Section 28 Regulations
Regulations and Permit Applications – firstname.lastname@example.org
In order to maintain the vitality of our watersheds and protect peoples’ lives and property from natural hazards such as flooding and erosion, the LTVCA administers the Conservation Authorities Act and O.Reg. 152/06: Lower Thames Valley Conservation Authority: Regulation of Development, Interference with Wetlands and Alterations to Shorelines and Watercourses.
On 17 October 2019, the LTVCA Board of Directors approved new development policies for LTVCA regulated lands along the Lake Erie shoreline in the Municipality of Chatham-Kent (BD-2019-58). Those policies came into effect on 18 October 2019 and will be what staff use in evaluating permit applications. The policies can be viewed using the link on the sidebar.
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The Conservation Authorities Act was created in 1946 in response to erosion and drought concerns, recognizing that these and other resource initiatives are best managed on a watershed basis.
In 1956, in response to the severe economic and human losses associated with Hurricane Hazel, amendments to the Conservation Authorities Act empowered Conservation Authorities to create regulations to prohibit filling in floodplains. These regulations were broadened in 1960 to prohibit or regulate the placing or dumping of fill in defined areas where the control of flooding, pollution or the conservation of land may be affected.
In 1968, amendments to the Conservation Authorities Act further extended the regulations to prohibit or control construction and alteration to waterways, in addition to filling.
In 1998, the Conservation Authorities Act was amended to ensure that regulations under the Act were consistent across the province and complementary to provincial policies. Revisions were made to Section 28, which led to the replacement of the “Fill, Construction and Alteration to Waterways” Regulation with the current “Development, Interference with Wetlands and Alterations to Shorelines and Watercourses” Regulation.
Ontario Regulation 97/04 outlines the content that each Conservation Authority’s “Development, Interference with Wetlands and Alterations to Shorelines and Watercourses” Regulation would contain. While some Conservation Authorities had been regulating wetlands, shorelines and inter-connecting channels for years, the amendments required all Conservation Authorities (including the LTVCA) to regulate Great Lakes shorelines, interconnecting channels, inland lakes and wetlands in addition to the areas and features each Conservation Authority historically regulated.
On March 4, 2011, Ontario Regulation 97/04 was amended to streamline the permitting process and to support Conservation Authority compliance with the timelines for decisions on permit applications.
Recently, Bill 139 – Building Better Communities and Conserving Watersheds Act, 2017 – received royal assent which will affect the Conservation Authorities Act and its regulations (including O.Reg. 97/04 and O.Reg. 152/06). The bill is meant to modernize the Conservation Authorities Act including protecting public safety from natural hazards and enhancing Conservation Authorities’ compliance and enforcement capabilities.
Conservation Authorities are empowered to regulate development and activities in or adjacent to river or stream valleys, Great Lakes and inland lakes shorelines, watercourses, hazardous lands, and wetlands. Development taking place on these lands may require permission from the LTVCA to confirm that the control of flooding, erosion, dynamic beaches, pollution or the conservation of land are not affected.
Development is defined in the Conservation Authorities Act as:
- The construction, reconstruction, erection, or placing of a building or structure of any kind;
- Any change to a building or structure that would have the effect of altering the use or potential use of the building or structure, increasing the size of the building or structure, or increasing the number of dwelling units in the building or structure;
- Site grading; or,
- The temporary or permanent placing, dumping, or removal of any material, originating on the site or elsewhere.
The LTVCA also regulates the straightening, changing, diverting or interfering in any way with the existing channel of a river, creek, stream, watercourse or for changing or interfering in any way with a wetland.
To find out if your property is located within a regulated area (river or stream valley, Great Lakes and inland lake shorelines, hazardous lands, watercourses, and wetlands) or for legal inquiries or property specific information, please contact the LTVCA at email@example.com or at 519-354-7310 x226.
To find out if a development activity you wish to undertake is regulated, please contact the LTVCA at firstname.lastname@example.org. LTVCA staff can also provide advice about the permit and approval process and are available for pre-consultation purposes. This consultation will help to determine if you need a permit and the information required (such as plans and studies) which may be needed in order for us to assess your permit application.
A permit application will be considered as being “complete” if it includes the following information:
1. A detailed site plan providing information on the following:
- General location of the property in relation to roads and other landmarks.
- Exact location and dimensions of all existing structures on the property in relation to landmarks.
- Exact location of any watercourse, shoreline, wetland, or steep slope on or near the subject property in relation to landmarks.
- Exact location of all proposed work including construction, filling / grading / excavation, wetland interference, or watercourse alteration in relation to landmarks.
- Exact location of the septic system (if applicable) and any other property utilities, wells, etc. in relation to landmarks.
2. Cross-section of the proposed work showing the existing and final grades and structure openings.
3. All technical studies or other documentation (such as geotechnical reports, environmental impact studies, construction drawings, etc.) that have been identified by the LTVCA as being required during the applicant’s pre-consultation.
4. The applicable permit application fee (see the Permit Application Fee Schedule).
- Guide for Shoreline Landowners
- Brochure – CO Section 28 Brochure 2008
- Elgin County Shoreline Management Plan 2015-10-13 (8.6 mb) (pdf)
- Chatham-Kent Lake Erie Shoreline Study 2020-05-25 (13 mbs)
- Plan Review and the Regulations Presentation (6.14 mb) (pdf)
- Flooding Presentation (4.19 mb) (pdf)
- Historic Flood Photos – Chatham-Kent and Area