Consents and Severances

"Consent" means getting approval to divide land without needing a full Plan of Subdivision. The Committee of Adjustment grants Consent to ensure land is divided properly, following a clear planning process.

When reviewing a Consent application, the Committee looks at several factors, including:

• Whether it follows provincial guidelines
• If it aligns with the City’s Official Plan
• Whether it meets the City’s Zoning By-law rules
• Compatibility with nearby land uses
• Availability of services and proper vehicle access
• Whether the land is suitable for the proposed use
• If the proposed lot design is suitable

You need to apply for a consent to:

• Create a new lot
• Adjust property lines between two neighbouring parcels of land
• Register or discharge a mortgage on part of a property
• Establish lease agreements in excess of 21 years
• Establish an easement or right-of-way
• Validate title

For more than two new lots, a Plan of Subdivision is usually required. Exceptions may apply if:

• The land fronts onto a municipal-standard public road
• The development is considered infill
• All required subdivision fees are paid

Step 1: Pre-consultation

Staff strongly encourage a pre-consultation meeting before applying for consent. Visit the Pre-Consulation for Development Applications page or contact a City Planner for details.

Step 2: Submit your application

Apply online through your City Dashboard Account and include:

• A valid pre-consultation form or checklist
• A survey sketch, in metric, that was prepared by an Ontario Land Surveyor
• PIN Page or Deed
• A completed Owner Authorization form (available when applying in your City Dashboard account)
• Supporting studies, plans, and materials listed in the pre-consultation checklist
• Consult the City’s Development Guides
• Follow the file format and naming guide
• All required fees:
• City of Niagara Falls – Check the Schedule of Fees
• Niagara Region (if applicable)
• Niagara Peninsula Conservation Authority (if applicable)
• Any additional forms listed in the application (Schedules B-D)

Step 3: Attend the hearing

Your application will be reviewed at a Committee of Adjustment Hearing. The public can attend and share comments. You or your agent must be present to answer questions.

Check the Committee of Adjustment page for submission deadlines and hearing dates.

Can I get a refund if my application is denied?

No, refunds are not available. Staff still spend time reviewing and processing applications, whether they are approved or denied.

Can I appeal the decision if my application is denied?

Only the applicant, the Minister or a specified person or public body that has an interest in the matter may appeal a decision to the Ontario Land Tribunal (OLT). If you are eligible and disagree with a decision of the Committee of Adjustment, you can appeal to the OLT within the 20-day appeal period.