You notice the dock feels lower than it used to. The surface tilts. Maybe the stringers look tired. Maybe you can literally see daylight where rock used to be. And the temptation is obvious: top up the cribs, level it out, move on.

Here’s the problem: in the Township of Muskoka Lakes, what feels like “maintenance” can quickly become structural work, and structural work tends to come with permits, timing windows, and paperwork. That’s not fear-mongering – it’s how the rules are written.

Important: This article is informational only (not legal advice). Requirements can be site-specific. Before any work, confirm your property’s requirements with the Township and the appropriate provincial/federal agencies.

Why this article is called “The $50,000 Rock”

Most crib refills won’t cost $50,000. The headline is shorthand for what actually happens on Muskoka waterfront projects:

• You start with “a bit of rock.”
• You discover the crib is failing or the stringers are compromised.
• You realize the Township treats the work as permit-required.
• You learn there are timing restrictions for in-water work.
• You need a contractor, sometimes an engineer, and often a proper plan.

The “rock” isn’t what gets expensive. The expensive part is doing it correctly – and being able to show a clean story later if you ever sell.

What “refilling a crib dock” actually means

A crib dock is a fixed dock supported by timber “boxes” (cribs) that sit on the lakebed and are filled with rock for ballast and stability. When people say they want to “refill” a crib dock, they usually mean one of these:

• Topping up rock that has washed out due to ice, waves, and boat wake.
• Re-levelling low or settled cribs so the dock isn’t sloping or flexing.
• Stabilizing the base so the dock feels safe again.
• Discovering (too late) that the timber crib or stringers need repair or replacement first.

If you only take one thing from this guide, take this: cribs and stringers are structural. When you touch structural members, you are rarely in “casual DIY” territory in Muskoka Lakes.

The rule that surprises people in Muskoka Lakes

The Township of Muskoka Lakes’ own dock permit requirements are blunt:

• Any “repair” work on stringers or cribs – above or below the waterline – requires a building permit.
• Replacement of decking only does not require a permit.
• Adding any new crib area requires a permit.

That’s why the “just topping it up” plan can backfire. A refill project often involves opening the dock, discovering rot or movement, and then – without intending to – you’re doing exactly the kind of work the Township calls out.

The three buckets of approvals that can apply

1) Municipal: Township of Muskoka Lakes building permit

If you’re repairing cribs or stringers in Muskoka Lakes, assume you need to talk to the Building Department early. The Township document also states that applications require a site plan and construction drawings showing location and sizing of structural members.

And if your dock supports a structure (boat port/ boathouse), the Township document states that structural members are to be sized by a P.Eng or a designer qualified with a structural BCIN.

2) Provincial: MNRF “shore lands / lakebed contact” and the 15 m² threshold

The same Township document summarizes MNRF requirements in plain language:

• Docks and single-storey boathouses with 15 m² or less in physical contact with shore lands (lakebed) are generally not reviewed by MNRF.
• A work permit can still be required for certain activities on shore lands – for example, installing cribs with a cumulative area of more than 15 m² in physical contact with shore lands (lakebed).
• An MNRF Land Use Permit or letter of authorization may be required to be submitted with building permit applications.

Ontario also publishes timing-window guidance for in-water work (separate from Muskoka Lakes specifically): https://www.ontario.ca/page/water-work-timing-window-guidelines

3) Federal: DFO fish habitat + Fisheries Act responsibilities

The Township PDF includes a DFO section that points owners to a core reality: if your project is taking place in or near water, you’re responsible for understanding impacts and taking measures to avoid/mitigate impacts to fish and fish habitat – and requesting authorization when it’s not possible to avoid/mitigate impacts.

Source (Township PDF): https://www.muskokalakes.ca/media/qhan0cch/bldg-permit-requirements-for-docks-2021.pdf

DFO also publishes Ontario timing windows information here: https://www.dfo-mpo.gc.ca/pnw-ppe/timing-periodes/on-eng.html

If you want to understand why people get nervous about “just dropping rock,” read the fines sections in the Fisheries Act itself: https://laws-lois.justice.gc.ca/eng/acts/F-14/section-40.html

Before you move anything: the “clean story” checklist

This is the checklist that protects you as an owner and it protects you even more if you plan to sell.

1. Confirm your municipality. “Muskoka” isn’t one rulebook. If you’re in Muskoka Lakes, start with the Township dock requirements PDF above. If you’re elsewhere in Muskoka, feel free to email Catharine – she will point you in the right direction. cath@cottageinmuskoka.ca
2. Define the scope in one sentence. Are you replacing deck boards only? Or touching cribs/stringers? That single distinction changes everything.
3. Confirm whether the footprint is changing. “No change in footprint” is usually a much cleaner file than “we extended it a bit.”
4. Estimate physical contact area with the lakebed. The Township PDF discusses the 15 m² threshold in the MNRF section.
5. Check timing windows. Don’t plan in-water work until you’ve confirmed timing restrictions and the best approach for your site.
6. Document current condition. Take dated photos/video of the dock, crib levels, and any visible issues before anything changes.
7. Talk to the Building Department before you spend money. It’s cheaper to ask early than fix a compliance mess later.

How to tell if you need a refill, a repair, or a rebuild

Owners often assume they need “more rock” when the real issue is structural. Here’s a practical way to think about it:

Refill / top-up is more likely when:

• The dock is generally level but has minor settling or a small low spot.
• The crib timbers look sound and the dock feels stable under load.
• The problem is clearly lost rock rather than failed structure.

Structural repair is more likely when:

• The dock has a noticeable slope, bounce, or “soft” feeling.
• Stringers show rot/cracking, fasteners are pulling, or sections move independently.
• Crib timbers are separating or you can probe soft wood near joints/waterline.

Full rebuild starts to make sense when:

• You see widespread rot or repeated shifting after multiple “fixes.”
• The dock alignment has moved materially (not just a small settlement).
• You’re spending money every year just to keep it barely usable.

Even if you’re “only refilling,” not doing a “full” crib dock repair, remember Muskoka Lakes treats crib/stringer work as permit-required. So the decision isn’t just technical – it’s also regulatory and resale-related.

What reputable contractors do differently

This isn’t a DIY how-to (and it shouldn’t be). It’s what separates a weekend “patch” from a dock that survives ice, inspections, and buyer scrutiny:

• They confirm permitting requirements up front (and can explain the why, not just the price).
• They plan around timing windows rather than forcing the calendar.
• They keep work contained (no loose rock spilling outside the crib footprint).
• They document the work so you have a clean paper trail for insurance and resale.
• They tell you when rock won’t solve it (because selling you rock for a failing crib is easy money – and bad practice).

Why this matters for buyers and sellers on the Big Three

On luxury waterfront, docks aren’t “extras.” They’re part of the lifestyle – and part of the due diligence. On Lake Muskoka, Lake Rosseau, and Lake Joseph, dock and boathouse structures tend to be larger, heavier, and more expensive to remedy if something is off.

If you’re buying: ask what work has been done, whether permits were pulled where required, and whether there’s documentation. A crib dock that “looks fine” can still be on the edge.

If you’re selling: the best strategy is to avoid last-minute, undocumented work. Either (a) fix it properly with the right paper trail, or (b) disclose clearly and price appropriately. “We threw some rock in” is not a reassuring sentence for a serious buyer.

Next step (and how we help)

If you’re dealing with a crib dock repair in Muskoka Lakes, we can help you pressure-test the plan before money gets spent.

To get useful guidance fast, send these details:

• Your lake + municipality (Muskoka Lakes vs other township)
• Whether the work is decking-only or involves cribs/stringers
• Whether the dock supports a boat port/ boathouse
• Photos of the low areas/ crib condition

FAQ: Crib dock repair and refills in Muskoka Lakes

Do I need a permit to refill a crib dock in Muskoka Lakes?

The Township of Muskoka Lakes dock requirements document says any “repair” work on stringers or cribs – above or below the waterline – requires a building permit, while replacement of decking only does not.

What’s the 15 m² rule people talk about?

The Township PDF summarizes MNRF requirements and notes that docks/single-storey boathouses with 15 m² or less in physical contact with shore lands (lakebed) are generally not reviewed by MNRF, while certain activities (e.g., installing cribs with a cumulative area over 15 m² in physical contact with the lakebed) can still require a work permit.

Are there timing windows for in-water work in Ontario?

Yes – timing windows are used to protect fish during critical life stages. Ontario guidance: https://www.ontario.ca/page/water-work-timing-window-guidelines and DFO Ontario timing windows page: https://www.dfo-mpo.gc.ca/pnw-ppe/timing-periodes/on-eng.html

Why can federal rules apply to dock work?

The Township PDF notes that projects in or near water may need to avoid/mitigate impacts to fish and fish habitat and seek authorization when impacts can’t be avoided. The Fisheries Act includes significant penalties for contraventions (see fines sections here): https://laws-lois.justice.gc.ca/eng/acts/F-14/section-40.html

Does it matter if I don’t change the footprint?

It can make the file cleaner, but in Muskoka Lakes, crib/stringer “repair” work is still treated as permit-required regardless of whether you expand. Always confirm with the Building Department.

If I’m selling, should I “just top it up” to make it look better?

Not as a shortcut. Undocumented structural work can create buyer questions later. Either fix it properly (with the right approvals/documentation) or disclose and price accordingly.

The post The $50,000 Rock: Why “Just Fixing the Dock” Can Turn Into a Permit Problem in Muskoka Lakes appeared first on Cottage In Muskoka.

Muskoka Lakes waterfront real estate has completed a major transition – so let’s zoom out and look at the 2025 Muskoka Lakes waterfront real estate market in the context of recent years. Over the last three years, we’ve moved away from the chaotic, high-speed frenzy of the pandemic era and into a much more selective, strategy-driven market.

If you look only at higher inventory and longer selling times, you might see “softness.” In reality, this is a sign of maturity. Buyers are no longer rushed; they are deliberate. Pricing is less erratic, and outcomes depend heavily on how well a property is positioned and prepared.

The market in a sentence: Well-presented, accurately priced properties are selling well – but with more choices available, strategic execution is now the difference between a quick sale and a year on the market.

Executive Summary: Patience, Precision, and the Return of Seasonality

The waterfront market across the ‘Big Three’ – including Lake Muskoka and Lake Rosseau – is behaving like a true luxury market again: seasonal, data-driven, and selective. Properties that are priced for today and presented properly can still sell efficiently. Properties that lean on peak-market nostalgia or have avoidable friction are far more likely to linger.

Part 1: The Three-Year Story (2023-2025 YTD)

To understand where the market is going, we need to look at where it’s been. Here is the three-year journey, broken down by year. All 2025 data is Year-to-Date (Jan–Nov).

2023: The Great Normalization

2023 was the first full year where things settled down. Sales volume returned to recognizable seasonal norms, with activity concentrated in spring and summer months. Prices remained high, but the era of massive price escalation was over – replaced by a market seeking structural balance.

2024: The Year of Friction and External Shocks

2024 revealed the full character of the “new normal,” showing increased patience among buyers, lower transaction volume, and higher Days on Market (DOM).

The Macro-Driver: Bank of Canada Rates
The primary force shaping this selective market was the high interest rate environment set by the Bank of Canada. While many Muskoka buyers are equity-rich, high borrowing costs slow the pace of discretionary decisions and increase buyer scrutiny. Sellers could no longer rely on market velocity alone.

The Specific Shock: Capital Gains Pause
A distinct anomaly occurred mid-year: the Federal capital gains inclusion rate change (announced in the spring) caused a visible “pause” in buyer activity around the June 25th deadline. This policy change caused sales volume to drop sharply in July before the market restabilized – proving external policy now matters as much as local demand.

2025 YTD: Volume Rebounds, Selectivity Remains

On a volume basis (Jan–Nov), 2025 clearly outpaced both 2024 and 2023. The market proved it has the depth of demand to absorb serious inventory.

Key Insight: The May 2025 Supply Shock
In May 2025, we saw a record 107 new listings enter the Muskoka Lakes market in a single month – a massive wall of supply. The fact that the market successfully absorbed this volume proves that when demand aligns with value, the market is robust. However, this rebound was highly selective and concentrated between June and August.

Part 2: Decoding Muskoka’s Market Rhythms

Muskoka is not your primary-residence market. Two factors are always at play: Seasonality and Selectivity.

1) The Dominance of Seasonality

Muskoka’s market runs on a simple calendar: most listings and sales occur between April and October.

• Peak Season (Late Spring/Summer): The core operating window. The market is healthiest, absorption is strongest, and pace is quickest.
• Off-Season (Winter): Winter data often reflects homes that didn’t sell in summer and are now dormant. Metrics like DOM and MOI can look extreme, but they reflect low activity more than true leverage. Never base a key decision on winter market data.

2) The Power of Selectivity

Today’s luxury buyer is armed with data and is willing to wait. This has shifted the advantage to listings that are flawless in presentation and pricing.

What Sells: Listings with clean access, strong staging, professional photography, and clear value relative to recent sales.

What Lingers: Properties with limiting factors (boat access only, steep terrain, dated interiors) or those priced based on nostalgic peak-market highs.

This selectivity means the market’s average price is often just a reflection of which properties sold that month, rather than a broad movement in value. A few ultra-luxury sales can skew the average dramatically without changing the value of the home next door.

Part 3: What the Key Metrics Reveal

Here’s what the market metrics are telling us in plain English:

Part 4: Strategic Outlook for 2026: Preparation, Patience, and Precision

The Muskoka Lakes waterfront market is not crashing; it is maturing. 2026 is set to reward preparation, patience, and precision. It will not reward nostalgia or passive strategies.

Actionable Advice for Sellers

• Price for Today, Not Peak-Market Memory. Anchoring your price to 2021/2022 highs is the single biggest cause of friction.
• Time Your Launch Strategically. The strongest absorption consistently aligns with the May/June launch window. Don’t launch too early and waste your best time on market.
• Presentation is Non-Negotiable. In a selective market, staging, professional photography, and a clean narrative are paramount.

Actionable Advice for Buyers

• You Have Leverage in Time, Not Guaranteed Discounts. You have more time and selection than in previous years, but don’t assume every listing is deeply negotiable.
• Act Decisively on Quality. Truly well-positioned listings with strong value are still capable of moving quickly, even in a selective market. Don’t wait on an A-list property expecting it to linger.

Connect with Your Muskoka Waterfront Expert

The data confirms that success in today’s Muskoka Lakes market hinges on micro-strategy and local expertise. The difference between a six-month listing and a swift, profitable sale is no longer luck – it’s expert preparation and timing.

For sellers seeking to position their luxury property for peak value, or for buyers looking to navigate the selectivity of this new environment, working with a specialist is essential.

Catharine specializes exclusively in Muskoka, Ontario waterfront real estate. She provides the data-driven insights and strategic counsel required to succeed in this maturing luxury market.

The post 2025 Muskoka Lakes Waterfront Market Report (Jan–Nov YTD) appeared first on Cottage In Muskoka.

The Township of Muskoka Lakes Planning Committee is holding a statutory public meeting on November 25 about OPA-64 and ZBA-22/23 for Phase 1 of the Clevelands House redevelopment in Minett. This meeting is for receiving public input; no decision is expected that day.

Key details

• Date: Tuesday, November 25, 2025

• Time: 9:00 a.m.

• Type of meeting: Planning Committee statutory public meeting (hybrid: in-person + Zoom)

• Agenda item: OPA-64 & ZBA-22/23 – Phase 1 of the Clevelands House / Minett redevelopment (owner: 2666940 Ontario Inc. & 2665556 Ontario Inc. – aka Mitch Goldhar, Penguin Group)

• How to watch/attend:

  • In person: Council Chambers, Municipal Office, 1 Bailey Street, Port Carling.

  • Online: Live via the Township’s YouTube channel; recording posted afterward if the stream fails.

  • To speak: You can speak at the public meeting (typically up to 5 minutes).

  • If you want to share slides/materials: Email them to planning@muskokalakes.ca in advance so staff can circulate them.

What’s being decided

This Clevelands House public meeting is a required step under the Planning Act before Council can make a decision on the applications. It’s meant to gather public and agency comments, and to put the proposal on the public record.

The two applications being discussed are:

OPA-64 (Official Plan Amendment):

A request to add site-specific policy exceptions for Phase 1, including allowing certain resort-commercial accommodations and recreation uses in areas identified as wetlands, and allowing some resort uses within the floodplain, subject to conditions.

ZBA-22/23 (Zoning By-law Amendment):

A request to rezone parts of the Phase 1 lands to new site-specific zones to permit the Phase 1 layout and uses.

Staff are not recommending approval or refusal at this meeting. Their current recommendation is to defer a decision until more public/agency input is received and several technical items are finalized (including wetland evaluation work, surface water impact work, and updated floodplain delineation).

A quick reminder on appeal rights, important : if Council later passes or refuses the OPA or ZBA, only people or groups who made written comments before the decision, or spoke at a public meeting, generally have a right to appeal to the Ontario Land Tribunal. Any appeal would happen after a decision, within the appeal window set out in the Township’s eventual Notice of Decision.

Why it matters for Minett / Lake Rosseau cottagers

Phase 1 is the first on-the-ground piece of the wider Minett resort redevelopment. The current Phase 1 concept includes a wellness centre, a marina with up to 215 slips, new outdoor sport courts, a tennis pavilion, a viewing tower, 48 cabins, multiple road access points, and beach areas.

For nearby cottagers and boaters on Lake Rosseau, this stage matters because it sets the tone for how the former resort lands will function day-to-day once redevelopment starts. Even at Phase 1 scale, changes could influence things like seasonal visitor levels, marina activity and boat traffic near Wallace Bay and Minett, shoreline use patterns, and the intensity of resort amenities on the water.

This meeting is also where public feedback becomes part of the official planning record that staff and Council must consider before moving to a decision report later on.

Where to learn more

• For the bigger picture — how this project got here and what’s proposed across all phases — see our longer explainer: Clevelands House redevelopment in Minett: full plain-language explainer.

• If you want context on the lake and area more generally, you can also read: Lake Rosseau guide for cottagers and buyers.

The post Clevelands House Public Meeting (OPA-64) on November 25, 2025 — what Minett and Lake Rosseau cottagers should know appeared first on Cottage In Muskoka.

The Clevelands House Minett development is still waiting on site-specific approvals. Phase 1 includes 48 rental cabins, a wellness and sports village, and a rebuilt 215-slip marina. Before construction can begin, Township Council must consider OPA 64 and the zoning changes on November 25, 2025, followed by District approval and a short appeal window. If everything is approved without delays, demolition could begin in 2026 and Phase 1 cabins may open as early as 2027–2028.

Update: Council has now held its first big OPA 64 meeting – and quietly shifted how the Clevelands House wetland is treated. You can see what they changed (and what it means for Muskoka) here. 

If you spend any time on Lake Rosseau, you’ve probably asked some version of the same question:

“What’s actually happening with Clevelands House?”

Since the developer’s December 2023 information sessions, cottagers and locals have had a much clearer picture of what’s proposed — but a lot of people still aren’t sure where the project actually stands, what’s holding it up, and what’s happening next for this landmark site on Lake Rosseau in Minett.

Short answer:

Nothing is being built yet. The developer needs approval for OPA-64 and site-specific zoning. The big decision point is the November 25, 2025 Planning Committee meeting — that’s when we’ll finally know what can move forward.

This post is meant to be your “start here” explainer:

• how approvals went from 4,000 units down to 1,700

• what Phase 1 of the Clevelands House development in Minett actually includes

• why everything stalled at the Ontario Land Tribunal (OLT)

• what OPA 64 and the new zoning application are asking for

• when construction could realistically begin
•  and what the upcoming Township decision could mean for you

If you want every word from the developer’s December 2023 virtual open house, we’ve posted the full transcript separately. You can read it here.

From 4,000 Units to 1,700 – How Minett’s Development Was Scaled Back

Quick Timeline: How Minett’s Development Permissions Changed

• 2008 — Ontario Municipal Board approves the “Resort Village of Minett” plan, allowing up to 4,000 units across the Clevelands House, Wallace Bay, and Rock Golf Course lands. (This plan was led by developer Ken Fowler.)

• 2017 — Original developer Ken Fowler passes away, leaving the large-scale 4,000 unit approvals in place but with no active buildout.

• 2018–2021 — Township of Muskoka Lakes undertakes the Minett policy review, working with MLA, Friends of Muskoka, and new landowners to reassess the 4,000 unit framework.

• 2019 — Developer Mitch Goldhar purchases the Clevelands House property, explicitly opposing the old 4,000 unit vision and aligning with the shift toward lower density.

• December 2021 — OPA 56 adopted, reducing permissions from 4,000 units to ~1,700 and adding much stricter environmental and shoreline rules.

• July 2025 — OLT dismisses appeals, confirming OPA 56 as the final governing framework and clearing the path for new site-specific approvals (OPA 64, zoning, Phase 1).

Background: The Original 4,000-Unit Plan

To understand today’s Clevelands House development in Minett, you have to start with the previous plan.

In 2008, the Ontario Municipal Board approved a “Resort Village of Minett” concept with up to 4,000 units spread across the area, including Clevelands House, The Rock Golf Course, and Wallace Bay.

The JW Marriott Rosseau was built as Phase 1. The rest of the plan stalled, but the high-density permissions stayed on the books.

Local residents, the Muskoka Lakes Association (MLA), and Friends of Muskoka were understandably worried about what 4,000 units could mean for the lake, traffic, and the landscape.

In 2019, Mitch Goldhar bought the Clevelands House property (including the marina and golf course). He has said more than once that he bought it “more to stop something than to do something” — meaning to prevent someone else from building out the full 4,000-unit vision.

That purchase lined up with a bigger policy shift:

• The Township launched a Minett policy review.

• That work led to OPA 56, a special Official Plan Amendment for Minett.

• OPA 56 cut the overall cap down to about 1,700 units, and brought in stricter rules for heights, shoreline buffers, wetlands, and environmental protection.

Goldhar’s team, the Township, MLA, and Friends of Muskoka all spent years at that table. The result: a new framework where something can be built at Clevelands House, but not the 4,000-unit resort village previously allowed.

Phase 1 of the Clevelands House Development – What’s Actually Planned

So what is the Clevelands House development in Minett actually proposing to build first?

Phase 1 focuses on about 37 acres around the old resort core. It’s framed as a lower-density, cottage-style resort village with:

Cabins, not condos (for now)

• About 48 cabins are planned in Phase 1.

• They’re designed as rental units, not individually owned condos.

• Mostly wood, low-rise, cottage-scale architecture in different styles and sizes.

• The idea is a cluster of cabins in the trees, not a wall of hotel rooms.

Goldhar has said repeatedly that he doesn’t plan to condo-ize the cabins in Phase 1 — he intends to own and operate them as a resort — but he has also left himself some flexibility for the future.

Wellness and recreation “village” core

This area includes:

• indoor courts (tennis, squash, padel)

• gym, spa, yoga, wellness spaces

• retail and restaurant spaces

• outdoor courts, gathering areas, amphitheatre

Think of it as a three-season (possibly year-round) sports and wellness hub that serves cottagers as much as overnight guests.

Marina expansion and upgrades

The existing Clevelands House/Wallace Bay marina would be:

• fully rebuilt with a new main building, service area, and boat storage

• expanded to around 215 slips (up from roughly 125 today)

• Public access is not guaranteed yet — it’s an intention, not a policy.

• No boat traffic study has been released.

That number isn’t new; it’s essentially what earlier approvals already allowed. At the 2023 sessions, several residents raised concerns about congestion in Wallace Bay, and no formal boat-traffic management plan has been presented yet. Goldhar said his preference is for the marina and many amenities to remain publicly accessible “as much as possible,” but final operating details are still being worked out.

Infrastructure: sewage, water, and services

A big part of Phase 1 is invisible but crucial:

• a new sewage treatment plant

• a new water treatment plant

• road and servicing upgrades across the site

These are meant to meet modern standards and be turned over to the District. For anyone who remembers the historic sewage concerns in Wallace Bay, this is an important piece.

Why It Took So Long: OLT Appeals and the July 2025 Decision

If you’ve driven by Cleves over the past few summers, you’ve probably wondered why nothing is happening beyond boarded-up buildings and overgrown lawns.

The short answer: the Official Plan was under appeal.

After the Township approved its new Official Plan (which incorporates the Minett policies established through OPA 56), several developers and industry groups appealed to the Ontario Land Tribunal (OLT).

Those appeals challenged a wide range of policies, including the rules that govern Minett and the Clevelands House lands.

While the appeals were active:

• major demolition and redevelopment couldn’t safely proceed

• the developer wasn’t prepared to rely on outdated 4,000 unit approvals

• and the outcome of the OLT could have forced redesigns or delays

Goldhar repeatedly said he would not use the old 4,000-unit permissions or jump ahead of the new rules while they were under dispute.

In July 2025, the OLT dismissed the appeals. That meant:

• the 1,700-unit cap stayed

• the Minett-specific rules stayed

• the environmental and shoreline protections stayed

• and the planning framework the developer had been working within was now settled

This cleared the way for the next step: site-specific approvals for Phase 1.

OPA 64 and Zoning Changes – What’s Being Asked For Now

Even with OPA 56 in place, the Clevelands House development in Minett needs a site-specific Official Plan Amendment and zoning changes for Phase 1.

That’s where OPA 64 and ZBA-22/23 come in.

Why the Developer Needs Exceptions

Many Muskoka and cottage country sites include wetlands + floodplain fingerprints. This is not unusual, but it requires clear justification.

What OPA 64 is asking for

OPA 56 currently takes a very strict approach to:

• wetlands

• floodplains

• shoreline setbacks (20 metres)

OPA 64 would allow some exceptions on the Clevelands House lands, such as:

• resort buildings, cabins, and sport courts in or near areas mapped as wetlands

• certain low-rise buildings within the 20m shoreline setback

• some development in floodplain areas where only boardwalks are normally allowed

In plain language: the Phase 1 layout overlaps parts of wetlands, floodplain, and shoreline buffer areas, so the developer is asking for controlled flexibility, backed by environmental studies and mitigation.

What the zoning by-law amendment would do

The zoning application:

• updates the old Resort Commercial and Environmental Protection zones

• creates site-specific zones for cabins, wellness centre, marina, and courts

• sets heights, setbacks, floor area, and permitted uses to match the master plan

• mirrors the same exceptions OPA 64 asks for

These applications are being reviewed at the November 25, 2025 Special Planning Committee meeting, where planners, the developer, and the public will all be heard before recommendations go to Council.

How the Clevelands House Development Could Affect Lake Rosseau Cottagers and Buyers

If you’re not as familiar with how Minett fits into the rest of the lake, our Lake Rosseau guide is a good place to start.

Marina and boat slips

• Slip capacity would rise to ~215.

• Key question: how many for islanders vs. resort guests vs. short-term docking?

• Goldhar has said he intends to support islander access, but the details matter.

Boat traffic and noise

More cabins, more amenities, and a bigger marina will likely mean:

• more boat traffic in Wallace Bay

• more noise and wake impacts at peak times

The long-term feel will depend heavily on how the marina is operated.

Dark sky and lighting

The developer has talked about:

• subdued, dark-sky-friendly lighting

• avoiding an overly bright “resort glow”

• keeping certain areas darker for stargazing

Details (fixtures, shielding, timing) will matter.

Jobs, services, and year-round activity

Potential benefits include:

• more local construction and resort jobs

• shoulder-season amenities

• space for wellness or professional services

Environmental Considerations (Water, Shoreline, Wetlands)

• Water treatment will be modernized, addressing long-standing concerns about wastewater impacts in Wallace Bay from the old resort era.

• OPA-64 proposes development within areas mapped as wetlands and shoreline buffers, which were tightly protected under OPA 56 — these environmental exceptions are likely to receive the most scrutiny.

• Changes to stormwater management and grading will influence runoff into Wallace Bay, especially during demolition and early construction.

• Tree removal for cabins, roads, and courts will alter parts of the forested shoreline, even though the long-term plan emphasizes a “cottage-in-the-woods” feel.

Property values and the “feel” of the area

Some buyers will see the project as a draw; others will worry about traffic, noise, and environmental pressure. How Phase 1 is built and run will shape perceptions for decades.

What’s Happened So Far – Key Dates and Milestones

• 2008 – OMB approves up to 4,000 units under original Minett plan

• 2017 – Original developer Ken Fowler passes away

• 2018–2021 – Township/MLA/Friends of Muskoka complete Minett review

• 2019 – Goldhar purchases the Clevelands House lands

• Dec 2021 – OPA 56 adopted (cap ~1,700 units)

• Oct 2022–2023 – New Official Plan approved → appeals filed

• Dec 9 & 11, 2023 – Developer open houses (in-person + Zoom)

• July 21, 2025 – OLT dismisses appeals

• Fall 2025 – OPA 64 and ZBA-22/23 applications filed

• Nov 25, 2025 – Special Planning Committee meeting

• Summer 2026 — earliest possible demolition (estimated)
  
  
• 2027–2028 — earliest possible opening of Phase 1 cabins (estimated)

The demolition and construction dates above are estimates only. Actual timing depends on District approval of OPA 64, the 20-day appeal period, site plan approval, permitting, and construction sequencing.

If you’d like to read exactly what was said during the December 2023 virtual open house, including the questions and answers, you can find the full transcript here.

Aerial view of the Clevelands House development site in Minett on Lake Rosseau, filmed by Cottage in Muskoka.

What Happens Next for the Clevelands House Development in Minett

We’ll be attending the Nov 25 meeting and will publish a full, plain-language summary by the next day.

Here’s the sequence to watch:

1. Planning Committee meeting

2. Staff report and developer presentation

3. Public comments

4. Committee recommendation → Council decision

5. District of Muskoka approval (for the OPA)

6. Appeal window

7. If approvals stand:

   • demolition

   • servicing and infrastructure

   • Phase 1 construction

The Clevelands House development in Minett will shape this corner of Lake Rosseau for decades. The policies are in place; the question now is how much flexibility the site will receive on wetlands, shoreline setbacks, and placement of buildings.

We’ll be following the November 25 meeting closely and will post a plain-language breakdown of what was decided, what changed, and what comes next.

If you want to keep up with what’s happening at Clevelands House and around Muskoka’s lakes:

• bookmark our blog

• follow @cottageinmuskoka on Instagram

• and watch for our recap of the Nov 25 meeting

Clevelands House Minett Development – FAQ

We’ve followed Minett planning files since the OPA 56 review, and we regularly track Township meetings, OLT decisions, and zoning applications so we can translate them into clear, plain-language updates for cottagers and buyers.

What will happen to the original hotel building at Clevelands House?

The historic Clevelands House hotel is not part of Phase 1 and does not yet have an approved plan. The building remains closed and secured. Demolition is expected, but it cannot move ahead until OPA 64, zoning, and all site-specific approvals are finalized. No application for a new hotel has been submitted.

Is Clevelands House being rebuilt?

Yes — but not in the form of a new large hotel. Phase 1 of the Clevelands House Minett development focuses on 48 rental cabins, a wellness and sports village, and a rebuilt marina. Any decision about a future hotel would come in a later phase and is not currently in front of Council.

When will Clevelands House reopen?

If OPA 64 and the zoning changes are approved in late 2025, the earliest possible demolition would be summer 2026. Construction of Phase 1 cabins and the wellness village would take 18–24 months.
Earliest realistic reopening: 2027–2028 (estimated).

What is OPA 64?

OPA 64 is the site-specific Official Plan Amendment requested by the developer to allow portions of Phase 1 to overlap areas mapped as wetlands, shoreline buffers, and parts of the floodplain. It does not increase the number of units; it requests flexibility on setbacks and placement of low-rise buildings, cabins, and courts based on environmental studies.

Why did development stop for so long?

The Township’s entire new Official Plan — including the Minett policies from OPA 56 — was under appeal at the Ontario Land Tribunal (OLT) from late 2022 to July 2025. While those appeals were active, major demolition and redevelopment at Clevelands House could not proceed without risking non-compliance. Once the OLT dismissed the appeals in July 2025, the planning framework was finally settled and Phase 1 could move forward.\

Are the new cabins private or rental?

All 48 cabins in Phase 1 are designed as rental units operated as part of the resort. They are not individual condo units for private ownership. The developer has indicated he does not plan to condo-ize Phase 1.

Is the marina staying public?

Public access is not guaranteed. The developer has said he intends to keep the marina and many amenities publicly accessible “as much as possible,” but this is not a formal policy and the operating model will be finalized later. Slip allocation between islanders, resort guests, and public docking is still unknown.

What is happening to the historic hotel?

The original Clevelands House hotel is structurally unsalvageable based on past engineering reports. While demolition is expected, no demolition permit has been issued and no replacement building has been approved. Decisions about a new hotel — if any — will come in a future phase.

Will there be a new restaurant?

Phase 1 includes space for new restaurant and retail uses in the wellness village and marina area. Specific tenants, branding, and operating plans have not been announced. A signature dining option is likely, but not confirmed.

What’s happening to The Rock Golf Course?

The Rock remains part of the broader Clevelands House lands owned by the developer, but it is not included in Phase 1. No redevelopment application has been submitted for the golf course lands. Any future changes would require separate planning approvals.

How many cabins are being built?

Phase 1 includes 48 rental cabins. No additional cabins or hotel units are proposed in this phase. Future phases may introduce more units, but no details have been submitted.

The post Clevelands House Development in Minett: Full Plan, Timeline & What’s Happening Now appeared first on Cottage In Muskoka.

Spring brings buyers back to the lakes – and we’re opening just four new listing slots.

Your cottage won’t simply hit MLS; it will launch with a full campaign: premium photography, aerial video, and targeted reach across Muskoka + the GTA led by our in-house marketing pro.

Reserve your spring spot: 705-801-2304 • cath@cottageinmuskoka.ca

Spring in Muskoka is when the docks go back in, the lakes open up, and the real estate market comes alive.

We already have two beautiful listings lined up for next season – and we have room for just four more.

If you’ve been thinking about selling your cottage, this is the perfect time to start planning ahead.

Preparing early means your property can be staged, photographed, and ready to launch the moment buyers return to the lakes.

Catharine is grateful to work mainly by referral – but each year, we take on a small number of new clients who value thoughtful marketing and genuine local expertise.

Your listing won’t just appear on MLS. It will be part of a full marketing campaign – professional photography, aerial video, and a strong social media presence that reaches thousands of potential buyers across Muskoka and the GTA. Cottage in Muskoka’s marketing lead Lenore is trusted by brokerages across Muskoka to teach lessons to agents how to reach more potential buyers and grow their online presence effectively.

We’ve built a large, engaged audience who share our love for Muskoka, and we’d love to feature your property next.

Connect with Catharine at 705-801-2304 or cath@cottageinmuskoka.ca to reserve one of our remaining spring listing opportunities.

The post Have Your Muskoka Cottage Featured Here Next Spring appeared first on Cottage In Muskoka.

Minutes from Lake Muskoka, this local gem is popular with year round residents, cottagers and locals alike. “Best coffee, treats for the kids, breakfasts, dinners and anything you ever need always available. Friendly service and great food.” See five star reviews on Trip Advisor. The owners have established the shop well, and are now ready to pass this thriving business along. The business is not only popular, it makes money! Profits increased by 7% 2020-2021. Please contact brokerage for financial details. Store has an accessible washroom and dedicated septic system and generator. Property is turn key and detailed chattels list and information on running the business is available.

Placed on a little over an acre, there is a fenced in residence steps away, which makes this the perfect work from home business. The 3 bedroom home features a primary bedroom with walk-in closet & ensuite, Muskoka room with fireplace and hot tub, a chef’s dream kitchen with tons of counter space, and a workshop for the creator in you. The front yard is fenced in, and a row of trees provides additional privacy between the home and the shop.

Want to take a tour?

The post Milford Bay Cafe and 3 Bedroom Home for Sale appeared first on Cottage In Muskoka.

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This Muldrew Lake waterfront building lot features 400 feet of frontage. One of the larger and much sought after lakes in Muskoka, Muldrew Lake offers cool, clear swimming, great boating and fishing and the ultimate Canadian Muskoka experience.

The sellers have invested five years in developing the lot and have therefore priced it to sell. This property has been in the same family since the turn of the last century and it is time to share the experience. The `feel` is remote, yet the reality is that this pine and granite wonderland is located not far along Peninsula Road.

Minutes to Muskoka Wharf & Gravenhurst Amenities

Come and test it – you will find it is a quick 10 minute drive to town. The topography is rugged and pristine for a classic Muskoka experience. The building site has an Evaluation Report available to qualified buyers. Please ask about its Managed Forest Property designation.

The post ** NOW SOLD** Muldrew Lake Waterfront, 400’ Frontage appeared first on Cottage In Muskoka.

Muldrew Lake is Muskoka’s eighth largest lake, and only 90 minutes to the GTA. Close to all the amenities of Gravenhurst, Muldrew Lake is pristine and only seems far away.

This site would provide the ultimate, private platform for the Muskoka cottage of anyone’s dreams. The views are incredible. The owners have spent five years, preparing the paperwork so that you can step in with your designer and builder and finally make your dreams come true. The lot is vast, yet close to town (10 minutes, honestly!). The land is gorgeous and the rock slipping gently into the water will tickle your fancy. Why wait? They aren`t making any more land and Muldrew is the ultimate.
An Environmental Report has been completed and a copy will be provided to the qualified buyer. This is a Managed Forest property. Just ask about it.

If a Muskoka cottage building lot is on your radar, you need to see this rare, large, private property.

The post **NOW SOLD** Stunning Muskoka Cottage Building Lot, 500’ Muldrew Lake appeared first on Cottage In Muskoka.

Beautiful, waterfront building lot on popular Sparrow Lake. Rare size, mixed hardwood and pine forest with lots of rock outcroppings. Expansive, island dotted views from this very private lot.

There is a great building site featuring easy access to dock and waterfront site, which combine shallow and deep entry.

Severn township is very familiar with this property and can help you with your building plans.

The post **NOW SOLD** Sparrow Lake, Muskoka Cottage Lot -361′ frontage appeared first on Cottage In Muskoka.