FAQs

The Municipal Planning Strategy (MPS) is the Municipality’s’ long-term, high-level policy document. The MPS describes all aspects of development and land use within the Municipality’s planned area. It sets policy for where growth and different land uses can happen. 

The MPS also contains policy on the environment, on infrastructure, on the economy, on public consultation and on transportation. All other planning documents must be consistent with the MPS. The Province of Nova Scotia requires Municipal Planning Strategies to be reasonably consistent with five statements of provincial interest relating to drinking water, flood risk areas, agricultural land, infrastructure and housing.

The Land Use By-law (LUB) shapes development and land use through a set of regulations to implement the Municipal Planning Strategy. The LUB divides the Municipality into zones. Each zone has standards that include building sizes, lot sizes, setbacks, landscaping and parking. Zoning also permits and prohibits different land uses to minimize land use conflicts. Clear and concise regulations provide the necessary assurance to land developers that they will be permitted to carry out their development vision.

Between April 3 and June 30 we are holding dozens of Open Houses and engagement events. See the Open Houses and Events tab to find a time and place that works for you.

Previously, MODL conducted two online surveys. Both the MODL2040 Vision Survey and the MODL2040 Community Goals Survey collected public input to help shape the draft vision and goals for the MODL2040 Municipal Planning Strategy and Land Use By-law.

Contact information for staff is provided on the front page and you can always speak with your Councillor for more information or to share your comments. Councillor contact information can be found at: https://www.modl.ca/council-contact-information/ 

Nova Scotia’s five Statements of Provincial Interest (SPI) guide municipal land use planning and development to ensure sustainable growth and responsible land management. 

They are:

1. Drinking Water Supply – To protect municipal drinking water sources from potential contamination and ensure long-term water quality and availability.

2. Flood Risk Areas – To reduce risks to people, property, and infrastructure by discouraging development in flood-prone areas.

3. Agricultural Land – To protect valuable farmland and support the long-term viability of the agriculture industry.

4. Infrastructure – To promote the efficient use of infrastructure, ensuring development occurs in areas that can be properly serviced.

5. Housing – To encourage a range of housing options, including affordable and accessible housing, to meet community needs.

These SPIs guide municipal planning strategies to ensure future development aligns with provincial priorities while supporting sustainable, well-planned communities.

Zoning regulates land use by dividing areas into zones focused on uses such as residential, commercial, industrial, and agricultural, each with its own rules. Zoning helps communities grow in a safe and planned way. It protects property values, keeps people safe, helps the environment, supports jobs and businesses, and keeps rural areas peaceful and natural. 

The MPS is a plan that shows how the municipality wants to grow in the future. The LUB is a set of rules that helps make that plan happen by controlling how land is used and what can be built. Together, they are intended to promote sustainable, organized growth by addressing issues such as population changes, economic development, environmental sustainability, and community needs. These documents ensure land use regulations remain current, aligning with the municipality’s future goals and provincial standards.

The MPS and LUB are rules that explain what you can and can’t do with your property. Every property will be put into a zone, like for homes, businesses, or farms. If you want to build something or make changes to your property, these documents will tell you what is allowed and what steps you need to take. 

In 2018, the Province of Nova Scotia made it mandatory for all municipalities to have land use plans and zoning for every property. 

The MPS and LUB must also follow provincial rules called “Statements of Provincial Interest.” These rules help protect things that are important to the province, like housing, roads, clean water, farmland, and areas at risk of flooding.  

The MPS and LUB are written by professional planners, with extensive input from community members, stakeholders, and elected officials. The final documents are approved by municipal Council. 

You can check your property's zoning through engage.modl.ca/MODL2040 or at the municipal office, where you'll find maps and detailed information on current zoning regulations and any proposed changes

Public consultations are held during all stages of the development of the MPS and LUB. You can participate by attending public meetings, submitting comments, or contacting municipal planning staff directly. Comments and input are welcome at any time at planning@modl.ca.  

Property taxes are based on assessments by the Property Valuation Services Corporation (PVSC), which updates values annually using "Market Value Assessment." The municipal government sets tax rates, applied to the capped assessment value. Zoning changes do not automatically increase taxes. Property values are also assessed by PVSC under the Nova Scotia Assessment Act.

Zoning is already in place in several communities within MODL, including Blockhouse, Hebbville, Hemford Forest, Oakland, Osprey Village, Princes Inlet & Area, and Riverport & District. The secondary planning strategies are proposed to remain unchanged for now and will be incorporated into the new document as appendices. Draft #1 includes specific policies/regulations that would override the secondary planning areas, where the new document may be more stringent (wetlands, watercourse setbacks, cluster developments and coastal protection). The secondary plans will be revisited and updated/incorporated with the new document one-by-one once this project is completed. 

You can ask to change the zoning by applying to the municipality. The process normally includes a public meeting where people can share their thoughts, and then Council makes the final decision. 

No, you won’t have to change something that was built or used legally before the new rules. A “legal non-conforming” building or use means it followed the old rules (or was there before any rules) but doesn’t meet the new ones. These are often called “grandfathered.” They’re still allowed and can be fixed, expanded, or rebuilt if damaged.

Yes, Council can make changes to planning documents at any time. Different processes are required depending on the level of change being considered, but most involve a public notification and commenting process and approval by Council. These documents must be reviewed frequently to make sure they’re kept up to date.    

Council is committed to taking all the time needed to ensure that the planning documents reflect the needs of residents.