You are now a fully qualified planner and have just started your own firm. 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. Write a memo to them which explains which level(s) of government pass laws regulating planning, and what the key pieces of legislation are. Make sure you include all the different levels of planning documents that we have covered this term, and what tests have to be met when looking at each of those documents, and any other tests they should be aware of that planning decision makers have to meet when making planning decisions. Make reference to any particular planning policies (at the provincial level - you do not need to research official plan policies in York or Richmond Hill) that might support their proposed high density development. This question is not about process (i.e. what applications have to be filed, appeal periods etc.) but is about the planning hierarchy in Ontario. Demonstrate your understanding of how the planning policy regime works.