Land Severance & Municipal Consent Process

Unlocking the hidden potential of real estate through property division requires navigating Ontario’s municipal planning framework with precision. Officially known as a consent to sever, a land severance is required under the Ontario Planning Act to divide one parcel of land into two or more parts without registering a full plan of subdivision.

Whether you are splitting an oversized lot to build a new custom home or reorganizing property boundaries, our professional project management framework guides you seamlessly through the municipal approval process from concept to final title creation.

Explore the 4-Phase Processes

Phase 1: Feasibility & Pre-Application Consultation

Aligning Your Vision with Municipal Planning Policies

Before filing paperwork, we evaluate the property’s underlying planning framework to determine viability, minimize risk, and ensure alignment with municipal requirements.

Official Plan & Zoning Analysis: Reviewing local municipal Official Plans, zoning by-laws, minimum lot frontages, and area-specific land-use policies.
Initial Site & Topographical Assessment: Assessing existing structures, easements, natural heritage features, and physical constraints (such as trees or grading) that could impact the split.
Pre-Application Consultation: Meeting directly with municipal planning, engineering, and building department staff to present the concept, uncover potential red flags, and determine required supporting studies (e.g., environmental site assessments, tree preservation plans, or drainage reports).
Surveyor & Consultant Coordination: Engaging an Ontario Land Surveyor (OLS) and specialized consultants early to prepare baseline boundary mappin

Phase 2: Application Submission & Municipal Review

Managing Documentation and Agency Circulation

Once feasibility is confirmed, we assemble a comprehensive submission package and manage the administrative review lifecycle with the local Committee of Adjustment or Land Division Committee.

Complete Application Package Preparation: Compiling architectural sketches, legal descriptions, survey plans, and formal municipal application forms.
Internal & External Agency Circulation: Coordinating reviews with municipal departments (Engineering, Forestry, Transportation) and external bodies (such as Conservation Authorities or utility providers).
Public Notification & Signage: Ensuring compliance with statutory public notice requirements, including mailing notices to neighboring property owners and posting required notice signage on-site.
Staff Recommendation Report Analysis: Reviewing the municipal planning staff’s formal assessment and recommendation report prior to the hearing to address any technical comments or conditions.

Phase 3: Committee of Adjustment Public Hearing

Advocating for Your Application

The public hearing is the formal adjudication stage where the Committee of Adjustment reviews the merits of the severance.

Hearing Representation: Presenting the application, articulating the planning rationale, and demonstrating how the proposal conforms to the Provincial Planning Statement (PPS) and local Official Plan.
Addressing Public & Committee Feedback: Responding professionally to comments from neighbors or committee members during the open floor discussion.
Decision & Notice Management: Tracking the Committee’s live vote and managing the statutory 20-day appeal period following the issuance of the Notice of Decision. (Note: If contested or appealed, we manage representation through the Ontario Land Tribunal.)

Phase 4: Fulfilling Conditions & Title Creation

Clearing Requirements and Finalizing the Split

Approval from the Committee is granted on a provisional basis, subject to specific conditions that must be satisfied before the new lot legally exists.

Condition Tracking & Coordination: Managing the timeline to ensure all conditions—such as parkland dedication, development charges, minor variances, or grading and servicing agreements—are fully satisfied within the statutory window (typically up to two years).
Reference Plan Registration: Directing your OLS to finalize and register the required Reference Plan (RP split) on title.
Certificate Issuance: Securing the final Certificate of Consent from the municipal secretary-treasurer.
Legal Conveyance & PIN Creation: Working alongside your real estate lawyer to register the transfer documents, establishing independent Property Identification Numbers (PINs) for both the newly severed lot and the retained parcel.