Navigating Land Development: Avoiding Costly Mistakes with Professional Planning Services

In the world of land development services, the most common mistake people make is assuming that they can build whenever and whatever they want on their private property. Many people have purchased land (with or without a building on it) with grand plans for developing it. Building their dream house or business, utilising that beautiful pond, or possibly demolishing an old building, only to find out that they are not allowed to build:

• where they wanted on the property;
• as tall as they wanted;
• as large as they wanted;
• or even at all!

Why Buying Land Without Planning Can Lead to Costly Surprises?

This can come as a big surprise to new owners or even veteran developers who didn’t do their due diligence homework. A great way to avoid these surprises is to hire a land use planner or a land development consultant from a reputable land development agency BEFORE buying or selling a property. These professionals, often part of specialised land development companies, offer land development services that include reviewing Provincial or Municipal policies to identify restrictions. You can ask them to assess the property and share your vision. Through their expertise, they will provide a detailed Property Development Feasibility report, outlining what is or is not allowed on the property. If your plan is not currently permitted, they can prepare Planning Justification Reports to evaluate the likelihood of success for applications such as land severance or requests to amend zoning rules to realise your plans.

The reasons for a municipality to deny building permits or planning applications are many, but most can be discovered beforehand with the help of land development services. This can save time and (lots of wasted) money, particularly if you can avoid buying a property that won’t work for your plans. The more obvious reasons for a building permit denial are fairly straightforward:

• Building plans do not meet the standards of the Ontario Building Code (OBC);
• Building plans don’t align with zoning requirements, often requiring Zoning and Minor Variance Services;
• Other protective laws impact the development.

Common and Overlooked Reasons for Building Permit Denials

Unfortunately, these are far from the only reasons for a denied building permit or planning application. A Land development consultant plays a key role in identifying opportunities for growth and development. The following group lists several less obvious obstacles for development (albeit not exhaustive):

• Required services (i.e., water, sewage, etc.), or service capacity is not available for your land;
• Conservation authority regulated land restrictions, including areas prone to flooding and habitats for endangered species;
• Poor soil conditions for construction;
• Heritage building protections;
• Archaeological study requirements, let alone a significant archaeological find;
•  Overshadowing/sunshade requirements, which may necessitate Photometric Planning Services to assess lighting impacts;
• Impact on local traffic;
• Impact on sensitive uses.

A land use planner is crucial in shaping the city’s urban landscape and growth. The following special cases have nothing to do with the property in question and largely relate to the properties in the surrounding area, catering to a land development agency. Some of them can even be missed by municipal staff who aren’t careful when reviewing a proposal, but upon actual application, you could get denied when someone notices the error:

• Any development within the area controlled by the Ministry of Transportation (MTO), which can be about 250 metres from a highway interchange or roughly 100 metres from a regular stretch of highway;
• Any development within 200 metres of a large pit or quarry (municipality dependent);
• Any development within certain setbacks from farm operations, which depend largely upon the scale and type of farming operations, roughly up to 500 metres +/-;
• Conversely, farm operations are limited in the same way as above;
• Any development near railroad operations, up to 300 metres away;
• Any development near an endangered species or fish habitat.

Land development companies play a crucial role in transforming raw land into thriving commercial and residential areas. All the issues mentioned above are written in black and white, enforceable as laws or bylaws. Unfortunately, there are also many other possibilities for a project to get stymied that are less concrete. These can include:

• Urban design services guidelines (in black and white but not as easily enforced);
• Neighbourhood character;
• Political pressures;
• Local or Indigenous peoples taking an opposing stand;
• Continuous delays for ‘minor’ mistakes, accidental administrative errors, and omissions. This type of delay could easily push a project back several months or even years, which could ruin a smaller developer or just cost them big, to the point that the project is no longer financially viable.

With all of this in mind, it can look very daunting to even consider development, not to mention the amount of time required for some types of applications, such as Site Plan Development, even if things go smoothly. The best way to go about planning a development is to involve a land use planner or land development consultant from a trusted land development agency as early as possible in the project. These experts, often employed by land development companies, can help you identify the hurdles your project is likely to face and guide you on the path of least resistance for accomplishing your goals. For instance, they can assist with Zoning and Minor Variance Services to adjust zoning restrictions. Sometimes, they may advise that your plans are next to impossible and recommend alternative approaches or locations.

How a Land Development Consultant Can Streamline the Process?

Municipalities are no joke when it comes to planning applications. They can prevent most developments they don’t want from ever happening within their boundaries and can pseudo-legally delay undesired projects for months at a time through errors, conflicting departmental feedback, or prolonged reviews when decisions are before the council. A land development consultant can judge which policies a municipality is likely to be flexible on and which are non-negotiable, leveraging their experience to streamline the process.

Contact us today to schedule a consultation and take the first step toward a smooth and successful land development project.

Don’t let unexpected roadblocks derail your development dreams. Whether you’re planning a residential build, commercial project, or land severance, partnering with an experienced land development consultant early in the process can save you time, money, and frustration. At Urban in Mind, our expert land use planners are here to help you navigate the complex web of zoning laws, municipal policies, and site-specific challenges to make your vision a reality. Ready to get started? Contact us today at (905) 320-8120 to speak with an experienced land development consultant and take the first step toward a successful project.