Building a home on a lakeside lot is an exciting prospect, but it comes with its own set of challenges. Compared to an inland estate lot, the process can be more complex, requiring additional studies, permits, and setback considerations. Whether you’re planning a new build or even just adding a dock or boathouse, understanding the rules and potential obstacles upfront is key.
The permit application process
One of the biggest differences between building on a waterfront lot versus an inland lot is the permit application process. Depending on the extent of your build, you may need to provide one or more reports or studies that assess the environmental impact of your project.
The number and type of required reports depend on the location, but some common ones include:
- Shoreline erosion studies – Evaluates how the natural shoreline is affected by water movement and what measures are needed to prevent erosion
- Tree preservation reports – Identifies which trees can be removed and which must be preserved to maintain ecological balance
- Environmental impact studies (EIS) – Determines how the project will affect local wildlife, plant life, and overall ecosystem
- Dynamic shoreline assessments – Required in areas where water levels fluctuate, such as Georgian Bay
Such requirements can make the process more involved compared to an inland lot, but working with professionals who understand waterfront development can help streamline the process.
Setback restrictions: how close can you build?
Setbacks are the required distance between your structure and the high-water mark. The exact requirements depend on several factors:
- The body of water (e.g., a controlled waterway like Six Mile Lake versus a dynamic body of water like Georgian Bay with fluctuating water levels)
- Local municipal bylaws and zoning regulations
- Whether the property is designated as environmentally sensitive
In many cases, setbacks push development further back than homeowners might expect. For example, in some areas like Tiny Township, setbacks can be as much as 45 metres from the 178-metre contour elevation of the Georgian Bay shoreline (the high-water mark), which can place your build site uncomfortably close to the road—or even beyond your lot’s usable area.
Environmental impact studies: when are they required?
If your property is in or near an ecologically sensitive area, you may be required to complete an environmental impact study (EIS). This assessment considers:
- The presence of protected species (birds, amphibians, trees, etc.)
- The impact of construction on water quality and vegetation
- Whether development will alter the natural flow of water or lead to erosion
Not every waterfront lot requires an EIS, but if your property has marshland, wetlands, or is classified as EP land, it’s likely you’ll need one. An EIS can add time and cost to your project, so it’s best to determine early whether this will be necessary.
Practical considerations: wells, septic systems, and neighbour proximity
Unlike urban areas where municipal services are available, most lakeside properties rely on private wells and septic systems. This creates additional constraints, particularly in dense waterfront communities where lot sizes are small.
Some challenges include:
- Septic vs. well placement – A drilled well must be a minimum of 50 feet from a neighbouring septic system, while a septic system must be at least 50 feet from a neighbouring drilled well. The regulations around dug wells can be even more restrictive.
- Limited space on smaller lots – On a 75-foot-wide lot, placement of the building, well and septic system can become a puzzle, especially when factoring in setbacks from the lake and neighbouring properties.
This is why planning the entire site layout—including the home, septic, and well—needs to be done as a cohesive strategy, rather than piecing things together as you go.
Working within setbacks: minor variances and extra approvals
If your build plan doesn’t fit within the required setbacks, you may need to apply for a minor variance. This is a formal application which, in this instance, requests permission to build closer to the high-water mark than typically allowed. However, obtaining a minor variance often comes with conditions, such as:
- Conducting additional shoreline assessments
- Completing studies on fluctuating water levels
- Implementing erosion control measures
- Completing an environmental impact study
Receiving approval on a minor variance from zoning bylaw is, however, not a foregone conclusion. There is always a chance that the town or township may reject the variance proposal. One completed by a professional who is well organized and seeks to satisfy concerns has a better chance of being approved.
Even if it is successful, a minor variance application constitutes an extra step that can add time and cost to your project. Having a full-service builder who handles applications—minor variances, septic permits, planning certificates—can make this process much more manageable.
Choosing the right professionals for the job
Not all builders have experience navigating the complexities of waterfront construction. A knowledgeable builder can guide you through the process, but there are cases where hiring a professional planning consultant is necessary. DeCarli Contractors regularly works with several and can steer you in the right direction, if required.
Building on a lakeside lot comes with unique challenges, from stricter setbacks to environmental assessments. The key is to understand the regulations early, work with professionals familiar with waterfront development, and take a holistic approach to site planning.
DeCarli Contractors has significant experience in building on waterfront lots. We would be happy to consult with you on your building plans.
