A client who has never developed a project in Ontario has just bought some land in Richmond Hill, in a Major Transit Station Area. They come to you for advice on how to develop their land, which is currently designated for low-density residential in the official plan and zoned for the same uses in the zoning by-law.They want to build high density residential. Since they are new to development in Ontario they want you to explain to them how land use planning approvals work in the province. explain which level(s) of government pass laws regulating planning, and what the key pieces of legislation are.