Development Planning
General Integrated Advisory and Consultancy Services (GIACS) was established with a simple philosophy:
Today’s development projects require advisors who understand municipal planning, development economics, financing, consultant coordination, and project execution. Rather than operating within a single discipline, GIACS provides integrated advisory services that bridge planning, real estate, and development strategy.
We work alongside developers, investors, landowners, non-profit organizations, and institutions to navigate increasingly complex approval processes while identifying opportunities to maximize project value and minimize risk.
Our Difference
Most planning firms focus primarily on municipal approvals. GIACS goes further, and our integrated approach considers:
- Land Use Planning and Municipal Approvals
- Development Feasibility and Financial Performance
- Risk management
- Project coordination
- Investment objectives
This broader perspective allows us to provide advice that is technically sound while remaining commercially practical.
Our Team
Andrew T. Leung, RPP MCIP, MPS
Managing Director, Chief Operating Officer
Andrew Leung is the Founder and Managing Director of GIACS and a Registered Professional Planner with expertise spanning land use planning, development management, real estate finance, and strategic advisory. His multidisciplinary background enables him to bridge the gap between municipal planning, development strategy, and investment decision-making, providing clients with practical advice that aligns regulatory requirements with commercial objectives.
Throughout his career, Andrew has played a key role in advancing the approvals of projects representing more than 3,000 residential units and over 2 million square feet of commercial and industrial development across Ontario. His experience spans agricultural, residential, commercial, industrial, and mixed-use developments, where he has guided projects through complex municipal approvals while balancing regulatory, technical, financial, and stakeholder considerations.
Beyond traditional planning, Andrew has extensive experience in development feasibility, capital stack, financial analysis, and real estate investment strategy. He has also supported the operations of multiple real estate debt and equity investment funds representing approximately $75 million CAD in assets, providing insight into project financing, investment evaluation, and risk management. This unique combination of planning and financial expertise allows him to advise clients not only on obtaining approvals, but on making sound business decisions throughout the development lifecycle.
Education:
Master’s in Real Estate, Georgetown University
Bachelor of Urban & Regional Planning, Ryerson University
Hon. Bachelor of Arts, University of Toronto
Certificate in Project Management, Cornell University
Certificate in Architecture, Ryerson University
Accreditations:
Ontario Professional Planners Institute
Canadian Institute of Planners
Andy T. Mok, RPP MCIP
Director, Lead Planner
Andy is a Registered Professional Planner specializing in land use planning, municipal approvals, and strategic development advisory across Ontario. With a track record spanning the private and non-profit sectors, he brings experience and insight to residential, commercial, industrial, institutional, and affordable housing developments.
At GIACS, Andy leads clients through all stages of the statutory planning process. His practice encompasses Official Plan Amendments, Zoning By-law Amendments, Site Plan Approvals, Plans of Subdivision and Condominium, Minor Variances, and Consents. As project lead, he routinely directs multidisciplinary teams of technical consultants, drives negotiations with municipal staff and regulatory agencies, and represents clients before committee meetings, municipal councils, and public consultation forums.
Prior to GIACS, Andy served as a senior planning consultant to a wide range of development interests, including a Fortune 500 company where he supported the delivery of over 3 million square feet of industrial assets. His non-profit experience includes serving as an in-house planner and project coordinator to a $17 million Housing Trust and a leading non-profit housing provider, securing vital Canada Mortgage and Housing Corporation (CMHC) grants and financing.
Known for his collaborative approach and focus on risk mitigation, Andy translates complex regulatory frameworks into clear, actionable development strategies that advance clients’ broader investment goals.
Education:
Post-Baccalaureate of Urban & Regional Planning, Ryerson University
Hon. Bachelor of Arts, York University
Accreditations:
Ontario Professional Planners Institute
Canadian Institute of Planners