Ramara's east shore of Lake Couchiching: what to know

Ramara describes itself as lying "along the northeastern shores of Lake Simcoe and Lake Couchiching." On Couchiching, that's the whole east shore, from the Atherley Narrows north past the Rama area and Longford Mills toward Washago. This is the sunset side of the lake, and it's the reason many buyers start their search here. It's also the shore with the most layers of approval for building, because Ramara is the one Couchiching municipality that belongs to the Lake Simcoe Region Conservation Authority.

For the lake-wide comparison, see rossmanteam.com's shorelines compared. This page goes into the Ramara-specific rules.

What is the east shore like?

Sun and exposure

East-shore lots look west across open water; the lake is up to about 5 km wide. You get afternoon and evening sun on the dock and the sunset over the lake. A few practical consequences:

• Heat and glare. The afternoon sun is strong on west-facing decks and rooms in July. Look for shade trees, overhangs or an awning.
• Wind and waves. A west wind has the full width of the lake to build waves before they reach an east-shore dock. Check how the dock is built and anchored, and whether the shoreline shows erosion.
• Ice. Wind-driven ice can push against east-shore docks and shorelines at break-up. Ask how the dock fared in past springs.

Rock and trees

Severn's water report notes that Precambrian bedrock underlies the northern and eastern parts of the lake. Much of the east shore has more rock and mature trees than the limestone south and west. That's beautiful, but it also affects septic design, well drilling and how easily you can regrade.

Neighbours and landmarks

The Chippewas of Rama First Nation's community is on the east shore north of the Narrows. Ramara's settlement areas near Couchiching include Atherley-Uptergrove, Longford Mills and Washago. Much of the shore between them is rural residential and cottage lots off Rama Road and the side roads and private lanes that run down to the water.

What services should you expect?

Assume private services until the township confirms otherwise:

• Water. A drilled well or a lake-drawn system with treatment. If it's lake water, see septic, wells and lake water.
• Sewage. A private septic system.
• Roads. Some lots are on township roads. Others are on private lanes with shared maintenance. Get the road agreement in writing.

How does Ramara's septic reinspection program apply?

Ramara runs a mandatory reinspection program on a continuous five-year cycle for properties within 100 m of the Lake Simcoe shoreline and watershed, and within 100 m of a municipal well or surface water intake zone. Covered owners must have a certified hauler complete a pump-out certificate and submit it within the inspection year. Tertiary systems can submit a maintenance report instead. A $30 charge is added to the tax bill each year of the cycle under By-law 2023.34.

The program page doesn't mention Lake Couchiching by name. Whether a given east-shore lot is covered is a property-specific question. Check the "On-Site Sewage Reinspection Phase and Year" layer in the Simcoe County GIS map, or email septic@ramara.ca. Either way, get a private septic inspection when you buy.

What are Ramara's shoreline zoning rules?

From Ramara's Zoning By-law 2005.85 (consolidated July 2024). Confirm the zone and any exceptions on Ramara's interactive zoning map.

Rule	What the by-law says
Building setback	No buildings or structures within 15 m of the high water mark of Lake Couchiching
How the high water mark is measured	From the average annual high water elevation for Lake Simcoe and Lake Couchiching, as established by a conservation authority
Hazard limits	No new development or site alteration within the farthest landward of the dynamic beach, flooding (100-year flood level plus 5 m) and erosion (stable slope plus 15 m) hazards, or local conditions
Docks, ramps, boathouses	Allowed in the required yard, at least 2.0 m from the side lot line or its projection, with any other required approvals
Boathouse size	No more than 4.5 m high from the average high water mark; width no more than 30% of the lot width at the high water mark
Freestanding decks near water	Up to 15 m², at least 2.0 m from a side lot line, floor no more than 0.6 m above grade (By-law 2024.38)

Some properties carry stricter site-specific rules. For example, the by-law's SR-10 zone requires buildings to be at least 20 m from the Lake Couchiching shoreline. That's why checking the exact zone matters.

When does LSRCA get involved?

LSRCA regulates development in hazard areas under Ontario Regulation 41/24. Its permits cover building or placing structures, grading, placing or removing fill, and alterations to shorelines and watercourses within regulated areas. Ramara says properties within the LSRCA-regulated area "must obtain a permit from LSRCA prior to applying for a building permit." Ramara also requires building permits for boathouses, decks and shorewalls or retaining walls, and notes that the Ministry of Natural Resources issues work permits for shoreline activity that meets its criteria, which must be in hand before you apply to the township.

On the east shore, that typically means:

1. Look up the property on LSRCA's Interactive Regulation Mapviewer. LSRCA reviews its mapping each year, with 2026 updates expected by the end of November.
2. If it's regulated, talk to LSRCA before you design an addition, a new dock footing on land, a shoreline wall or major landscaping. Call 905-895-1281 (1-800-465-0437) or email regulations@lsrca.on.ca.
3. Apply to LSRCA, then to Ramara for the building permit (Building Services, 705-484-5374 ext. 296).
4. For anything in or on the water, check with Parks Canada and the Ministry of Natural Resources too. A conservation authority or municipal permit doesn't replace a provincial work permit where one is needed.

The step-by-step path is on docks and shoreline permits.

What should you check before buying on the east shore?

1. The zone and setbacks, including any site-specific exception.
2. Whether the lot is in an LSRCA-regulated area, and approvals for past shoreline work.
3. Dock, boathouse and shoreline wall permits from every agency involved.
4. Septic location, age and inspection history; whether the lot is in the reinspection program.
5. Water source, treatment and recent bacteriological tests.
6. Road type, maintenance and winter access.
7. How the dock and shoreline handle west wind, waves and spring ice.

How Jordan can help

Jordan works across Ramara, Severn and Orillia and can help you pin down the zoning, LSRCA status, septic program and permit history on a specific east-shore lot before you commit. He can also line up evening showings so you see the sunset side in its evening light. Call 705-345-0797 or reach out below.