Understanding the Development Approval Process

When new residential developments are proposed in the City of Hamilton, they must follow a structured approval process under the Planning Act. Developers often share high-level summaries, but the full process includes several steps, technical requirements, and public engagement opportunities that are important for residents to understand.

Approval Stages in Hamilton

Most major planning applications begin with a Pre-Consultation Meeting with City staff. This determines which studies, reports, and technical submissions are required before a complete application can be submitted.

Depending on the proposal, the following approvals may be required:

1. Official Plan Amendment (OPA)

Needed if the proposal does not conform to the Urban or Rural Hamilton Official Plan.

2. Zoning By-law Amendment (ZBA)

Required when the zoning does not permit the proposed use, height, density, or layout.

3. Draft Plan of Subdivision (if new public roads or multiple lots are created)

This establishes new streets, blocks, and lots.

4. Site Plan Control

Most multi-unit, commercial, industrial, and institutional developments require Site Plan Control, which reviews building placement, access, parking, landscaping, servicing, lighting, and more.

5. Building Permits

Issued only after all previous approvals are in place, all conditions are met, and all fees are paid.

Required Studies

Hamilton typically requires several technical studies before an application is considered complete. Depending on location and context, these may include:

• Transportation Impact Study

• Functional Servicing Report & Stormwater Management Report

• Environmental Impact Study (EIS)

• Noise & Vibration Study

• Archaeological Assessment (Stage 1 & 2)

• Hydrogeological Study (common in rural areas)

• Urban Design Brief

• Tree Protection & Landscape Plan

• Agricultural Impact Assessment (when near farmland)

Additional studies may be requested if new issues arise during review or if the proposal changes.

All studies are reviewed by City staff, circulated to internal departments and external agencies, and made public once the application is formally submitted.

Decision-Making and Public Input

Hamilton follows the Planning Act’s public engagement requirements, including:

• Public notices mailed to properties within 120 metres

• Posting on the City’s Planning Notices website

• Statutory Public Meeting at Planning Committee

• Opportunities for written submissions

• Resident deputations

A City planning report with recommendations is prepared and presented to Planning Committee before a Council decision is made.

Following approval, there is a 20-day appeal period during which appeals may be made to the Ontario Land Tribunal (OLT).

Timelines

Development approvals in Hamilton typically take:

• OPA/ZBA: 12–18 months

• Subdivision approval and registration: 18–36 months

• Site Plan Control: 6–24 months

• Building permits: 1–3 months after all conditions are cleared

Large or complex developments may take longer.

Your Role as a Resident

Residents can participate by:

• Attending public information sessions

• Making written submissions

• Speaking at the statutory public meeting

• Reviewing application materials online

• Contacting our office or Planning staff with concerns or questions

Public participation plays a meaningful role in shaping local development.

Learn More

You can view development applications, notices, and reports at:

• City of Hamilton Planning Applications Portal

• Interactive Development Mapping Tool

For questions about a specific proposal, contact my office at 905-546-2110 or ward11@hamilton.ca