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Our Land Use Planning Services

Our Land Planning Services

Site Plans

A site plan drawing delineates the arrangement of existing and proposed site conditions, including building placement, access, parking, landscaping, grading, servicing, and stormwater management features.  Preparing a comprehensive site plan is an important first step in the planning approval process.

Subdivisions

A draft plan of subdivision delineates how a parcel of land will be divided into individual lots, roads and servicing blocks.  A draft plan must address key considerations such as land use compatibility, environmental constraints, transportation routes, stormwater management, parks and community services.”

Condominiums

A draft of condominium establishes how a property will be divided into individual units and common elements, such as shared access, parking areas, and amenity spaces within a comprehensive development.

Zoning By-Law Amendments

A zoning by-law amendment (ZBA) is a planning approval that permits changes to the permitted uses that can occur on a property, or the development standards that apply to a property.  For instance, a ZBA may be used to expand the land use permissions, or apply site specific development parameters such as setbacks or lot coverages.  A ZBA must conform to the policies of the municipality’s official plan.

Official Plan Amendments

An official plan amendment  (OPA) is a planning approval that modifies the policies or land use designation(s) of a municipal official plan. An OPA is evaluated in the context of provincial policies, municipal objectives, and growth management considerations, including land use compatibility, servicing, transportation and environmental impacts.

Minor Variances

A minor variance is a planning application that seeks relief from the requirements of a zoning by-law. All minor variances are evaluated against four tests, which are listed in Section 45(1) of the Planning Act.

Severences

A severance or consent application is a planning approval that permits the division of a parcel of land into two or more separate lots.  A consent application may also be used to establish rights of way or easements.

Development Feasibility Analysis

A development feasibility analysis is a document we prepare to summarize and assess the quality and range of opportunities and constraints presented by a certain development scenario. MP&D utilizes our understanding of the economic, environmental, and planning contexts that influence development to provide our clients with the information they need to guide their decisions.

Public Engagement

MP&D sees public consultation is an integral aspect of the planning and development process. Our comprehensive understanding of planning policy and our commitment to effective communication result in public meetings where all stakeholders leave feeling well informed.

Planning Justification Reports

A Planning Justification Report (PJR) is a professional planning document that evaluates and explains the rationale for a proposed development or planning application.  A PJR assess how a proposal aligns with applicable planning policy and regulatory frameworks, including provincial policies, municipal official plans and zoning by-laws.   A PJR addresses matters such as land use compatibility, built form, servicing, transportation and environmental considerations, and provides a reasoned opinion that the proposal represents good land use planning and is in the public interest.

Project Management

We provide strategic advice to achieve municipal approvals, facilitate pre-consultation meeting, prepare meeting minutes and assemble consulting teams to achieve the required planning approvals. This includes surveyors, civil engineers, architects, landscape architects, archeologists and ecologists.

OLT Hearings

Acting as qualified  expert witnesses, we have a strong record of preparing and presenting independent professional opinions grounded in sound planning principles before the Ontario Land Tribunal.

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  • Phone: 705-327-1873
  • Email: mcooper@morganplanning.ca
  • Office: 21 Matchedash St. S #101
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