Land Development & Severance
Smart solutions for lot severance, zoning, and redevelopment in Toronto
Professional Land Development & Severance Services
What Is A Land Severance?
Land severance, also known as lot severance, is the process of dividing a single property—or multiple adjacent properties—into two or more legally distinct parcels of land. For instance, a 100 ft x 200 ft lot can be split into two 100 ft x 100 ft lots, or potentially three lots of approximately 66.7 ft x 100 ft, depending on zoning and municipal guidelines. In Toronto and the GTA, this strategy is increasingly popular among homeowners and developers looking to unlock land value and development potential.
Severing land involves more than just dividing a lot—it requires compliance with zoning bylaws, frontage requirements, servicing standards, and other local regulations. Each municipality has its own rules regarding minimum lot size, road access, and proximity to infrastructure, especially in intensification zones or near transit corridors.
Architects and planning consultants play a key role by conducting site analysis, designing compliant lot layouts, preparing application packages, and representing clients before city planners or the Committee of Adjustment.
Whether you’re planning to build custom homes or increase your property’s value, land severance—when done properly—can turn a single lot into a valuable multi-lot investment.
Does my lot qualify to be severed?
The first question to ask when considering a lot severance is whether your neighbourhood supports it. If every property on your street has similar lot sizes, your chances of severance approval are low. However, if the street has a mix of lot widths—some at 25 ft, others at 50 ft or 60 ft—you may have a better chance, as smaller lots help set a precedent.
For example, if you have a 50 ft wide lot next to a 25 ft lot, that narrower lot can support your case by showing that reduced frontages already exist in the area. To better understand your property’s potential, check the zoning maps for your city—whether in Toronto or elsewhere in the GTA. Each municipality has its own minimum lot width requirements, and these maps will show what applies to your specific location.
For the most accurate assessment, consult with a planning professional who can review past severance approvals and variances in your neighbourhood. We can help connect you with the right experts—just fill out the form below to get started.
Land Severance Process in Toronto and the GTA
Completing a land severance in Toronto or anywhere in the Greater Toronto Area (GTA) involves several regulated steps under the Ontario Planning Act. While specific details can vary by municipality, the general process includes:
- Pre-Consultation and Site Analysis:
The first step is to consult with a land use planner, architect, or surveyor to assess the feasibility of the severance. This includes reviewing the zoning bylaws, lot dimensions, servicing availability, and surrounding lot patterns. Many municipalities require a formal pre-consultation meeting before submission. - Application Submission:
If the severance appears feasible, an application for Consent to Sever must be submitted to the municipality’s Committee of Adjustment (COA) or designated approval authority. The application must include detailed site plans, surveys, zoning summaries, and applicable fees. - Public Notice and Community Input:
Once submitted, the municipality issues a public notice—typically through signage on the property and notices mailed to nearby residents. A minimum of 14 days’ notice is required before the public hearing. Neighbours may express support or opposition. - Committee of Adjustment Hearing:
The COA holds a public hearing to review the proposal, consider staff reports, and hear any public feedback. They may approve, approve with conditions, or deny the application. If approved, you’ll receive Provisional Consent, which outlines specific conditions to be fulfilled. - Appeal Period:
Following the decision, there is a 20-day appeal window. In Toronto, appeals go to the Toronto Local Appeal Body (TLAB); in other municipalities, they are handled by the Ontario Land Tribunal (OLT). - Surveying and Lot Registration:
If no appeal is filed and all conditions are met within one year, a licensed surveyor prepares a reference plan (R-Plan) to define the new lots. These are registered with Ontario’s Land Registry Office, officially creating the new parcels. - Building Permits:
Once the lots are registered, you can apply for building permits through the city’s building department. Each lot requires a separate permit and must comply with the applicable zoning and building codes.
Land Development & Severance :
Costs and Financials
Applying for land severance comes with several financial considerations. From professional services to municipal fees, here’s a breakdown of the key costs you can expect:
- Survey Costs:
Before submitting a land severance application, a detailed property survey is required. This involves hiring a licensed Ontario Land Surveyor to map out the property’s dimensions, boundaries, and physical features.
Estimated cost: Approximately $3,000 for a standard residential lot. - Application Fees:
Each municipality sets its own fee structure for processing severance applications.
City of Toronto (2024): $6,763.20
Other municipalities: Usually lower, depending on location - Special Reports:
Municipalities may request supporting reports such as:
Environmental Impact Assessments
Traffic Studies
Planning Justification ReportsEstimated cost: $3,000–$5,000 per report, but costs can vary based on scope and complexity.
- Professional Fees:
Hiring professionals is often essential to ensure a smooth process. These may include:
Lawyers: $300–$800/hour
Planning Consultants: $150–$500/hour
These experts guide zoning compliance, documentation, and representation before municipal committees
FAQ
Your Questions Answered
When it comes to land development and severance, questions are common—and we’re here to make the process clear. To help you understand how it all works, we’ve answered some of the most frequently asked questions about lot severance, zoning, and development approvals. If your question isn’t covered here, don’t hesitate to contact us. We’re always ready to help.
What is land severance?
Land severance, also known as lot severance, is the process of dividing a single property into two or more legally separate parcels of land. Each new lot can be sold, developed, or retained independently.
Can any property be severed?
Not necessarily. Severance depends on several factors, including zoning bylaws, lot size, frontage requirements, surrounding property patterns, and municipal policies.
How do I know if my property qualifies for severance?
The best way to find out is through a site analysis by a planner or architect. You can also check your city’s zoning maps to see the minimum lot width and area required for your zone.
What is the role of the Committee of Adjustment?
The Committee of Adjustment (COA) reviews severance applications and makes decisions based on zoning compliance, planning guidelines, and community input.
How long does the land severance process take?
Typically, the process takes 4 to 6 months, but this can vary depending on your municipality, the complexity of the application, and whether any appeals are filed.
Will I need a survey for land severance?
Yes. A licensed Ontario Land Surveyor must prepare a reference plan (R-Plan) showing the new lot boundaries, which is then registered with the Land Registry Office.
Do I need a planning consultant or architect?
While not mandatory, hiring a planner or architect significantly improves your chances of approval. They handle zoning analysis, drawings, application documents, and representation at hearings.
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