Severing a lot means dividing one property into two or more separate parcels, each with its own legal title. In Simcoe County, this requires a consent application — usually reviewed by the local municipality’s Committee of Adjustment or, in some cases, the County itself, depending on where the property is located and how the planning function is delegated.
What does a consent to sever require?
A severance application has to satisfy the same four-part test used for minor variances under Ontario’s Planning Act: the proposal must maintain the general intent of the official plan and zoning by-law, be appropriate, and be consistent with provincial planning policy. On top of that, the reviewing body looks specifically at whether both the new lot and the retained lot (what’s left of the original property) meet zoning requirements on their own — lot size, frontage, setbacks, and access all have to work for each resulting parcel, not just the property as a whole.
This is where severance applications commonly run into trouble. A property might be large enough in total area to support two lots, but if the retained portion ends up with an oddly shaped or landlocked configuration, or either parcel can’t meet minimum frontage, the application won’t proceed as submitted.
What does the process look like?
- Feasibility review — Morgan Planning assesses whether the property can support a severance under current zoning and official plan policy, including how the new lot line would be drawn.
- Application preparation — a survey, sketch, and supporting planning rationale are prepared for the consent application.
- Circulation and notice — the municipality circulates the application to neighbouring property owners, agencies (such as the conservation authority, where relevant), and municipal departments.
- Hearing and decision — the Committee of Adjustment (or delegated authority) holds a hearing and issues a decision, often with conditions attached.
- Conditions and final approval — most consents come with conditions (such as rezoning the new lot, providing easements, or paying levies) that have to be cleared before the severance is finalized and a deed can be registered.
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What can stop a severance application?
A few things commonly derail a severance before it’s approved:
- Retained lot doesn’t meet zoning — the leftover parcel ends up undersized, oddly shaped, or without proper frontage.
- Access issues — a new lot without direct frontage on a public road, or reliant on a shared driveway, raises concerns.
- Conservation authority objections — for properties near shorelines, wetlands, or floodplains (relevant across parts of Simcoe County and Muskoka), a conservation authority may object or require conditions before supporting the application.
- Conditions not fulfilled — an approved consent lapses if the attached conditions (rezoning, easements, agency sign-off) aren’t completed within the timeframe set by the decision.
An experienced planning consultant identifies which of these are likely to come up before the application is submitted, not after a hearing raises them.
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FAQ
Is severing a lot the same as a subdivision?
No. A consent to sever typically creates up to three new lots from an existing parcel through a relatively simpler process; a plan of subdivision is used for larger-scale lot creation and involves a more extensive review.
Do I need a survey to apply for a severance?
Yes — an accurate survey showing the existing property and the proposed new lot line is required to support the application.
Can a severance be refused even if my lot is large enough?
Yes. Lot size alone doesn’t guarantee approval — the application also has to meet zoning for both resulting parcels, satisfy the four-part Planning Act test, and get past agency review where applicable.
Can Morgan Planning help if my property is near a shoreline or conservation area?
Morgan Planning & Development works with properties across Simcoe County and the District of Muskoka, including shoreline and cottage-area severances, and can identify conservation authority requirements as part of the feasibility review.
