Depending on the project, a planning application in Ontario can involve a land use planner plus surveyors, civil engineers, architects, landscape architects, archaeologists and ecologists. Which of these you need depends on the type and scale of what you’re proposing. The municipality usually confirms what’s required at a pre-consultation meeting before you apply.
What does the planner do?
The planner builds the planning case for your application. A key part of that is the Planning Justification Report (PJR), a professional document that evaluates how your proposal fits provincial policy, the municipal official plan and the zoning by-law. It addresses land use compatibility, built form, servicing, transportation and environmental considerations, and gives a reasoned opinion that the proposal represents good land use planning.
Planners also represent clients at public information meetings, council meetings and public hearings. If an application goes to the Ontario Land Tribunal, a planner can act as an expert witness, presenting an independent professional opinion.
Which other consultants might you need?
Larger or more complex applications often need technical input beyond planning. The consultants most often involved are:
| Consultant | What they typically contribute |
|---|
| Surveyor | Property surveys and existing site conditions |
| Civil engineer | Grading, servicing and stormwater management |
| Architect | Building design |
| Landscape architect | Landscaping plans |
| Archaeologist | Archaeological assessment, where required |
| Ecologist | Environmental and natural heritage features, where required |
Where a conservation authority is involved, its requirements also need to be addressed, and the planner usually coordinates with it.
How do you know which studies you’ll need?
Usually at a pre-consultation meeting with the municipality, before you apply. Requirements vary by municipality and by project. Our guide to preparing for a development application walks through the studies and documents most often requested.
Who keeps everyone coordinated?
Ideally, one person does. When several consultants are working on one application, their reports have to line up, deadlines have to match and the municipality needs a clear point of contact. Without strong coordination, projects can stall, face delays or run into unnecessary complications.
That’s the role of planning project management. At Morgan Planning & Development, it includes:
- facilitating the pre-consultation meeting and preparing meeting minutes
- assembling the consulting team
- managing the process through to approval
We’ve acted as both planning consultant and project manager on projects including:
- the Muley Point Subdivision in Ramara, a 46-lot residential subdivision
- Vetta Spa in Oro-Medonte
- SPY Cider House & Distillery in The Blue Mountains
FAQ
Do I need a planner for a small application like a minor variance?
Even small applications have a test to meet. Every minor variance is evaluated against the four tests in Section 45(1) of the Planning Act, and a planner can prepare the application to address them.
Do I hire each consultant myself?
You can. Alternatively, a planning project manager can assemble and coordinate the team for you.
When should I bring in a planner?
Before you commit to a land purchase, design work or a planning application. A development feasibility analysis at that stage shows what’s realistically possible on the site and which approvals you’ll need.
Planning a project and not sure who you’ll need? Let’s discuss your project
