Matt Armstrong, Manager of Environmental Planning and Regulations with Saugeen Valley Conservation Authority (SVCA) presented to Council the proposed refinements to the Regulated Mapping Areas for the Township of Huron-Kinloss. These updates are part of a province-wide initiative to improve flood hazard identification and mapping accuracy.
Armstrong provided information to Council on the role of conservation authorities, regulated areas, and examples of regulated activities. The Regulated area maps presented show where SVCA has oversight because of natural hazards such as flooding, erosion, wetlands, and unstable soils. If property owners plan to build, renovate, or change the grade of property in these areas, they may need a permit from SVCA. If a property falls within a regulated area, SVCA approval is required for most construction or site changes. Development in high-risk hazard zones (such as floodplains) is generally not allowed, except in limited cases with strict conditions..
The updates are based on new floodplain studies completed through the Flood Hazard Identification and Mapping Program (FHIMP), which used modern engineering and federal funding to improve accuracy. The changes replace older “screening areas” (broad zones flagged for possible review) with more precise “regulated areas.” This means property owners will have clearer information about whether SVCA rules apply.
Armstrong discussed the requirements for the FHIMP project, which included floodplain modelling and mapping to be completed in accordance with technical specifications set by the Federal and Provincial governments and were required to be peer reviewed by water resources engineers that specialize in floodplain modelling and mapping.
Armstrong presented the proposed changes to the hazard mapping. Armstrong encouraged residents to contact the SVCA directly with any specific concerns that they may have regarding updated regulation mapping, and what impacts it may have on their development plans.
Overall, the adjustments are as follows: about 13 hectares of land were added to the regulated area, and about 13 hectares were removed. In addition, 71 hectares of screening areas were converted to regulated areas, and 27 hectares were removed entirely. These refinements help streamline permit reviews and reduce delays while continuing to protect people and property from flood and erosion risks.
Council inquired about the process for completing the work, and how much on-the-ground work was required to complete the mapping. Armstrong noted that the province provided requirements for how much of the work would be required to be qualified with groundwork. This is a standard practice, Armstrong reported, noting that the technology used is considered state of the art for locally scaled projects. Armstrong noted that the process included three levels of review; qualified persons to create the mapping, followed by peer-review and SVCA staff review.
Council inquired about how these changes to regulation mapping would provide efficiencies to residents in obtaining permitting for a development on a property. Armstrong noted that this refinement to the mapping allows staff a higher degree of confidence in the areas which were hazardous, permitting quicker responses for those in areas without hazards. Armstrong noted that the SVCA would be working to find solutions to allow people to develop property if they so desired.
With respect to the status of existing permits, Armstrong noted that permits already issued would be unaffected, but once the new regulation maps were adopted, all other applications would be subject to the new regulations.
In response to comments from the previous delegation, Armstrong clarified that the SVCA does not require pre-qualified contractors, but may provide a contact list of contractors know to work in the area for such activities as coastal engineers, geo-technical engineers, etc. In response to Council's inquiry, Armstrong confirmed that the SVCA may ask for peer review if the Professional Engineer submitting a study or report is not practicing in the field that they have reported on. Armstrong confirmed that investigations during site visits could contribute to allowing a permit if mitigation measures are already in place, which did not appear on the LIDAR survey.
Armstrong discussed spill areas which appear as "squared off areas" on the regulation mapping, noting that flooding is typically shallow and less predictable in these areas. Policies in these spill areas are less restrictive than other areas of the flood plain area.
Council inquired about reconstruction of homes, and what was considered a "footprint". Armstrong noted that each application is considered individually, but that generally a resident could not reconstruct in a way that would negatively impact an adjacent property. Examples of mitigation measures which may be requested by the SVCA could include flood proofing the foundation instead of bringing in additional fill.
Armstrong explained the appeal process association with being denied a permit, and stressed that the SVCA regularly issue permits within 4 days of receiving a completed application. Armstrong spoke to the value of pre-consultation with the SVCA in the development process.
Updated maps are available online at https://www.saugeenconservation.ca/hkmap.
While Council received this update for information, SVCA is the authority responsible for hazard mapping and permitting. The Township’s role is to share information, not to approve or enforce these regulations.
For questions about a specific property or permit requirements, please contact:
Matt Armstrong
Manager of Environmental Planning and Regulations
Email: [email protected]
Website: https://www.saugeenconservation.ca