We provide comprehensive planning solutions involving all aspects of land development and municipal planning.
- Development Permit Applications
- Subdivision Applications
- Rezoning Applications
- Infill Design
- Intermunicipal Development Plans
- Neighbourhood Designs
- Area Structure Plans
- Land Feasibility Studies
- Site Selection Reports
- Regional Planning
- Urban Design Guidelines
- Municipal Development Plans
- Land Use Bylaws
We assist rural municipalities to develop statutory and non-statutory documents including Land Use Bylaws, Municipal Development Plans, Area Structure Plans and Area Redevelopment Plans. The Plans are developed through extensive stakeholder engagement and citizen input. The final documents are approved by Councils of respective municipalities.
Land Use Bylaws
Municipal Development plans
Municipal Development plans
GSA’s approach to Urban Design & Master Planning projects acknowledges the relationship of the communities, urban form, technological systems as well as the effects of global issues on our cities.
Place making for quality of life
GSA Urban design proposals are built on our insight into the way places influence wellbeing, work and lifestyle, as well as technical understanding of interconnected systems such as transport, energy, waste and information. GSA’s planners and designers understand how place making can shape the future of a location. The location specific design solution for various cities is delivering urban working and living environments that will attract local and international investment, transforming the future of the city centre.
Urban environments are becoming increasingly complex; issues such as changes to household makeup, land scarcity and air quality require innovative solutions. GSA’s technical understanding of all layers of the built environment allows our master planners to redefine urban living and working practices.
Delivery and implementation
Key to our success is collaboration with clients, partners and stakeholders, which deliver designs that are futuristic at the same time implementable.
Site Master Planning
GSA believes in creating spaces that can bring the people close to nature. Our concept ideas begin with intense research before providing a particular design solution. We always strive to integrate ecological principles in our projects and ultimately contribute towards improving the overall quality of life.
We aim to create a balance between constructed spaces and natural systems. We have extensive experience in preparing large-scale urban master plans and urban design plans including landscape interventions, waterfront projects, parks, squares and theme based gardens. Our consultancy services include landscape design, planting design, lighting strategy, Irrigation strategy and Material specification package.
Our planning and design projects build on extensive stakeholder and public consultations. We have extensive experience in designing and facilitating design charrettes, focus group sessions, open houses and community engagement sessions. Our consultation approach focusses on:
- Engaging the client and key stakeholder representatives in developing the consultation program
- Establishing transparent communication streams
- Effective use of web-based platforms
- Effective messaging
- Information sharing and knowledge building
- Develop efficient feedback loops
Focus group sessions
We offer the tools to facilitate all stages of your land development project. Our extensive experience on designing site layouts at a variety of scales gives us the ability to anticipate challenges and be proactive in finding solutions. Through critical design and collaboration, the GSA team produces site layouts meet pro-forma and marketability. Our site layout designs reflect our planning expertise and market knowledge.
Once you are satisfied with the site layout, you will need a subdivision plan. Subdivision is when you divide a piece of land into two or more parcels. Subdivision is a two-part process – conditional approval and endorsement. Conditional approval is the process of determining what conditions will need to be met approve a tentative plan of subdivision. The endorsement process confirms that these conditions have been met.
Complex subdivision application requires a conceptual scheme which evaluates in detail improvements to serve the future development in terms of environmental impacts, transportation, municipal servicing. They provide a more specific planning framework for future development. GSA works closely with municipal departments, external agencies, and stakeholders to create successful conceptual schemes, adding value to the design process.
Once the conceptual scheme and subdivision are approved, you may require a servicing agreement with the municipality to address public infrastructure improvements to serve the future developments.
Land Sub Division
GSA provides its clients with a roadmap to clearly lay out tasks, milestones and timelines to keep track of project progress. If you are planning to construct a new building, alter an existing building, change the use of a property or change the intensity of use of a property, you will need a development permit. If your project consists of interior alterations only with no change of use or intensity of use, you do not need a development permit. You may need a building permit in addition to your development permit. A building permit is required for the construction, alteration or demolition of buildings and structures, or the installation of signs.
Whether a project is has major or minor scope, municipalities require a development permit for most types of development. In addition, business owners often need a change of use development permit to start their business within existing buildings. If your development application is rejected, we can represent you before the Appeal Board to revert the Development Authority’s decision.
Change of use permit
Subdivision and development appeals CPTED report
Green Space Alliance assists developers and businesses in the pre-construction process with proven abilities in conducting due diligences to select a site and handling municipal permit approvals. Our team includes Urban Planners and Designers specialized in real estate development, who provide subdivision design, site layout, rezoning and development permit approvals. Our goal is to have strong and lasting client relationships through a clear understand of their zoning, subdivision, development, and pro-forma needs.
Before you can consider buying a piece of land for future development, we would to analyze the zoning to determine what land uses are allowed and what kind of structures can be built. If your idea for the future development is not contemplated within the existing zoning, you may need to rezone your property to allow the land use that you want for your development.
GSA has extensive experience with standard rezonings and Direct Control applications. We have successfully led numerous Direct Control infill projects from inception to Council approval. The GSA team has considerable expertise in drafting Direct Control regulations to reflect a proposed design at appropriate mix of density and land uses. This includes working with City administration to draft customized Direct Control regulations that address sustainable development, urban design, and implementation strategies that suit clients’ needs and City’s requirements.
Complex rezonings and Direct Control applications are multi-disciplinary and may involve approval of a municipal design review panel, which is something that GSA excels at demonstrating that the merits of the future development, and that it will not negatively impact the community, the environment, and municipal infrastructure.
Design review panels
Conventional and Direct Control
Complex and/or large developments may be multi-disciplinary as they involve Site Selection, Landscape Design, Urban Design, Urban Planning, Community Engagement, Land Development, and Planning Approvals, and may require a range of supportive technical studies. GSA offers professional urban planning services that cover everything from initial design to final implementation. With a strong commitment to leadership and success, we work with clients to build and improve urban places of all sizes using careful research, analysis and strategy.
Often this type of development requires multiple planning applications in order to receive project approval from a municipality. The approval process of rezoning, development permit, and subdivision applications are quite different. The application process and timelines will vary depending on type of development being proposed and the municipality’s capacity to process applications.
GSA is well-equipped to lead multi-disciplinary teams to efficiently prepare, submit, and manage development projects through design, the review process, and approvals. With a strong commitment to leadership and success, GSA’s Planners will project manage your project from start to completion to ensure they are complete on time and within budget. Properly managing a development project can save time and reduce the risk associated with the approval. We can design a service package to address your project specific needs for timely planning of your development.