Every great community, neighbourhood, and development starts with a strong plan. Urban design and master planning is the foundation that determines how land is used, how buildings relate to each other, how people move through spaces, and how communities grow sustainably over time. Whether you are a private developer planning a large mixed-use project, a property owner seeking a zoning amendment, or a builder navigating the municipal approval process — ITI Permit provides professional urban design and master planning services backed by over a decade of Ontario planning and BCIN-certified design experience. We serve developers, builders, investors, and property owners across Hamilton, Toronto, Mississauga, Brampton, Oakville, Niagara Falls, Stoney Creek, Waterdown, and throughout Ontario — trusted since 2012.
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Urban design and master planning involves the comprehensive planning, layout, and coordination of land use, buildings, infrastructure, and public spaces at a site or community scale. In Ontario, urban design and master planning services are required when:
Professional urban design and master planning ensures your development vision aligns with Ontario’s planning policies, municipal zoning bylaws, and community goals — reducing approval delays and setting your project up for long-term success.
A master site plan is the blueprint for how an entire development site will be organized — showing building placement, road networks, parking, open spaces, servicing, and phasing. ITI Permit prepares detailed, municipality-ready master site plans that coordinate all elements of your development and satisfy planning department requirements for approval.
Before any development moves forward, your property’s zoning must be thoroughly reviewed. We analyze your municipality’s zoning bylaw to determine permitted uses, density allowances, setback requirements, height limits, and any restrictions that apply to your site — giving you a clear picture of what can be built and what approvals may be needed.
When your development proposal does not conform to the existing zoning regulations, a Zoning Bylaw Amendment application is required. ITI Permit prepares ZBA application support materials — including justification reports, planning rationale, and required drawings — and guides you through the municipal review and approval process.
An Official Plan Amendment is required when a proposed development is inconsistent with the municipality’s Official Plan land use designations. We assist with OPA applications — preparing planning rationale, supporting documentation, and required drawings — to help your development secure the policy approval it needs to move forward.
Mixed-use developments that combine residential, commercial, and public uses on a single site require careful master planning to balance competing needs and satisfy multiple regulatory requirements. ITI Permit specializes in mixed-use development planning — coordinating land uses, building relationships, pedestrian access, parking, and site servicing to create cohesive, approvable development proposals.
Designing a new community or neighbourhood from scratch requires thoughtful planning of road networks, lot layouts, open spaces, community amenities, and service infrastructure. We prepare community and neighbourhood layout designs that meet Ontario planning standards, support livable community principles, and satisfy municipal planning departments.
Transit-oriented development — designing higher-density, mixed-use communities around transit nodes — is a growing priority across Ontario. ITI Permit prepares transit-oriented development plans that maximize density, promote walkability, and align with provincial transit planning policies and municipal official plans.
Well-designed public spaces and streetscapes are essential to any successful urban development. We incorporate public space and streetscape design into our master plans — including pedestrian pathways, urban plazas, street tree planting, lighting, and accessibility features — ensuring your development creates vibrant, people-friendly environments.
Planning a land subdivision in Ontario requires careful coordination of lot layouts, road design, servicing, grading, and municipal approval processes. ITI Permit prepares subdivision and land development plans that meet Ontario Planning Act requirements and municipal subdivision approval standards.
Most significant development projects in Ontario require site plan approval before a building permit can be issued. We prepare complete site plan approval packages — including building placement, access, parking, landscaping, grading, drainage, and servicing details — and manage the full submission and review process with your municipality.
Our urban design and master planning services are available for:
ITI Permit brings together BCIN-certified design expertise and over a decade of Ontario planning and building permit experience — giving our urban design and master planning clients a team that understands both the design and regulatory dimensions of development in Ontario.
We handle the most complex planning approval processes in Ontario — Official Plan Amendments, Zoning Bylaw Amendments, and Site Plan Approvals — preparing all required documentation and managing municipal correspondence until your approvals are secured.
As Ontario municipalities increasingly prioritize higher-density and mixed-use development, ITI Permit’s planning team brings current knowledge of provincial planning policy, growth plan requirements, and transit-oriented development standards to every project.
With over a decade of experience navigating Ontario’s planning and building permit system, we understand how municipalities review and approve development applications — and how to prepare submissions that get approved efficiently.
Professional urban design and master planning services at the most economical rates in Ontario. Transparent quotes, no hidden fees — so your project budget remains predictable.
Planning timelines in Ontario can be long. Our team works efficiently to prepare high-quality planning submissions faster than most Ontario firms — reducing the time between concept and approval.
We have a physical office where you can meet our planning and design team in person. We believe in building real, long-term relationships with our clients — not just completing transactions.
Responsive communication, proactive project updates, and no unnecessary delays — from initial planning consultation to final municipal approval.
Step 1 – Free Consultation We discuss your development vision, site location, existing zoning, planning policy context, and approval requirements. You receive a clear, transparent quote with no hidden costs.
Step 2 – Site & Policy Analysis We conduct a thorough review of your property’s zoning, Official Plan designations, provincial planning policies, and any site-specific constraints — giving you a complete picture of what your site can support and what approvals are needed.
Step 3 – Master Plan & Urban Design Development We develop your master site plan and urban design concept — coordinating land uses, building placement, access, public spaces, and infrastructure in a cohesive, approvable plan.
Step 4 – Planning Amendment Applications (If Required) If OPA or ZBA approvals are needed, we prepare all required application materials — planning rationale, supporting drawings, and municipal forms — and manage the submission and review process.
Step 5 – Site Plan Approval Submission We prepare your complete site plan approval package and submit it to the municipality — managing all follow-up communication with planning staff until approval is granted.
Step 6 – Building Permit Ready With site plan approval secured, your project is ready to proceed to the building permit stage. ITI Permit can also handle your BCIN-certified building permit drawings and permit submission — making us your single point of contact from master plan to construction.
We provide urban design and master planning services in:
Urban design focuses on the visual and functional quality of buildings, streets, and public spaces — how a place looks, feels, and works for people. Master planning is the broader strategic process of organizing land use, infrastructure, and development across an entire site or community. ITI Permit provides both services in an integrated approach.
An Official Plan Amendment is required when your proposed development does not conform to the land use designations in your municipality’s Official Plan. ITI Permit assists with OPA applications — preparing planning rationale, required drawings, and managing the municipal review process.
A Zoning Bylaw Amendment is required when your development proposal does not conform to the current zoning regulations on your property — for example, if you need greater height, higher density, or a different permitted use than what the zoning currently allows. ITI Permit prepares ZBA application materials and guides you through the municipal approval process.
Site plan approval is a municipal review process required for most significant development projects in Ontario before a building permit can be issued. It reviews building placement, access, parking, landscaping, grading, and servicing. ITI Permit prepares complete site plan approval packages and manages the full municipal submission process.
Yes. ITI Permit provides urban design and master planning services to private developers, property investors, builders, contractors, and municipalities across Ontario.
Yes. ITI Permit specializes in mixed-use development planning — coordinating residential, commercial, and public use elements on a single site while satisfying Ontario planning policy and municipal approval requirements.
Planning approval timelines in Ontario vary significantly depending on the type of approval required and the municipality. Site plan approvals may take weeks to a few months; Official Plan Amendments and Zoning Bylaw Amendments can take considerably longer. ITI Permit prepares high-quality, complete submissions to minimize review cycles and reduce approval timelines.
Costs vary based on project scope, scale, and the approvals required. ITI Permit offers some of the most competitive rates for urban design and master planning services in Ontario. We provide a transparent quote before work begins — no hidden fees.
From master site plans to zoning amendments and mixed-use development proposals, ITI Permit’s urban design and planning team delivers professional, approvable, and cost-effective planning services across Ontario — faster and at a price that keeps your project moving.
📍 Serving: Hamilton | Stoney Creek | Waterdown | Toronto | Brampton | Mississauga | Oakville | Niagara Falls | Ontario 📞 Call us today for a free consultation 🌐 Visit Google Map: https://share.google/tmetMqGM5cEi62dVO
Trusted by Ontario developers, builders & property owners since 2012.
Ontario's Most Trusted BCIN-Certified Architecture, Building Permits & Licensing Services — Serving Hamilton, Toronto, Mississauga, Brampton, Oakville, Niagara Falls, Stoney Creek & Waterdown Since 2012.
