London, Ontario Environmental Impact Assessment Bylaws

Land Use and Zoning Ontario 4 Minutes Read · published February 12, 2026 Flag of Ontario

In London, Ontario, proposed development that affects natural heritage, wetlands, woodlands, slopes or watercourses often triggers an environmental impact assessment or related studies as part of planning approvals. This guide explains when studies are required, which City and conservation authorities enforce requirements, application steps, common violations, and how to appeal or comply. Use this as a practical checklist if you are preparing planning applications, site plans, rezonings, or permits in London.

When an environmental impact assessment (EIA) is required

The City of London’s Official Plan and development application checklists identify natural heritage and watercourse protection policies that commonly require an environmental impact study or similar technical report before planning approvals will be granted[1]. Conservation authorities may require their own assessments for regulated floodplain or valley lands.

  • Site plan, zoning amendment or subdivision applications may require an EIA.
  • Reports typically must be prepared by a qualified ecologist, hydrogeologist or other professional.
  • Scope and timing are set during preconsultation with Planning Services and, where applicable, the conservation authority.
Start preconsultation early to confirm scope and avoid delays.

Scope and typical content of an environmental impact study

An EIS usually documents existing natural features, evaluates potential impacts from the proposed development, recommends mitigation and monitoring, and defines limits of disturbance. Required elements commonly include species inventories, vegetation mapping, hydrology assessment, and proposed restoration or offset measures.

  • Baseline field surveys and seasonal timing for species at risk.
  • Construction mitigation and erosion control plans.
  • Long-term monitoring and adaptive management recommendations.

Penalties & Enforcement

Enforcement is shared between City of London Planning and By-law Enforcement, and conservation authorities for regulated areas. Specific monetary fines, escalation for repeat or continuing offences, and some non-monetary orders are set out in applicable bylaws, provincial regulations, and conservation authority rules; when exact fine amounts or schedules are not listed on the cited City planning pages they are noted below as "not specified on the cited page" and referenced accordingly.[1]

  • Monetary fines: not specified on the cited City planning pages; specific fines may appear in the City bylaws or provincial offences schedules and in conservation authority orders.
  • Escalation: first, repeat, and continuing offences may trigger increased fees or daily continuing offence fines where provided in the governing instrument; details are not specified on the cited City planning pages.
  • Non-monetary sanctions: compliance orders, stop-work orders, restoration orders, permit revocation, and court prosecution under the Provincial Offences Act or conservation authority regulations.
  • Enforcers and inspections: City of London Planning Services and Municipal Law Enforcement for planning or bylaw matters; the applicable conservation authority enforces regulation limits on valleylands, wetlands and floodplains. See contact links in Resources below for reporting and inspections.[2]
  • Appeals and review: appeals of planning decisions follow the Planning Act process (appeal to the Local Planning Appeals Tribunal or successor tribunal) and some conservation authority orders have internal review or appeal processes; statutory time limits apply and are set in the controlling instrument or the Planning Act—specific time limits are not specified on the cited City planning pages.
If enforcement action is served, contact Planning Services or legal counsel promptly to review appeal rights and timelines.

Applications & Forms

Requirements vary by application type.

  • Environmental Impact Study or technical report: scope confirmed during preconsultation; submission with development application is required where identified in application checklists.[1]
  • Fees: application and peer-review fees may apply; specific fee amounts are published in the City fee schedules or the application forms and are not specified on the cited planning pages.
  • How to submit: follow Planning Services application instructions and conservation authority permit application processes as applicable; see Resources for links.
Peer review fees are commonly charged when technical studies require third-party review.

How to

  1. Begin preconsultation with City Planning Services and the applicable conservation authority to confirm whether an EIS is required and to agree study scope.
  2. Retain qualified professionals to prepare the EIS and related technical reports.
  3. Include mitigation, restoration and monitoring plans in the submission and budget for potential peer review fees.
  4. Respond to agency and City comments quickly and keep records of surveys, reports and correspondence.
  5. If enforcement action occurs, follow appeal steps in the decision notice and consult the listed contacts to confirm deadlines.

FAQ

Do all developments need an EIS?
Not all developments require an EIS; need is determined by Official Plan policies, site conditions and preconsultation with Planning Services and conservation authorities.
Who reviews and approves the EIS?
City of London Planning Services and, where applicable, the conservation authority review reports; the City may require peer review by independent experts.
What if an EIS shows species at risk?
Mitigation, avoidance, or compensation measures must be proposed and may trigger additional provincial or federal approvals; consult Planning Services and relevant authorities early.

How-To

  1. Contact City Planning Services for preconsultation and determine the need for an EIS.
  2. Hire qualified consultants and draft the scope of study agreed at preconsultation.
  3. Submit the EIS with the planning application and pay any required fees.
  4. Address City and agency review comments and update reports as required.
  5. Obtain any conservation authority permits, and comply with monitoring or restoration conditions.

Key Takeaways

  • Preconsultation with City and conservation authorities reduces delays.
  • Qualified technical reports are required where natural heritage or regulated areas are affected.
  • Enforcement can include orders, fines, and restoration requirements—respond quickly.

Help and Support / Resources

  1. [1] City of London - Official Plan natural heritage policies and application checklists
  2. [2] City of London - Planning Services and application submission information

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