Consent & Severance Drawing Support
The service is matched to the actual project, municipality and information available before detailed permit documentation is finalized.
What does this service need to solve?
Ontario’s consent process under section 53 of the Planning Act allows an approval authority to consent to land division where a plan of subdivision is not necessary for the proper and orderly development of the municipality. Survey, legal and planning components remain separate professional responsibilities.
Planning and permit work starts by identifying the correct approval path. Zoning, applicable law, municipality-specific submission requirements and the proposed construction need to be separated before drawings or applications are taken too far.
What changes the scope of Consent & Severance Drawing Support?
The same project name can require different drawings and approvals on different properties. These four checks help define the real permit problem before the set is developed too far.
Property zoning
The applicable by-law, permitted use and site-specific standards should be identified first.
Correct approval path
A building permit, zoning review, minor variance, rezoning, site plan or other approval may be separate.
Application evidence
Survey information, existing approvals, municipal comments and supporting reports can affect the submission.
Municipal process
Forms, portals, applicable-law requirements and review comments differ by municipality and application type.
What the project package may need to communicate
The exact documents depend on the property, building, proposed work, municipality and professional scope. A coordinated set should explain the work clearly enough for the applicable review.
Property & survey information
Use reliable property information as the basis for zoning and site-related drawings.
Existing & proposed conditions
Show the physical development or use that the application asks the municipality to review.
Zoning statistics
Organize relevant setbacks, coverage, height, parking or other standards where applicable.
Planning drawings
Prepare site plans, floor plans, elevations or diagrams appropriate to the application type.
Application coordination
Organize forms, owner information and municipal submission material included in the service scope.
Comment / revision tracking
Respond to municipal drawing comments where included, while separating new or expanded scope.
Consent & Severance Drawing Support: project-specific permit considerations
What 828 Design can prepare and coordinate
Depending on the severance proposal and consultant team:
- concept/site plans showing proposed retained and severed parcels
- existing/proposed building footprints and development concepts
- zoning comparison for the proposed parcel configuration
- coordination of design revisions arising from municipal comments
- supporting building-design information for future development concepts
- coordination with the Ontario Land Surveyor, planner and other consultants where required
What should be reviewed before a consent application
Creating the legal parcel is only useful if the resulting lots can function and comply.
- current lot dimensions, ownership and survey information
- zoning compliance of both severed and retained parcels
- existing buildings and whether new property lines create setback/non-compliance issues
- access, servicing and drainage feasibility
- official-plan and neighbourhood/lot pattern considerations
- whether a consent is appropriate or a plan of subdivision/other planning process is required
Surveying and legal conveyance are separate
828 Design can prepare site/development drawings and zoning analysis, but only an Ontario Land Surveyor can provide the survey/reference-plan services within that regulated profession, and legal conveyance/title work belongs with the appropriate lawyer. The consent approval can also contain conditions that must be fulfilled before the land division is completed.
After a consent decision
Track every condition carefully. Survey/reference-plan work, legal documents, municipal requirements and any zoning or servicing conditions must be completed through the appropriate professionals before the consent is finalized.
How the permit drawing service moves forward
A clear sequence helps separate feasibility, design, documentation and municipal review without implying that any approval result is guaranteed.
Property / Project Review
Review the address, proposed work or use, available drawings and the main zoning/permit questions.
Existing Information
Confirm the measurements, survey/base-building information, photographs or consultant inputs needed for the accepted scope.
Permit Documentation
Prepare and coordinate the drawings and supporting information included in the written service agreement.
Submission / Review
Support the agreed municipal submission or comments process; added revisions and new requirements are handled as separate scope where applicable.
What to send for a project review or quote
Good starting information helps identify the correct service and avoids guessing about the building or property.
- property address and municipality
- current survey/title plan if available
- desired new lot line or parcel configuration
- existing building/site information
- future development concept for each parcel if known
- any municipal planning comments or prior severance decisions
The issued permit is the construction reference.
Contractors and owners remain responsible for construction, site safety, inspections and building in accordance with the issued permit documents. Material field changes should be reviewed before they are constructed because revised drawings, engineering or municipal approval may be required.
Connect the project to the right permit services
Use descriptive related-service links to move from the broad project question to the specific zoning, drawing or technical service that applies.
Zoning Review & Compliance Check
Property-specific review of zoning provisions that can affect use, setbacks, lot coverage, height, parking and project feasibility.
View related service →
Minor Variance & Committee of Adjustment Drawings
Drawing and application support where a proposal may need relief from one or more zoning provisions.
View related service →
Building Permit Application & Submission Support
Preparation and coordination of the agreed permit package and municipal submission process where included.
View related service →
Order To Comply & Unpermitted Work Permit Drawings
Permit drawings and documentation support for building-related Orders to Comply and existing work completed without the required permit.
View related service →Consent & Severance Drawing Support questions
Short answers first, with project-specific limits stated clearly.
Can I split any oversized lot into two?
No. Lot area alone is not enough. Zoning, access, servicing, existing buildings, planning policy and neighbourhood context all matter.
Is a severance the same as a subdivision?
No. Consent is generally used where a plan of subdivision is not necessary; larger/more complex land division may require a subdivision process.
Can 828 Design create the legal survey?
No. Legal cadastral surveying is performed by an Ontario Land Surveyor. We coordinate our design/site information with the surveyor.
Will both resulting lots need to meet zoning?
Zoning of the severed and retained lands is a central feasibility issue. Variances or other planning approvals may be required.
Can I get a building permit before the severance is complete?
The sequence depends on the proposal and municipal conditions. Land-division approval and building-permit applicable-law issues must be coordinated.
Does an approved consent finish the process?
Not necessarily. Conditions typically must be satisfied and the legal/survey steps completed within the applicable process before the severance is finalized.
What information should I send before a planning or permit review?
Send the property address, proposed work or use, survey/property information if available, existing approvals and any municipal comments, orders or application correspondence.
Is a zoning review the same as a building permit?
No. Zoning, planning and building-permit review are different approval layers. A project may need one or several processes depending on the proposal and property.
Request a permit drawing quote
Send the property or unit address and a short description of what exists and what you want to change. We will identify the information needed to review the requested scope.