Urban Plan and By-Laws Revision Process

Following the coming into force of its new Urban Plan on January 20, 2026, the Town of Sutton has begun the process of revising its urban by-laws. Here is the timetable for these steps, which will lead to the adoption and coming into force of the new urban by-laws by the end of August.

Stage 1
May 27, 2026 | Special meeting – Tabling of new draft urban by-laws

Firstly, at the special meeting of May 27, 2026, the members of the municipal council will adopt six new draft urban by-laws and two repeal by-laws. These will replace the existing by-laws and will reflect, in standards and criteria, the new orientations and objectives of the Urban Plan in force since January.

 No later than May 29, the eight draft by-laws listed below will be available for consultation on the Dream Sutton website, in the project entitled Urban Plan and By-Laws Revision Process, in the mauve “Documents” section:

• Draft by-law replacing the zoning by-law;
• Draft by-law replacing the subdivision by-law;
• Draft by-law replacing the by-law respecting the issuance of permits and certificates;
• Draft by-law replacing the building by-law;
• Draft by-law replacing the by-law concerning minor exemptions;
• Draft by-law replacing the by-law respecting specific construction, alteration or occupancy proposals for an immovable (PPCMOI);
• Draft by-law repealing the conditional use by-law;
• Draft by-law repealing the by-law on comprehensive development plans.

 Please note that the revision of the Site and architectural integration plan By-Law (PIIA) has been postponed to fall 2026/winter 2027, so that the freeze on permit and certificate applications does not compromise or delay applications for construction projects in preparation, which are more numerous during the summer (see below: “Permit freeze”).

2nd stage
May 29 to June 18, 2026 | Public pre-consultation

From May 29 to June 18, the public will have the opportunity to communicate directly with the Urban and Land-Use Planning Department: after reading the draft by-laws posted online, you can submit your questions and comments by e-mail to [email protected], or request an appointment in person by calling 450 538-2290, option 1.

 More detailed information on the pre-consultation process will be provided at the same time as the documents are put online.

Stage 3
June 25, 2026 | Official public consultation

As stipulated in the Act respecting land use planning and development (LAU), a public consultation meeting is scheduled for Thursday, June 25, 2026, at 7 p.m., at the Town Hall, at which the eight draft urban by-laws will be presented.

Following the presentation, a question period will allow individuals or organizations to express their views publicly.

 The session will be recorded and made available online on our YouTube channel.

Stage 4
June 30, 2026 | Special meeting – Notice of motion for new urban by-laws

Prior to the adoption of the final by-laws, the members of the municipal council will give, at the special meeting of June 30, 2026, a notice of motion for each of the new urban planning by-laws. These notices of motion will automatically freeze the issuance of permits and certificates.

 Under normal circumstances, notices of motion would have been given at the same time as adoption of the draft by-laws, i.e. on May 27. They are given one month later, on June 30, in order to limit the effects of the freeze to just two months (see “Permit freeze” below).

Step 5
July 8, 2026 | Regular meeting – Adoption of urban by-laws

At the end of the official public consultation, and after considering the comments made by citizens, the eight draft by-laws will be adopted at the regular council meeting of July 8, 2026. They will then come into force as soon as they have been approved by the Brome-Missisquoi RCM, towards the end of August.

Permit freeze as of June 30: What you need to know

In accordance with the Act respecting land use planning and development, the revision of the urban by-laws will result in an automatic and mandatory freeze on certain permit and certificate applications as of June 30, 2026, the date on which notices of motion are given, indicating the municipal council’s intention to adopt the by-laws. This freeze will be maintained until the by-laws come into force in the end of August. The Town has no discretionary power in this regard.

Freezing effects apply as follows:

• Zoning:

Everything that will be prohibited in the future zoning by-law will be frozen from June 30 until the by-law comes into force.

However, for the duration of the freeze, regular permit applications that comply with existing bylaws (e.g. construction, renovation, subdivision, etc.) will be analyzed in light of both the current by-law and the draft by-law. If the draft by-law prohibits what is requested, the freeze will automatically apply (article 114, LAU).

• Subdivision:

As with the zoning by-law, any cadastral operation prohibited in the future by-law will be subject to a freeze (article 117, LAU). Applications will be analyzed in parallel according to both the current and draft by-laws.

Submit your permits in advance to avoid the freezing period!
Depending on the nature of the requests, the Town of Sutton recommends that citizens submit their documents as soon as possible, before the above deadlines. Complete and compliant permit applications submitted before June 30 can be processed according to the usual deadlines.

 If you have any further questions, please contact the Urban and Land-Use Planning Department by e-mail at [email protected] or by telephone at 450 538-2290, option 1.

The Town of Sutton submitted the first version of its 2025 Urban Plan at its August 6 meeting: citizens have until September 10 to take advantage of the preconsultation period before the official public consultation on September 11. We welcome your comments!

As explained in the press release of August 8, the Town of Sutton outlined the new Urban Plan, which builds on the 2009 plan, while introducing improvements. All documents for review have been made available online on the website Dream Sutton/Urban Plan and By-Laws Revision Process (in the purple Documents section), namely: the preliminary version of the Plan, its summary, and the summary of the open house on June 26.

You are Invited to Provide your Comments and/or Suggestions in Two Steps!

1) Pre-consultation Period from August 8 to September 10

The pre-consultation process, which is not required by law, was implemented by the Urban and Land-Use Planning Department with the aim of better serving citizens and better preparing for the official consultation on September 11.

Important! This pre-consultation is intended only for individuals who have reviewed the preliminary version of the Urban Plan, from the documents available online. It aims to allow them to obtain clarifications or submit suggestions following their review, in preparation for the official public consultation.

How to participate?

 Submit written comments – By email

You can submit your comments on the Urban Plan until September 10, 2025, by email to [email protected].

Please include in your text:

• Your first and last name;
• Your full mailing address and phone number;
• The page numbers or sections of the Urban Plan relevant to your text;
• Your comments or suggestions, written clearly and precisely.

 Ask specific questions about the Urban Plan – By email or phone

For any questions regarding the Urban Plan, please send them by email to: [email protected] or contact us by phone at 450 538-2290, option 1.

To help us respond properly, please include in your message:

• Your first and last name;
• Your full mailing address and phone number;
• The page numbers or sections of the Urban Plan relevant to your questions;
• The specific questions you wish to discuss.

Following this exchange with the Urban Planning Department, if you wish to submit official comments, you will need to submit them in writing by following the process outlined above in “Submit written comments”.

 Meeting with the Urban Planning Team – By appointment, in person or virtually

The Urban Planning team is ready to meet with you if you wish to ask questions in person or discuss specific elements of the Urban Plan: however, you must have reviewed the documents available online beforehand, as these are not preliminary meetings.

To schedule a meeting (in person or virtual) with a member of the Urban Planning team, please submit your request by email to [email protected] or by phone at 450 538-2290, option 1.

To properly prepare for this meeting, please include in your message:

• Your first and last name;
• Your full mailing address and phone number;
• The page numbers or sections of the Urban Plan relevant to your meeting request;
• The specific items you wish to discuss during this meeting.

Following this meeting, if you wish to submit official comments, you will need to submit them in writing by following the process described above in “Submit written comments”.

2) Official Public Consultation on Thursday, September 11, from 7:00 p.m. to 9:30 p.m.

As provided for by the Act respecting land use planning and urban development (LAU) and announced in the Public Notice of August 8, a public consultation session will be held on September 11 on the first draft of the by-law concerning the Urban Plan, adopted on August 6.

After the presentation of the draft by-law, a question period will allow individuals or organizations to speak publicly.

 The session will be recorded live and accessible online on our YouTube channel.

Please note: a childcare service will be offered free of charge by the Town to allow parents accompanied by children to participate in the public consultation. If you are interested, you must reserve a spot by email at [email protected].

The Town of Sutton submitted, at the municipal council meeting on August 6, the first version of its 2025 Urban Plan, which is a continuation of the 2009 Plan and aims to improve several of its aspects.

The main highlights of this Urban Plan update are as follows:

Retention of PAM Zones and Additional Protection of 2 225 Hectares

The zones and specific constraints for Medium Altitude Protection (PAM) areas located between 350 and 550 meters are maintained. Furthermore, the boundaries of protection zones will be expanded by following property lines and no longer contour lines. This will protect 2,873 hectares, an addition of 360 hectares.

In parallel, the plan will designate 6,645 hectares as ecological and conservation areas, an addition of 1,864 hectares.

Furthermore, the new Urban Plan proposes the implementation of a periodic monitoring mechanism for surface and groundwater quality and quantity indicators.

Creation of an Agroforestry Designation

This designation now covers the entire territory located within the permanent agricultural zone, to recognize agriculture as a territorial strength and for its economic, landscape, and environmental role. Several measures aimed at supporting the development and diversification of local agriculture to ensure dynamic occupation of the agricultural territory are included in the implementation plan.

Particular attention will also be given to the regulation of urban agriculture outside the permanent agricultural zone.

Integration of Environmental Studies

The new version of the Urban Plan integrates for identification and protection purposes the results of numerous environmental studies and initiatives carried out by the Town of Sutton and the Brome-Missisquoi RCM, among others, regarding ecological corridors, wetlands, vulnerability to floods and mobility zones, groundwater recharge zones, and forest environments of interest.

Priority Lands and Lands Reserved for Development

The Urban Plan prioritizes the construction of new residential projects in the village core, guided by the new Architectural Guide. Thus, certain vacant lots within urban perimeters have been identified as priorities for future development projects, including the Vieux-Verger lots.

Lots identified as “held in reserve”, specifically in the Sweet sectors and along Maple Street, have been added to the above-mentioned priority lots. It is important to know that these reserved lots cannot be developed until 70% of the identified priority lots have been built on and without the prior adoption of a special planning program (PPU).

It should be noted that a PPU aims to define a global vision of the desired type of development and to avoid a piecemeal approach.

It should also be noticed that the opening of new streets outside urban perimeters will now be prohibited.

Mountain Sector: a Special Planning Program (PPU) to be Developed

The moratorium on new constructions in the mountain sector is maintained until optimal solutions for supplying drinking water to this sector are implemented.

Following the identification of optimal solutions, the implementation plan provides for, in consultation with the public, the establishment of a PPU that will define residential projects and related activities, while preserving the mountainsides and landscapes in compliance with the characteristics of natural and built environments and the capacity of public utility and road infrastructures.

Variable Densification

The Plan innovates by proposing three housing density typologies to ensure optimal integration of new residential constructions in reception zones and promote residential accessibility and affordability:

• The designation Discreet densification aims to add accessory housing units to existing residential buildings or integrate units into them without changing the volume of the buildings.
• The designation Gentle densification encourages a slight increase in current density in certain sectors while preserving their architectural character.
• The designation Moderate densification provides for a more significant intensification, such as the addition of multi-residential buildings with the aim of increasing housing supply, particularly affordable housing.

A map showing the various affected sectors and their assigned typology is integrated into the Urban Plan.

Vieux-Verger

The Vieux-Verger site is also subject to detailed planning, providing for the creation of 5 zones: 3 residential zones, 1 conservation zone, and 1 green space zone that will be accessible to all Sutton residents. Each residential zone will have its own characteristics and densities, to increase the variety and supply of housing, including homes for young families.

Preserving the Dark Sky

The update of the outdoor lighting framework is prioritized to ensure environmentally friendly lighting and enjoy star gazing.

Conservation Zone at Villa Châteauneuf

In addition to the protection and conservation areas, the Town wishes to designate the forest environment and natural space constituting part of the land adjacent to the Villa Châteauneuf buildings as a conservation zone to protect this magnificent ecosystem within the village core.

Sustainable and Active Mobility

The 2035 development vision of the Urban Plan and the active mobility plan to be drafted and adopted allow for the envisioning of a sustainable mobility network to connect living environments, the village core, and activity hubs through user-friendly and safe pedestrian and cycling connections, while integrating with regional recreational tourism networks.

Industrial Reserve Zone

Currently, only one industrial zone exists, at the intersection of Principale, Schweizer, and Scenic Streets. The new Urban Plan proposes the creation of an expansion of this zone in the form of an industrial reserve zone on an adjacent plot bordering Scenic Road, planned in harmony with Sutton’s economic identity.

Creation and Innovation Hub at the Former Golf Les Rochers bleus

The Urban Plan proposes a new designation titled “Creation and Innovation Hub” on the grounds of the former golf course Les Rochers Bleus. The Town of Sutton wishes to maintain the permanent agricultural zone there and develop a distinct agricultural focus, highlighting local products, knowledge transfer, as well as recreational tourism activities and energy infrastructures compatible with agricultural operations. All of this will combine food autonomy and energy autonomy.

Recreational Designation for Ski Sutton and Huttopia

The lands of the Ski Sutton ski area and those of Huttopia will no longer be in PAM or Conservation zones but will be recognized with a recreational tourism designation. However, any development will be subject to the Architectural Integration and Implementation Plan (PIIA) procedure, to ensure, among other things, respect for the environment and landscape protection.

A Results-Oriented Plan

The new Urban Plan presents a reduced, but achievable, implementation plan. It particularly innovates through the establishment of a monitoring committee and a monitoring procedure for the relevance and adequacy of planning and regulatory tools, as well as their implementation methods.

Consultation and Approval Schedule for the Revised Urban Plan

The residents of Sutton are invited to review the draft Urban Plan, its Summary, and the Summary of the June 26, 2025 open house in the Documents section (purple window on the right), and to comment on these changes and on all the content of the revised Urban Plan and its implementation plan in the coming weeks:

• On August 6, the Council proceeded with the adoption of a notice of motion and the draft by-law intended to initiate the consultation and adoption process for the revised Urban Plan.
• From August 8 to September 10, a pre-consultation period will be opened, by email or by appointment at [email protected], to gather initial public feedback.
• On August 28, the public consultation on the Vieux-Verger project will take place.
• On September 11, the official public consultation session on the Urban Plan will be held, as provided by the Act respecting land use planning and urban development (LAU).
• From September 12 to 19, adjustments can be made to the draft Urban Plan following public comments.
• The new Urban Plan is expected to be adopted at the Municipal Council meeting on October 1^st.

Please note that hard copies of the Draft Urban Plan (in French only), the Summary of the Urban Plan (in French and English), and the Summary of the Open House (in French and English) are available for consultation at the reception desk of Town Hall and at the Sutton Municipal and School Library during opening hours.

As announced by Mayor Robert Benoît at the June 4 council meeting, the Town of Sutton invites you to a new evening of discussion and information on the main changes to be made to the urban plan as part of the current revision, on Thursday, June 26, between 6 p.m. and 8:30 p.m. Please register by e-mail at [email protected] in order to better welcome you.

From the outset, the Town of Sutton has endeavoured to adopt a transparent and participatory approach, holding numerous consultations with citizens in order to obtain the fairest and most consensual vision possible. This second open house is not a legal obligation, but demonstrates the Urban and Land-Use Planning Department’s concern to explain all issues and decisions publicly and clearly.

Open House Evening on June 26, 2025

IMPORTANT: the preparatory documents for this open evening will be published a few days before the event. Stay tuned!

Here is how the evening of June 26, which the Town has decided to hold on the same model as that of May 23, 2024, will unfold:

• The formula is “open door”, which means you can arrive and leave at any time between 6 pm and 8:30 pm.
• The purpose of this citizen consultation activity on the draft versions pursues two main objectives, namely:
  • Present the revised contents of the urban plan (80% complete);
  • Identify points of tension and consensus in relation to the revised content before completing the final versions of the documents.
• Several kiosks will welcome you with different discussion themes to present the contents and courses of action arising from the preliminary versions of the urban plan in a synthetic and popularized way. The themes will be: information on the revision process; development vision and orientation; major land uses and sectors of special interest; village core; rural and agroforestry environments; environments of special interest (ecological, landscape and recreational tourism).
• You will be invited to express your ideas, opinions and aspirations on each of these themes.
• The booths will be staffed by representatives of the Urban and Land-Use Planning Department and Arpent.
• The information gathered during the evening will serve as a basis for reflection as we work to update the urban development plan and regulations.
• A report on the open house and a summary of the urban plan would then be published on the project’s web page, with a view to finalizing the draft urban plan for project adoption scheduled for August.

To register: Please send your name and e-mail address to [email protected] before June 22. A confirmation will be sent to you .

The Urban Plan and By-laws Revision Process in a nutshell

In January 2024, the Town of Sutton officially began the revision of its urban plan and by-laws. Here are the highlights of the process, details of which are kept in file on this website.

The aim of the approach:

• The aim of the process is to update the urban plan and regulations to adapt them to the reality of today and the next 10 years.
• The urban plan generally includes a portrait of the territory, a vision and courses of action to achieve the plan’s objectives.
• The bylaws implement the objectives of the urban plan.
• The studies, consultation activities, policies and expert reports produced in recent years will be used as the basis for the revision of the urban plan and bylaws.

Steps in the process :

• A first open evening was held on May 23, 2024 to present and discuss with citizens several themes concerning the urban plan and bylaws, including the development of living environments, the protection of natural environments, tourism and the local economy.
• Other meetings were held during the summer of 2024 to gather opinions, suggestions and comments from the general public and experts, including a exploratory walk on Principale Street on June 10 and a discussion group on agriculture in Sutton on August 6.
• All the information gathered was carefully recorded and analyzed in order to enrich the development of the preliminary versions of the plan and urban planning by-laws during the winter and spring of 2025.
• A second open house will be held on June 26, 2025, to present and discuss the main changes that would be made to the preliminary version of the new urban plan(NOTE that the presentation of the preliminary version of the urban planning by-laws and their adoption have been postponed to early 2026 due to time constraints).
• Drafting of the final version of the urban plan in early summer 2025.
• Legal steps involved in adopting the final version :
  • Early August 2025: adoption of the 1st draft by-law for the urban plan, which will be forwarded to the Brome-Missisquoi MRC for approval and posted on the Town’s website + start of period for citizens to submit briefs.
  • Early September 2025: public consultation meeting, in accordance with the Act respecting land use planning and development (LAU), to present the final version of the urban plan to the public + end of the period for submitting briefs 3 days later
  • Early October 2025: adoption of the urban plan by-law

On Thursday, May 23, between 6 p.m. and 8:30 p.m., the Town of Sutton invites you to an evening of discussion and information on the urban plan and by-law revision process that has been launched. Please register by e-mail at [email protected] so that we can better welcome you.

How the May 23 open house evening works

Wondering what the May 23 open house evening is all about? Here’s how it works:

• The format is “open house”, which means you can arrive and leave at any time during the 6:00 to 8:30 p.m. time slot.
• The aim of this citizen consultation activity is to inform you about the process, to meet and exchange with the team in charge of the revision, and to reflect together on the future of our territory’s development.
• Several kiosks will welcome you, each with a different theme for discussion: the territory’s identity, natural and agricultural environments, living environments, the local economy and “my Sutton in 10 years”.
• You will be invited to express your ideas, opinions and aspirations on each of these themes.
• The booths will be staffed by representatives of the Urban Planning and Land-Use Planning Department and the firm Arpent.
• The information gathered during the evening will serve as a basis for reflection as we work to update the urban plan and bylaws.

Where and when? Thursday, May 23, 2024, between 6 p.m. and 8:30 p.m. Reception at Town Hall reception and tour of the kiosks in the Council Room.

To register: Please send your name and e-mail address to [email protected] before May 22. A confirmation will be sent to you.