Build Thunder Bay - Your One Stop Development Shop

Before you start planning your project, you should see if what you want to do is allowed on your property.

Land use planning enables us manage land and resources over the long term to address important social, economic, and environmental concerns. It balances the interests of individual property owners with the wider needs and objectives of our community.

Find out how to use our services If you’re looking to develop, relocate, or construct in Thunder Bay, find out how to use our services:

1. Find out if you need planning and building services
2. Check zoning rules and property info
3. Check if you qualify for improvement grants
4. Start a planning application
5. Find out if you need a building permit
6. Check if you need other approvals
7. Consult the Urban Design Guidelines
8. Download the ‘Before You Build’ guide
9. Watch ‘Before You Build’ videos

Contact us if you need assistance.

Learn more about the development process.

View our Development Process Map

The Housing Design Catalogue, developed by the Canada Mortgage and Housing Corporation (CMHC), provides free, standardized home plans aimed at simplifying homebuilding. These designs have been created by architects and engineers to align with our regional building codes, climate conditions, construction practices, and architectural styles.

Click here to learn more about the Housing Design Catalogue

All active development proposals, including Zoning By-law and Official Plan amendments are listed below. These proposals require approval from City Council before they can proceed. Some proposals remain active because they received conditional approval from Council and are in the process of meeting conditions. Others have been appealed to the Ontario Land Tribunal (OLT) and await a final decision.

The Zoning By-Law and Official Plan are our City's key land use documents.

The Official Plan plays an important role in the development of our City. It describes what kind of community we want to become in the future by setting goals, objectives, and policies which guide our land use planning decisions.

The Zoning By-law implements the policies of the City's Official Plan and is used to regulate the use of land throughout the City.

Learn more about Zoning and Property Information and use the Zoning By-law to determine what development is allowed on your property.

Find your property on the zoning map

In 2005, the Province amended the Ontario Heritage Act to improve protection offered to designated heritage properties.

Learn more about Heritage Properties in Thunder Bay

When you build a new home or commercial building, it’s important to plan how storm and melt water will be managed. Lot grading and drainage requirements help protect buildings, streets, and the environment by making sure that rain and melting snow drain safely away.

Without proper drainage, water can seep into basements, pool on properties, or overwhelm the storm sewer system. Therefore, when planning a new building other than detached garages, a lot grading and drainage plan will be required as part of your application.

For more details, including technical standards and helpful tips, check out the links below:

1. Understanding and Improving your Residential Drainage
2. Lot Grading Samples & Checklists

Contact us to confirm when drainage plans will be required.

Pre-consultation can bring in the expertise needed to help further your project. Your file will be circulated to other City divisions and public agencies that might have an interest in your plans, allowing you to receive their feedback early in the process.

At the end of a circulation period, a planner will meet with you to discuss your project. You will receive feedback on the viability of your plans and any additional information you may have to provide to move forward.

We invite you to check if you need a planning pre-consultation, find requirements, and apply online:

1. Check if you need pre-consultation
2. Start the pre-consultation process
3. Results of pre-consultation

Contact us if you need assistance.

Before you submit your Planning Application, make sure you have completed any necessary pre-consultation.

Although not required, pre-consultation is recommended. This application tends to be technical in nature, and it can be helpful to have a planner review your application for accuracy.

We invite you to find requirements and apply for a zone change, site plan, minor variance, consent to sever and more:

Urban design is both visual and practical. People are more likely to visit a site, a neighbourhood, or a city if it looks good and functions well. Using best urban design practices ensures this. Good design can help make people happier and calmer. Well-designed sites maintain their appeal and increase values in their area.

Find more information on our urban design guidelines, sample landscape strips and image routes:

1. Urban Design Guidelines
2. Sample Landscape Strips
3. Image Route Guidelines

Contact us if you need assistance.

Whether you're constructing a new home, an addition, finishing a basement, or building a garage, you may need to apply for a building permit before starting any work.

A building permit is an approval issued by the City to ensure that your project complies with building codes, zoning bylaws and other regulations. A permit protects you, your neighbours, and future property owners by ensuring that all construction meets the standards.

Not sure if your project needs a permit? We can help with that!

The links below explain what types of work require a permit, what documents you’ll need, and how to apply. You can also contact us for guidance at any step along the way.

1. Find fees and timelines
2. Get a residential building permit
3. Get a commercial building permit
4. Other permits, approvals and forms
5. Check application status
6. Request an inspection

Contact us if you need assistance.

If you have your application package ready, you can proceed to apply and pay online:

Apply and pay online

• Number of permits issued
• Type of permit (new, addition, demolition etc.)
• Number of new dwelling units created
• Construction Value

View the Building Permit Dashboard

When constructing a new driveway, modifying or resurfacing an existing driveway, a permit may be required.

Before applying for a Driveway Permit, be sure to ensure you have all the documentation required to submit.

Learn more about driveway permits

The City has identified properties with lead water service pipes.

Customers with lead service pipes should have received a notice from the City identifying that their property has a lead service connection. If you did not receive a letter and are still concerned that you may have a lead service pipe, contact the City of Thunder Bay's Infrastructure, Development & Operations Dispatch at 807-625-2195 to arrange a free test.

City Council has approved an interest-free loan program that will allow property owners to borrow funds from the City to assist in the replacement of privately owned lead water service pipes.

Learn more about the Lead Water Service Replacement Loan Program

Contractors working at businesses in metered areas may rent meter hoods to cover and reserve parking spaces for work vehicles in order to have equipment, tools, and materials near the work location.

Learn more about Municipal Parking Services

Inspections are required throughout the construction process. The type of inspection varies depending on the stage of construction and scope of the project.

1. Find out when inspections are required
2. Check inspection fees
3. Contact an inspector

Do you require temporary closure of a street or sidewalk to facilitate construction?

To apply online:

Email buildtbay@thunderbay.ca to receive an application

To apply in person:

Application forms can be picked up at the Build Thunder Bay: Your One Stop Development Shop located in Victoriaville Civic Centre, 111 Syndicate Avenue S, 2nd Floor

To reach use by phone:

Please call 807-62-BUILD (807-622--8453).

Office hours are Monday to Friday, 8:30 am - 4:30 pm

View our Solid Waste & Recycling Quick Guide

Unless collection is to be provided by a private contractor, ANY building with six or more residential units will be required to have an approved waste storage enclosure(s) to receive waste collection services.

Check out the Solid Waste & Recycling - Waste Management Requirements

In addition, as outlined in provincial regulations, implementation of a recycling program is a requirement for the owner of any building containing six or more dwelling units.

Looking to connect or disconnect water and/or sewer services?

Learn more about Sewer & Water (Dis)Connections

Objectives of the Housing CIP:

1. Increase the variety and inventory of housing options within the City.
2. Support multi-unit housing development in areas well-served by transit and close to amenities.
3. Increase the population density of the City and maximize the utilization of existing infrastructure.

Housing CIP Grants and Incentives

Objectives of the Strategic Core Area CIP:

• Focus redevelopment, infill and mixed-use opportunities in the core area
• Establish a vibrant and safe atmosphere by encouraging new investment in residential development, business retention and business start-ups
• Maintain and improve public space, streetscapes and pedestrian linkages
• Increase affordable housing opportunities
• Support the maintenance and protection of historic buildings
• Encourage the redevelopment of land and buildings to achieve densities that support, safety, transit use and active transportation
• Encourage investment in the core areas by providing financial support to those developing, upgrading, redeveloping and rehabilitating buildings.

Strategic Core Area Grants and Incentives

Objectives of the Growth CIP:

1. Improve the supply of development-ready employment lands
2. Reduce redevelopment risk (e.g. Financial, time, regulatory, liability) associated with former industrial sites
3. Be competitive with other jurisdictions within and outside of Ontario, including the USA
4. Meet assessment, population, and strategic growth targets
5. Maintain legislative compliance

Read the Growth Community Improvement Plan

Apply to a Grant Program

The Canada Mortgage and Housing Corporation administers the Housing Accelerator Fund (HAF). It provides incentives for local governments aimed at increasing the supply of housing. It supports the development of complete, low-carbon and climate-resilient communities that are affordable, inclusive, equitable and diverse.

Learn more about HAF

The Housing Accelerator Fund Application Intake Window is CLOSED and we are no longer accepting applications. Sign up for the newsletter to be updated if applications reopen

Learn more about grants available

We recommend booking an appointment with your building or planning professional to avoid long lines and wait times.

Appointments are scheduled for 30 minutes and available at the Build Thunder Bay - One Stop Development Shop at 111 Syndicate Ave S., 2nd Floor Victoriaville Civic Centre, Monday to Friday from 9 a.m. to 12:30 p.m. and from 1:30 p.m. to 4 p.m., excluding holidays.

Appointments about the Housing Accelerator Fund are also available virtually or over the phone.

Please provide as much relevant information in your appointment booking as possible, including permit or application numbers for open files.

Book an appointment

An ADU is an Additional Dwelling Unit - this generally describes a separate living space on your property in addition to the home you already have. They can be built inside the house, onto the house, or off in the yard.

Depending on the size of your lot, an ADU is allowed in most urban residential neighbourhoods. Use the ADUSearch tool to see if your property can fit another unit.

Learn more about Building an ADU

The City of Thunder Bay was awarded $20.7 million to fund the eight transformational initiatives outlined in the Housing Accelerator Fund Action Plan designed to increase the supply of housing:

1. Multi-Unit & Affordable Housing Incentive
2. Encouraging Additional Dwelling Units
3. Affordable Housing Navigator
4. Vacant Commercial Development
5. Core Areas Community Improvement Plan (CIP)
6. Secondary Planning & Infrastructure Planning in Support of Housing Strategy
7. Vacant Industrial Land Assessment & Conversion Program
8. Archaeological Management Plan

Learn more about current HAF initiatives

To better understand current and future housing needs in Thunder Bay, two key studies have been completed and are available to review.

The Housing Needs Assessment explores where the greatest needs exist, what types of housing are most needed, and how we can track progress toward housing for all.

Read the Housing Needs Assessment Report

The Housing Land Needs Study and Strategy looks ahead 20 years, identifying whether the City has enough land and the right conditions to meet projected demand, and offers a strategy to support future growth.

Read the Housing Land Needs Study and Strategy

The City of Thunder Bay is inviting developers, investors, non-profits, and visionaries to be part of our city's next phase of growth.

Through our Call for Proposals, we are offering strategically located Opportunity Sites for acquisition and development. These properties are prime for high-quality, multi-residential and mixed-use projects that support Thunder Bay’s bold development vision.

Learn more about our Opportunity Sites and Call for Proposals

Looking for land for your next development?

View City lands for sale

Innova Business Park is Northwestern Ontario's premier business development opportunity located on 71 prime acres within the City. It is zoned for light industrial development allowing for a range of uses ideal for service-based and manufacturing business opportunities. It has convenient access to the Trans-Canada Highway and Highway 61 to the United States as well as direct highway access to international transportation arteries, including the port, rail and airport.

Learn more about opportunities in Innova Business Park

The Revenue Division advertises the tax sale properties in newspaper ads in the Chronicle Journal, at the bottom of our Property Taxes webpage, and Ontario Gazette in May of each year. The ad provides the date that bids can be made on the properties. It will also show the minimum bid required for each property.

Learn more about Tax Sales

The City of Thunder Bay is renewing its city patio program for 2025, allowing businesses to expand their dining areas outdoors on city sidewalks, parking lanes, and privately owned parking lots.

If you're a business owner interested in setting up a temporary patio or extending your “by-the-glass” liquor license outdoors (for either an event or seasonal patio),we can help guide you through the process.

Learn more about Temporary & Pop-Up Patios

The Whalen Building maintains a Class "A" reputation, and is currently tenanted with law offices, financial investment companies, a multi-national conglomerate, the administrative headquarters of a public utility, a clinical research company and others. It offers amazing views of the Sleeping Giant and Lake Superior and was the first "Skyscraper" built in the former City of Port Arthur.

Learn more about opportunities in the Whalen Building

Contact us today!

807-62-BUILD (807-622-8453)

buildtbay@thunderbay.ca

or visit us in-person at the One Stop Development Shop:

Victoriaville Civic Centre, 2nd floor

111 Syndicate Ave S.

Thunder Bay, ON