What Bill 17 Means for Planning in Ontario
A Plain Language Overview
Ontario’s planning system is once again facing major proposed changes.
Bill 17 – the Protect Ontario by Building Faster and Smarter Act, 2025 was introduced in April and is currently out for public consultation until June 10, 2025. The goal? Accelerate housing delivery. But the details signal a significant shift in how municipalities review development applications, apply zoning rules, and manage public input.
Here’s what’s on the table — and why it matters.
What is Bill 17?
Bill 17 is a set of proposed amendments to the Planning Act and related legislation, introduced by the Province of Ontario. It builds on recent housing-focused reforms and is positioned as part of the government’s broader housing supply strategy.
What Are the Key Proposed Changes?
1. Certified Professionals Can Declare Applications Complete
Right now, municipalities decide whether a development application includes all the required information. Bill 17 proposes letting “certified professionals” — hired by developers — make that call. If they say it's complete, municipalities would have to accept it and start the approval clock.
🧭 Why it matters: Municipalities could be forced to process incomplete or low-quality applications, without the ability to require missing materials up front.
2. Limits on What Studies Municipalities Can Request
The Bill would give the Province power to ban certain types of studies from being required at the local level — including sun/shadow studies, wind analysis, and urban design briefs.
🧭 Why it matters: These studies are often crucial for assessing compatibility, environmental impacts, and good design — especially in dense or sensitive areas.
3. Automatic 10% Reduction in Setbacks
In urban residential areas, developers could build up to 10% closer to property lines without a minor variance or public notice.
🧭 Why it matters: Reduces transparency and limits the ability of municipalities and neighbours to weigh in — potentially affecting privacy, drainage, and neighbourhood character.
4. Caps on Inclusionary Zoning
Bill 17 proposes capping inclusionary zoning (IZ) to 5% of units or floor area, and requiring affordability to be maintained for no more than 25 years.
🧭 Why it matters: Limits a municipality’s ability to secure long-term affordable housing through new developments.
5. Expanded Minister’s Zoning Order (MZO) Powers
The Province would gain power to issue MZOs with binding conditions and legal agreements — even without municipal consent — and have those agreements registered on title.
🧭 Why it matters: Could bypass local Official Plans and zoning frameworks, while still leaving municipalities responsible for servicing and implementation.
What Does This Mean for Municipalities?
If passed, Bill 17 would shift key decision-making authority away from municipalities and toward the Province and private-sector professionals. While the intention is to speed up approvals, it could result in:
Less control over the quality and completeness of applications;
Fewer tools to protect neighbourhood character and ensure compatibility;
Greater risk of public disengagement;
Reduced ability to support long-term affordable housing.
What's Next?
The Province is accepting feedback until June 10, 2025. Municipalities, planners, housing providers, and the public are all encouraged to weigh in.
Final Thoughts
Housing delivery needs to be faster — but it also needs to be smart, inclusive, and sustainable. Planning is not just a technical process — it’s how communities shape their future. Bill 17 offers opportunities, but also raises red flags that should not be ignored.
If you'd like to understand how these changes could affect your municipality, development project, or planning practice, feel free to reach out.
