Approval of Draft Plan of Subdivision Application is the formal, multi-step process required to divide land into smaller, legally separate, and sellable lots, governed by the municipality in accordance with the Planning Act.
The process of approving the Draft Plan of Subdivision Application commences with a mandatory pre-consultation meeting to ensure that the proposed Plan of Subdivision is orderly, legal, and meets municipal standards regarding services, infrastructure, and zoning.
Key Aspects of the Approval of the Draft Plan of the Subdivision Application Process
Pre-Application Consultation (Pre-Con):
A required meeting with the municipal planning staff to identify issues and establish submission requirements, resulting in a required checklist of plans, studies, and reports.
These studies are typically required to support the Draft Plan of Subdivision Application:
Planning Justification Report, which provides information to understand the proposed Plan of Subdivision; to demonstrate how it is consistent or conforms to applicable provincial, regional, and municipal requirements, and the planning rationale for a proposed Plan of Subdivision.
Functional Servicing Report (FSR), which reviews the functional serviceability of a proposed Plan of Subdivision and determines the overall impact of a Plan of Subdivision on the water and wastewater service capacities, and the storm drainage system.
Stormwater Management Report/Plan, which outlines how a Plan of Subdivision will manage increased runoff, prevent flooding, and ensure water quality by integrating lot-level controls, conveyance systems, and end-of-pipe facilities.
Traffic Impact Study, which evaluates how a new residential development affects surrounding roads, intersections, and pedestrian/cycling networks.
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Environmental Impact Study (EIS), which assesses how a proposed Plan of Subdivision affects natural heritage and water resource features, such as wetlands, forests, and habitats.
Phase I/II Environmental Site Assessment (ESA), which confirms or refutes potential contamination from previous land uses and is a critical, mandatory step in the approval process for a Plan of Subdivision, particularly when land use is changing.
Geotechnical Report / Hydrogeological Study - Assesses soil conditions and groundwater table and evaluates potential impacts on the quality and quantity of groundwater.
Noise/Vibration Study, which is a technical assessment to ensure that the proposed Plan of Subdivision is compatible with its surroundings and that future residents are protected from excessive noise and vibrations.
Archaeological Assessment, which identifies, evaluates, and mitigates impacts on potential archaeological resources, including Indigenous sites or Euro-Canadian homesteads. and is required for land with historical potential.
Tree Inventory and Tree Preservation Plan, which identifies trees to be removed or protected.
Municipal Review and Comments: This process evaluates conformity to the Official Plan, lot sizes, and adequacy of services. We work with the municipal staff to resolve the issues identified during the review. If inevitably required, we will revise and resubmit plans and documents for additional review. When all comments have been received and all concerns resolved, the municipal planning staff will prepare a report and make a recommendation to the Council regarding the Approval of the Draft Plan of Subdivision Application.
Approval of a Draft Plan of Subdivision - The municipal staff's recommendations will be ratified by a Council meeting and are subject to a twenty-day appeal period. The Council approves the Plan of Subdivision, often with conditions, and the approval is "draft" until all the conditions are met.
Conditions of Approval - Approval of a Plan of Subdivision is rarely immediate; it is usually conditional upon the applicant satisfying specific requirements to ensure that the proposed Plan of Subdivision adheres to municipal, provincial, and environmental standards before legal land division. These conditions, which often must be satisfied within three years, include securing a subdivision agreement, detailed engineering, infrastructure servicing, and parkland dedication.
Subdivision Agreement: A legal contract between the owner and the municipality ensuring all conditions are met.
Final Registration: Once conditions are satisfied, the plan is registered in the land registry office, making the new lots legal for sale.
Our experienced land development experts help our clients with every aspect of the Draft Plan of Subdivision Application and navigate the complexities of the Plan of Subdivision and obtain Approval of the Draft Plan of Subdivision Application quickly and cost-effectively.
Our land development experts are knowledgeable in all facets of the Draft Plan of Subdivision Application and have unparalleled experience coordinating with all stakeholders, including municipalities and Conservation Authorities, to ensure a smooth and successful outcome.
For Additional Information, please contact the following
Key Players of Our Land Development Team:
Miaoyi Xue, P.Eng,
Joo Min Park, MEng, P.Eng.
Saloni Khoja, B.Arch.
Wei Ming Lin, P.Eng
Rui Cong Xia, P.Eng
Liu Sun, B.Des (Arch)
Pamela M Jerezano, B.Arch
LAND DEVELOPMENT EXPERTS
Land Line: 905 940 9937
After Hours / Text Messages: 647 877 8262
Email: landbuildex@gmail.com
Our fee for preparing a concept Site Plan, applying, and attending a pre-consultation meeting for a proposed Plan of Subdivision is $2,985⁺ʰˢᵗ.
If required, Concept Elevations or Renderings will cost additional.
We prepare all the required drawings, plans, and reports in support of
Site Plan Control / Approval
Re-zoning Application
Zoning By‐law Amendments
Official Plan Amendment
Draft Plan of Subdivision/Condominium
We apply for the Draft Plan of Subdivision in any municipality in Ontario, including
County of Brant, City of Brantford, City of Chatham-Kent, Haldimand County, City of Hamilton, Norfolk County, City of Kawartha Lakes, City of Toronto
REGIONAL MUNICIPALITIES
Durham
City of Oshawa, City of Pickering, Municipality of Clarington, Town of Ajax, Town of Whitby, Township of Brock, Township of Scugog, Township of Uxbridge
Halton
City of Burlington, Town of Halton Hills, Town of Milton, Town of Oakville
Niagara
City of Niagara Falls, City of Port Colborne, City of St. Catharines, City of Thorold, City of Welland, Town of Fort Erie, Town of Grimsby, Town of Lincoln, Town of Niagara-on-the-Lake, Town of Pelham, Township of Wainfleet, Township of West Lincoln
Peel
City of Brampton, City of Mississauga, Town of Caledon
Waterloo
City of Cambridge, City of Kitchener, City of Waterloo, Township of North Dumfries, Township of Wellesley, Township of Wilmot, Township of Woolwich
York
City of Vaughan, Town of Aurora, Town of East Gwillimbury, Town of Georgina, City of Markham, Town of Newmarket, City of Richmond Hill, Town of Whitchurch-Stouffville, Township of King
COUNTIES
Dufferin
Town of Grand Valley, Town of Mono, Town of Orangeville, Town of Shelburne, Township of Amaranth, Township of East Garafraxa, Township of Melancthon, Township of Mulmur
Elgin
City of St Thomas, Municipality of Bayham, Municipality of Central Elgin, Municipality of Dutton/Dunwich, Municipality of West Elgin, Town of Aylmer, Township of Malahide, Township of Southwold
Hastings
City of Belleville, City of Quinte West, Municipality of Centre Hastings, Municipality of Hastings Highlands, Municipality of Marmora and Lake, Municipality of Tweed, Town of Bancroft, Town of Deseronto, Township of Carlow/Mayo, Township of Faraday, Township of Limerick, Township of Madoc, Township of Stirling-Rawdon, Township of Tudor & Cashel, Township of Tyendinaga, Township of Wollaston
Northumberland
Municipality of Brighton, Town of Cobourg, Municipality of Port Hope, Municipality of Trent Hills, Township of Alnwick/Haldimand, Township of Cramahe, Township of Hamilton
Oxford
City of Woodstock, Town of Ingersoll, Town of Tillsonburg, Township of Blandford Blenheim, Township of East Zorra-Tavistock, Township of Norwich, Township of South-West Oxford, Township of Zorra
Peterborough
City of Peterborough, Township of Asphodel-Norwood, Township of Cavan Monaghan, Township of Douro-Dummer, Township of Havelock-Belmont-Methuen, Township of North Kawartha, Township of Otonabee-South Monaghan, Township of Selwyn, Municipality of Trent Lakes
Simcoe
City of Barrie, City of Orillia, Town of Bradford West Gwillimbury, Town of Collingwood, Town of Innisfil, Town of Midland, Town of New Tecumseth, Town of Penetanguishene, Town of Wasaga Beach, Township of Adjala-Tosorontio, Township of Clearview, Township of Essa, Township of Oro-Medonte, Township of Ramara, Township of Severn, Township of Springwater, Township of Tay, Township of Tiny
Wellington
City of Guelph, Town of Erin, Town of Minto, Township of Centre Wellington, Township of Guelph-Eramosa, Township of Mapleton, Township of Puslinch, Township of Wellington North
County of Perth
City of Stratford, Municipality of North Perth, Town of St. Marys, Township of Perth East, Township of Perth South, Municipality of West Perth
County of Middlesex
City of London, Municipality of North Middlesex, Municipality of Southwest Middlesex, Municipality of Thames Centre, Township of Adelaide Metcalfe, Township of Lucan Biddulph, Township of Middlesex Centre, Township of Strathroy - Caradoc, Village of Newbury
County of Huron
Municipality of Bluewater, Municipality of Central Huron, Municipality of Huron East, Municipality of Morris-Turnberry, Municipality of South Huron, Town of Goderich, Township of Ashfield-Colborne-Wawanosh, Township of Howick, Township of North Huron
County of Bruce
Municipality of Arran Elderslie, Municipality of Brockton, Municipality of Kincardine, Municipality of Northern Bruce Peninsula, Municipality of South Bruce, Town of Saugeen Shores, Town of South Bruce Peninsula, Township of Huron-Kinloss
County of Grey
City of Owen Sound, Town of The Blue Mountains, Town of Hanover, Municipality of Meaford, Township of Chatsworth, Township of Georgian Bluffs, Municipality of Grey Highlands, Township of Southgate, Municipality of West Grey
County of Haliburton
Township of Algonquin Highlands, Municipality of Dysart et al, Municipality of Highlands East, Township of Minden Hills
District of Muskoka
Town of Gravenhurst, Town of Bracebridge, Town of Huntsville, Township of Muskoka Lakes, Township of Lake of Bays, Township of Georgian Bay
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