The reason that…

The reason that Municipalities require studies and reports is to support an Application. For example, a developer may be proposing a plan of subdivision but there is a known wetland in the area with a creek. This plan of subdivision should be supported by a Stormwater Management Plan to address how drainage issues will be addressed in a wetland to ensure that the development will not have negative long-term impacts on the residents of those homes. The plan of subdivision should be supported by an environmental study to assess the impact of the removal/filling in of a wetland will have on the watershed. If there is a significant impact, it will have negative long-term impact on many people.

The reason for studies is to understand, assess, mitigate and address potential negative impacts from development. If the studies come back in support of the development, then the Municipality hires certified professionals who can understand the studies and reports and act on behalf of the Municipality. This is to ensure the development is appropriate and is long-term thinking (not shortsightedness). Legitimate concerns of impacts on people's quality of life should be considered in land use planning decisions. Bad land use planning from the past is the reason that Municipalities are stuck trying to fix these issues.

Shadow Impact Studies, Wind Impact Studies, and Lighting Studies are important to mitigate potential concerns on local residents. Although developers may not like them, there is no reason that developers cannot try to mitigate negative impacts.

A Shadow Impact Study is important as it does impact people's livelihoods. Nobody wants shadows on their home all day. For example, a high-rise apartment tower may cause shadows on numerous properties whereas a mid-rise apartment tower with a different building design will reduce the impact of shadows.

A Wind Impact Study is important because there have been issues with prior developments creating wind tunnels on streets and sidewalks. One example is Argyle Street in Halifax where a Wind Impact Study was not conducted.

Urban Design is important because Municipalities are held responsible to ensure development occurs that supports human-scale and architecture that is compatible with the local neighbourhood.

Lighting is important to ensure new development is not creating too much light or directing light towards existing homes and businesses. This is a problem throughout older development which is the reason Municipalities started requesting lighting/illumination studies.

Studies that should be included for a complete Application is a case-by-case basis and depends on the type of Application. Generally, the studies should include:
- Planning Justification/Rationale Report/Briefing
- Archaeological Assessment
- Heritage Impact Assessment
- Functional Servicing Report/Study and Plan
- Traffic Impact Study/Brief
- Environmental Impact Study/Statement
- Environmental Site Assessment/Record of Site Condition
- Stormwater Management Plan/Study or Drainage Impact Study
- Geotechnical Study
- Slope Stability Study/Report
- Erosion/Sediment Control Plan
- Hydrogeological Study
- Flooding and Wave Uprush Analysis
- Deer Wintering Assessment
- Ground Water Quantity and Quality Testing
- Parking Impact Study
- Tree Inventory and Preservation Study/Arborist Report
- Noise and Vibration Study
- Land Use Compatibility Study
- Market Impact Study
- Urban Design Study
- Soil Study
- Site Evaluation Report
- Lands Needs Assessment
- Aggregate Impact Assessment
- Landscaping Plan
- Survey Plan
- Accessibility Design Standards Checklist
- Aeronautical Report
- Air Quality and Odour Study
- Architectural Control Guidelines
- Studies related to Secondary Plan and Heritage Conservation District
- Community Services and Facilities Studies
- Contaminated Site Assessment
- Energy Study
- Lighting/Illumination Plan
- Shadow Impact Study
- Wind Impact Study
- Urban Design Study
- Topographical Survey
- Utility Plan

The terms of reference for each of these studies will be case-by-case where some proposals may require a more comprehensive terms of reference whereas others require a less extensive terms of reference. For example, a Plan of Subdivision for 500 homes is going to have a more comprehensive terms of reference than one 6-storey apartment building.

The certified professionals to be included in the list of professionals are the professionals who can complete the above studies, including, but not limited to, engineers, biologists, surveyors, land use planners, architects, designers, archeologists, and landscape architects. Limiting who can supply studies and reports will only decrease competition amongst professionals, resulting in increased costs.