How Does the Planning Process Work???

July 10, 2011

On Monday, July 6th, the Board of Directors of Cedar Grove Residents’ Community Corporation held another meeting with the members of planningAlliance and CIVIS, the Community Engagement Team engaged by Peel Living to develop a Community Plan for Twin Pines.   These meetings have been occurring monthly.

At this meeting, Bryan Bowen, who is the project’s Planning Approvals Lead, gave a power point presentation on the ‘mysteries’ of the planning process.  The Board found this was very informative in explaining timelines and the many steps involved in each phase of the planning and approvals process.  Consequently it was thought that this information may also be helpful in assisting our residents in understanding what exactly goes into obtaining approvals for such a major undertaking as the re-imagining of the community of Twin Pines.

Outlined below is a synopsis of how these proceedings unfold:

Planning Approvals – (Conceptual Phase) – governed by Provincial Legislation

Community Concept Plan (non-statutory) – this is the point where we have the opportunity for the highest input

  • public meetings are held with all stakeholders (residents of Twin Pines, our neighbours, local businesses, etc.)
  • meetings will also include transportation experts, engineers, etc. (technical phase)
  • planning Alliance takes all suggestions, weighs the pros and cons,  and produces several Alternative Plans
  • these Alternative Plans are  taken back to stakeholders and a consensus, weighing all pros & cons, will hopefully produce a Hybrid Plan which the majority of stakeholders can live with
  • this Plan will then be presented to the Peel Living Board for endorsement
  • implementation will include phasing, costs, character and vision of the community

After the Peel Living Board has endorsed the Plan, it enters the City of Mississauga’s planning approvals process:

Municipal Planning Approvals (statutory)

  • Official Plan Amendment – The Mississauga Official Plan sets out the city’s vision for growth and development within the municipality in a way that is consistent with the Peel Region Official Plan.  Official Plan amendments may be required before changes can take place in Twin Pines
  • Zoning By-law Amendment – Zoning By-laws govern individual lots, density, parking, height of buildings, etc. and are amendable.  If any amendments are required, this is the time that they will be presented

Any amendments under the Official Plan and Zoning By-laws are approved by City Council and can be appealed.

Plan of Subdivision and Site Plan Approval are next and residents will have fewer opportunities to be involved in the planning process from this point on.

Building and Development Permits – (Detailed/Technical – no input from stakeholders)

  • Building Permits
  • Site Servicing Permits
  • Construction Management Plan – includes staging, phasing, and managing interruption to residents
  • Streetscape Permits
  • Others (TBD)

The timing for these various steps to proceed are dependent on many factors.  In the case of Twin Pines, they could depend on Peel Living’s partnership with the City of Mississauga in planning this future community, the City of Mississauga’s Dundas Corridor Master Plan (Dundas Connects) and Metrolinx’s Dundas Street Bus Rapid Transit (BRT) expansion.  This, however, gives us an idea of how complex this procedure is and how it is difficult to make accurate assumptions of timelines.

If you have any further questions regarding this process, please contact Michelle Drylie at 647-231-6820 or email: