations across Canada and referred to in a number of regulations. Innovation, Science and Economic Development Canada has adopted Safety Code 6 for the protection of the general public.
                         
If exposures do not exceed the limits specified in Safety Code  6, then there is no convincing scientific evidence that any adverse health effects will occur.

Are there any requirements or standards governing the amount of exposure to radio frequency radiation or electro-magnetic fields from communication towers?

Health and safety issues are regulated by Health Canada. Specific information about Health Canada's Safety Code 6 can be found on the Health Canada website or by writing to:
Consumer & Clinical Radiation Protection Bureau
Health Canada
775 Brookfield Road, PL6302C
Ottawa, Ontario K1A 1C1

How does Industry Canada ensure that radio communication and broadcasting installations respect Health Canada's limits for the protection of the public from radio frequency fields?

While the responsibility for developing Safety Code 6 rests with Health Canada, Innovation, Science and Economic Development Canada has adopted the same guideline for the purpose of protecting the general public. Innovation, Science and Economic Development Canada requires all proponents and operators ensure their radio communication and broadcasting installations comply with Safety Code 6 at all times. Proponents and operators must also consider the combined effects of nearby installations within the local radio environment. For more information, consult CPC-2-0-03. Furthermore, Innovation, Science and Economic Development Canada conducts its own assessments and audits as required.

Who can I contact at the municipality if I have more questions about telecommunication facilities?

Halifax Regional Municipality Planning Applications 
PO Box 1749
Halifax NS
B3J 3A5

 

Documents Required

Mandatory for all Telecom Application Types 

• Cover Letter - A letter providing a detailed description of the proposed telecommunications antenna including the type of antenna system being proposed, its dimensions (height, width, diameter etc.), location and design. 
• Elevations - Elevation drawings showing:
  - height measurements and dimensions shown for all sides of proposed structures;
  - external cladding material type and detail labelled; and
  - any architectural details where required.
• Simulated Images -  Colour photographs showing views of the proposed tower from adjacent properties, the street, the nearest residential property, adjacent significant environmental, cultural or heritage sites.
• Site Plan - A site plan or survey at full scale of the subject property showing:
  - existing buildings on the subject property and adjacent sites;
  - location of the proposed antenna system;
  - distances between the proposed antenna system and nearest dwellings;
  - distance between the proposed antenna and streetline;
  - equipment or structures proposed accessory to the antenna system; and
  - proposed screening, e.g. through landscaping, fences, shelters or cabinets.
• Site Selection Justification Report - A report which:
  - identifies all existing towers in the area; 
  - identifies details with respect to the coverage and capacity of existing towers to house additional antenna equipment;
  - provides detailed evidence explaining specific locations where co-location on an existing tower was explored as an option and (if applicable) why co-location on an existing tower is not viable; and 
  - describes reasons why the proposed site was selected addressing the aspects defined in the by-law, such as compatibility, separation, buffering, proximity and views.

Fees

For full details of planning application fee calculation and a complete list of fee rates, please see the planning and subdivision application fees page.

Payment Options
Full payment for the permit must be made at the time of application submission.

Online
Payment can be made online during the application process online using a credit card.

In Person
If you prefer to pay in person you can visit our Planning & Development Counter at:
5251 Duke St, 3rd Floor, Suite 300, Duke Tower, Halifax
8:30 a.m. – 4:30 p.m.
Monday to Friday, excluding Holidays

Apply Online

Beginning February 21, 2023 this service will be available online

Apply Online

Telecommunications Tower Application

Getting Started

While approval of telecommunications towers and equipment for cell phone use rests exclusively with the Federal Government, Municipalities like Halifax Regional Municipality still play a role in the process. Applicants for new telecommunications towers are required to submit a package of materials to the Municipality outlining their proposal as part of a required ‘Pre-Consultation’ process.

Feedback is then provided to the applicant, and an indication as to whether or not public engagement will be required in accordance with HRM’s Council-approved Administrative Order on the Siting of Telecommunication Antenna. The required engagement is then completed by the applicant for the antenna, followed by the provision of a ‘Formal Submission’ to HRM. The final submission will indicate the proposed location of the tower, its height and appearance, how it meets the regulations outlined in the Council-approved Administrative Order, how comments provided within the Pre-Consultation process were considered in the final submission, and what feedback was received via public consultation (if required).

At the conclusion of this process, a letter is provided by HRM indicating its ‘Concurrence’ or ‘Non-concurrence’ based on public feedback, and adherence to the policies and regulations of HRM. 

Registering for a Customer Portal Account - The first thing you need is a Customer Portal Account. Registration is easy and a How to User Guide (PDF) has been created to support you through the steps. Depending upon how you do business you may wish to create a professional/contractor profile.

Navigating the Customer Portal Dashboard - The customer portal dashboard is the landing page and home page of the portal. Here you will find a wealth of information. It will be helpful to become familiar with the different sections of the page as these are referenced in many of the How-To guides. View the How to Navigate the Customer Portal/Dashboard (PDF). 

Things to Know

The steps involved in this process are as follows:

1. Pre-Consultation with staff:

Information is submitted to the municipality providing details regarding tower location, height, context, and why the tower is required. Staff provide response indicating if a site is within a location that is “preferred” or not.

 

2. If Preferred Location Criteria is Met:

The focus of the process is to direct applicants to low-impact locations where it is felt telecommunications towers would not have a significant impact on adjacent lands, uses, or residents. When the Preferred Location Criteria is met, no further consultation would be required, and the applicant could proceed directly to submission of a full application package of a proposal that complied with siting and design guidelines of the protocol.

3. If Preferred Location Criteria is Not Met:

Applicants are notified they do not meet the preferred location criteria, and are then responsible for fulfilling the requirements of a consultation program outlined in the Administrative Order. This program includes mail notification to nearby landowners, signage on the site, newspaper advertisements, the creation of a website, and the holding of a public information session. Consultation is wholly the responsibility of the applicant and must adhere to all specific standards referenced in the Administrative Order.

 

4. Full Application Submission:

Following public consultation, it would be expected that amendments to the proposal would be made to address concerns expressed by residents through consultation or by staff at the pre-consultation stage. Following amendments, or if no consultation was required, the applicant then submits a full application to municipal staff for review. The contents of this submission include:

• A summary of consultation completed;
• A copy of all notification materials provided to the public;
• Written comments received from the public;
• A written submission responding to all reasonable and relevant concerns identified by the public, or by staff at the pre-consultation stage of application; and
• A resubmission of updated materials initially required at the pre-consultation stage.

 

5. Review of the Submission:

Staff reviews the full application submission and responds in writing within 21 days. Responses indicate one of three possibilities. That concurrence (agreement) has been reached:

• That concerns held by the community or staff still remain and this information will be provided to Industry Canada.
• That the submission materials are incomplete and do not comply with the Administrative Order.

Letters of concurrence expire three years from its date of issue at which time the process would need to be re-started in order to receive a further letter of concurrence

 

Common Questions

 

"Telecommunication facilities" refers to all antennae and antenna systems including masts, towers, and other supporting structures required for radio communication and broadcasting services.

Who regulates and approves telecommunications facilities?

Innovation, Science and Economic Development Canada (Government of Canada), is the licensing body and regulates these facilities under the provisions of the Federal Telecommunications Act (S.C. 1993, c.38). Communication companies must apply to Innovation, Science and Economic Development Canada for a license to operate an installation at each specific location.

What role does HRM play in the location of telecommunications facilities?

The federal government has recognized that municipal authorities may have an interest in the location of telecommunication facilities, and every municipality is given an opportunity to review the proposed facility and provide comments. These comments will be considered by Industry Canada, who will then determine whether or not a license is to be granted and will stipulate any conditions.

 In HRM, where:

the proposed installation of telecommunications equipment is not contemplated by the land use zone applied to the property, or where the proposal is not considered to be excluded by Innovation, Science and Economic Development Canada's Client Procedures

 

Phone: 902.490.4472
Fax: 902.490.3976

Proponents are required to submit a Telecommunications Application to HRM Planning Services. Each proposal is reviewed for information regarding the type, size, and location of the installation. In the case of towers,  co-location (or co-utilization) information is also reviewed. Co-location means the use of a communications tower, either existing or proposed, by two or more carriers.

Through the telecommunications application process, the municipality will facilitate a public consultation component, review the proposal and provide comments on the proposal to Innovation, Science and Economic Development Canada.

What Municipal policies address proposed telecommunication installations?

On March 22, 2016, Halifax Regional Council approved 2015-005-GOV, the Siting of a Telecommunication Antenna Administrative Order. In this process, telecommunication tower applications are no longer considered by Community Council, and instead are assessed against Council guidelines as well as considering feedback as provided by the public.

Do other Canadian Municipalities have specific policies to address proposed communications installations?

Certain municipalities in Canada have adopted specific policies and protocols related to the installation of telecommunications equipment. Examples include:
• Toronto, Ontario
• Calgary, Alberta
• The City of Winnipeg
 

Are licensees required to comply with zoning by-laws?

No. Radio communication is a field exclusively legislated by the federal government. Matters that affect federally authorized radio stations are clearly governed by the Radio communication Act.

Provincial and local requirements, such as municipal zoning by-laws, relate only incidentally to radio communication and are outside the purview of federal law. However, Innovation, Science and Economic Development Canada requires applicants to work with local land-use authorities and to accommodate reasonable local requirements as outlined in Client Procedures Circular. In circumstances where local requirements are deemed to be too stringent or an agreement cannot be reached with local authorities, the applicant can petition Innovation, Science and Economic Development Canada for a decision in accordance with CPC-2-0-03.

How will I know if a new telecommunications facility is being proposed for installation in my neighbourhood, and how can I share my views?

Depending upon the location where a Telecommunications Application is proposed, public consultation may be required. Citizens who have questions or comments about proposed telecommunications facilities can make their opinion known through the consultation process. More information on the ways in which planning staff determine if public consultation is needed for a tower is described in the staff report. 

Why does the telecommunications facility have to be in my neighbourhood?

The location of telecommunications facilities is important in providing the quality of service that the public expects. Radio waves are limited in how far they can travel while still being reliable.  As demand for wireless services increases, more towers are required, and they are often closer to users.

Can existing telecommunication facilities, or other antenna-supporting structures, be used?

Innovation, Science and Economic Development Canada requires  proponents to use existing structures wherever possible and practical. In some instances, because of technical or other constraints, sharing a structure is not always feasible.

Can I appeal the proposed installation of the telecommunications facility?

No. As telecommunication facilities are Federally regulated and licensed, there is no appeal procedure.
                      
Does a proposed telecommunications facility require an amendment to the Land-Use By-law?

No. Telecommunications installations are Federally regulated and licensed; therefore, a land use by-law amendment is not required to allow the location of a communication installation on any site within the municipality.

Does a proposed telecommunications facility site require posting of a Public Notice?

Not always. However, where a proponent is required to undertake the Telecommunications Application process described in Council's approved Administrative Order, the applicant is required to place a Public Notice sign on the subject property.

What is required for the public notification process?

Innovation, Science and Economic Development Canada has outlined the required public notification process related to the siting of antenna systems in their Client Procedures Circular (CPC-2-0-03 Volume 4). In cases where the municipality requires a proponent to submit a Telecommunications Application, the applicant will facilitate the public notification.

Where public consultation is required as per the Council approved Administrative Order, the applicant for the tower is responsible for fulfilling the requirements of a consultation program outlined in the Administrative Order. This program includes mail notification to nearby land owners, signage on the site, newspaper advertisements, creation of a website, and the holding of a public information session. Consultation is wholly the responsibility of the applicant and must adhere to all specific standards referenced in the Administrative Order.                         

Why are some telecommunication facilities (i.e. towers)  painted and fitted with lights?

Paint and lights ensure the telecommunications facility is visible to aircraft. Proponents must ensure their proposals for any antenna system are first reviewed by Transport Canada. Transport Canada will advise the proponent of any potential hazard to air navigation and the standards relating to painting and lighting for the antenna tower.

Are there any safety guidelines to protect the public's health?

Health Canada has safety guidelines for exposure to radio frequency fields in its Safety Code 6 publication entitled "Limits of Human Exposure to Radiofrequency Electromagnetic Fields in the Frequency Range from 3 kHz to 300 GHz."  While the responsibility for developing Safety Code 6 rests with Health Canada, Innovation, Science and Economic Development Canada has adopted this guideline for the purpose of protecting the general public.

Innovation, Science and Economic Development Canada requires all radio communication and broadcasting operators to comply with Safety Code 6 at all times, including the consideration of combined effects of nearby installations within the local radio environment. Operators must also respect updates made to Safety Code 6.

Are environmental concerns taken into consideration?

Yes. Installation and modification of antenna systems must comply with the Canadian Environmental Assessment Act. The municipality has adopted provisions related to development in proximity to environmental features such as wetlands and watercourses. A telecommunications proposal must demonstrate compliance with these provisions, where applicable.

How is the general public protected from overexposure to radio frequency fields?

To protect the general public, Health Canada has developed a safety guideline entitled "Limits of Human Exposure to Radiofrequency Electromagnetic Fields in the Frequency Range from 3 kHz to 300 GHz,"  commonly referred as Safety Code 6. This document has been adopted by many organizations across Canada and referred to in a number of regulations. Innovation, Science and Economic Development Canada has adopted Safety Code 6 for the protection of the general public.
                         
If exposures do not exceed the limits specified in Safety Code  6, then there is no convincing scientific evidence that any adverse health effects will occur.

Are there any requirements or standards governing the amount of exposure to radio frequency radiation or electro-magnetic fields from communication towers?

Health and safety issues are regulated by Health Canada. Specific information about Health Canada's Safety Code 6 can be found on the Health Canada website or by writing to:
Consumer & Clinical Radiation Protection Bureau
Health Canada
775 Brookfield Road, PL6302C
Ottawa, Ontario K1A 1C1

How does Industry Canada ensure that radio communication and broadcasting installations respect Health Canada's limits for the protection of the public from radio frequency fields?

While the responsibility for developing Safety Code 6 rests with Health Canada, Innovation, Science and Economic Development Canada has adopted the same guideline for the purpose of protecting the general public. Innovation, Science and Economic Development Canada requires all proponents and operators to ensure their radio communication and broadcasting installations comply with Safety Code 6 at all times. Proponents and operators must also consider the combined effects of nearby installations within the local radio environment. For more information, consult CPC-2-0-03. Furthermore, Innovation, Science and Economic Development Canada conducts its own assessments and audits as required.

Who can I contact at the municipality if I have more questions about telecommunication facilities?

Halifax Regional Municipality Planning Applications 
PO Box 1749
Halifax NS
B3J 3A5

Documents Required

Mandatory for all Telecom Application Types 

• Cover Letter - A letter providing a detailed description of the proposed telecommunications antenna including the type of antenna system being proposed, its dimensions (height, width, diameter etc.), location and design. 
• Elevations - Elevation drawings showing:
  - height measurements and dimensions shown for all sides of proposed structures;
  - external cladding material type and detail labelled; and
  - any architectural details where required.
• Public Consultation Package - Package summarizing the public consultation process, if public consultation occurred, which shall include:
  - a picture of the on-site signage in place on the property;
  - a copy of the newspaper advertisement;
  - a map showing all properties to which a public notification package was sent to as well as a copy of the public notification package that was sent;
  - details pertaining to the public information session;
  - a summary of comments and feedback provided by each individual and any responses provided by the applicant;
  - copies of all correspondence received from the public through this process in addition to responses provided in return by the applicant;
  - any comments or concern the applicant considered not reasonable or relevant and the explanation for such consideration; and
  - a summary of how, if at all, the application has been amended to respond to concerns or feedback received through the public consultation process.
• Simulated Images -  Colour photographs showing views of the proposed tower from adjacent properties, the street, the nearest residential property, adjacent significant environmental, cultural or heritage sites.
• Site Plan - A site plan or survey at full scale of the subject property showing:
  - existing buildings on the subject property and adjacent sites;
  - location of the proposed antenna system;
  - distances between the proposed antenna system and nearest dwellings;
  - distance between the proposed antenna and streetline;
  - equipment or structures proposed accessory to the antenna system; and
  - proposed screening, e.g. through landscaping, fences, shelters or cabinets.
• Site Selection Justification Report - A report which:
  - identifies all existing towers in the area; 
  - identifies details with respect to the coverage and capacity of existing towers to house additional antenna equipment;
  - provides detailed evidence explaining specific locations where co-location on an existing tower was explored as an option and (if applicable) why co-location on an existing tower is not viable; and 
  - describes reasons why the proposed site was selected addressing the aspects defined in the by-law, such as compatibility, separation, buffering, proximity and views.

Fees

For full details of planning application fee calculation and a complete list of fee rates, please see the planning and subdivision application fees page.

Payment Options
Full payment for the permit must be made at the time of application submission.

Online
Payment can be made online during the application process online using a credit card.

In Person
If you prefer to pay in person you can visit our Planning & Development Counter at:
5251 Duke St, 3rd Floor, Suite 300, Duke Tower, Halifax
8:30 a.m. – 4:30 p.m.
Monday to Friday, excluding Holidays

Apply Online

 

Apply Online

Zoning Confirmation Letter

Getting Started

A zoning confirmation letter may be requested when a property is being sold. It provides limited information to the mortgage company, realtor, or buyer regarding the permitted land uses and zoning of the property.

A zoning confirmation letter can also be requested for automotive dealership, community services,  daycares, motor vehicle inspections and RCMP or Military housing to satisfy other government agency requirements.

A zoning confirmation letter is not a requirement of any municipal By-law; however, sometimes financial institutions require confirmation of zoning at the time of property transactions.

Registering for a Customer Portal Account - The first thing you need is a Customer Portal Account. Registration is easy and a How to User Guide (PDF) has been created to support you through the steps. Depending upon how you do business you may wish to create a professional/contractor profile.

Navigating the Customer Portal Dashboard - The customer portal dashboard is the landing page and home page of the portal. Here you will find a wealth of information. It will be helpful to become familiar with the different sections of the page as these are referenced in many of the How-To guides. View the How to Navigate the Customer Portal/Dashboard (PDF). 

Things to Know

Zoning confirmation to support a liquor license application with Nova Scotia Alcohol and Gaming is provided as part of the Provincial application process. You do NOT apply through the Halifax Regional Municipality. 

Zoning confirmation letters are unique to each parcel. If you require confirmation for multiple parcels, please submit additional zoning confirmation requests.

Applicants can expect to wait at least 7 business days for a Zoning Confirmation Letter.

Common Questions

There are no common questions at this time.

Documents Required

There are no documents required for a zoning confirmation letter. 

Fees

For full details of planning application fee calculation and a complete list of fee rates, please see the planning and subdivision application fees page.

Payment Options
Full payment for the permit must be made at the time of application submission.

Online
Payment can be made online during the application process online using a credit card.

In Person
If you prefer to pay in person you can visit our Planning & Development Counter at:
5251 Duke St, 3rd Floor, Suite 300, Duke Tower, Halifax
8:30 a.m. – 4:30 p.m.
Monday to Friday, excluding Holidays

Apply Online

 

Apply Online