Why Most Development Permits Get Delayed

Most development permits don’t get delayed because of architectural design.
They get delayed because key servicing and site constraints weren’t resolved before submission.

The Problem

Delays usually appear after first review:

• “Confirm downstream sanitary capacity”

• “Revise stormwater approach”

• “Provide easements for proposed infrastructure”

• “Align with Secondary Plan requirements”

These are not minor — they trigger redesign, coordination, and resubmissions.

The Insight

The issue is not the drawings.
It’s that critical risks were left open — especially where servicing, land requirements, and policy intersect.

If the City cannot confirm:

• Capacity

• Constructability

• Land ownership / easements

• Policy alignment

…the file cannot move forward.

What to Ask Your Consultants (Before Submission)

Push for clear answers — not “we’ll address later”:

Sanitary

• Has downstream capacity been confirmed or is it assumed?

• Are upgrades or constraints expected?

Stormwater

• Is the strategy aligned with City/TRCA expectations for this site?

• Will it hold through detailed design?

Easements & Land Requirements

• Are any off-site works or easements required?

• Are they identified early (not during detailed design)?

• Do they impact adjacent owners or phasing?

Secondary Plan / Policy Alignment

• Does the servicing strategy align with the Secondary Plan vision?

• Are there planned roads, parks, or infrastructure corridors affecting the design?

• Are we protecting for ultimate conditions?

Coordination

• Do grading, servicing, and access all work together — or conflict?

Assumptions

• What are we assuming that the City may reject?

What to Do

Before submission, ask:

“Are there any servicing, land, or policy risks still unresolved?”

If yes — expect delays.

Soft Close

Approvals move faster when servicing, easements, and policy alignment are resolved early — not discovered through comments.