The approvals a project usually needs
- Pre-application consultation with the City, to understand its expectations before applying.
- Official Plan amendment, when a project does not fit the use or scale the Official Plan sets for the area.
- Zoning by-law amendment (a rezoning), when the project exceeds what zoning allows for height, density or use.
- Minor variances from the Committee of Adjustment, for smaller departures from zoning.
- Site plan approval, for the detailed design of the site and building.
- Building permits, before construction begins.
Decisions on many of these applications can be appealed to the Ontario Land Tribunal.
What has changed in Ontario
Ontario has changed its planning rules several times in recent years to speed up housing. The More Homes Built Faster Act, 2022 (Bill 23) allowed up to three residential units on most urban residential lots, exempted smaller residential projects from site plan control and changed development charges and parkland requirements. The Cutting Red Tape, Building Ontario Faster Act, 2024 (Bill 185) made pre-application consultation optional for applicants, further limited third-party appeals and removed parking minimums near major transit stations.
Rules continue to change. Confirm the current requirements for any site with the City and a qualified planning professional.
What shovel-ready means
A shovel-ready site has the planning approvals it needs for the project to proceed to construction. For an owner or investor, it removes much of the uncertainty that comes before building, and that is why the approvals stage can add so much value.
