Greenbelt and Agricultural Zoning: What You Can Do With Your Land in Ontario

Land in the Greenbelt or in an agricultural zone comes with rules that are stricter than those for ordinary town lots. If you own or are buying rural land, it helps to know early what you can build, whether a second home is possible and whether you can divide the property.

This article explains the main limits in plain terms. The details depend on your exact zoning, on the municipality and on whether the Greenbelt Plan applies, so treat it as a starting point and confirm with the municipality and a lawyer.

Several layers of rules apply

Rural land is usually affected by more than one set of rules at once: provincial policy, the municipality's official plan and zoning by-law, and, in some places, the Greenbelt Plan. Under the Provincial Planning Statement, 2024, new residential lots may not be created in prime agricultural areas except under policy 4.3.3.1.c), which covers residences that are surplus to a farm operation.

This is the main reason rural residential severances on farmland are refused. Start by asking the municipality what your property is zoned and whether it is in a prime agricultural area or the Greenbelt.

Second homes and additional units

Under the Provincial Planning Statement, 2024, planning authorities must permit up to 2 additional residential units in prime agricultural areas, subject to criteria. These units cannot be severed into separate residential lots and must stay with the principal dwelling.

A surplus farm dwelling severance is a different matter. One new residential lot may be severed for a residence that is surplus to a farm operation after a farm consolidation, and the planning authority must ensure that no new dwellings or additional residential units are permitted on the remaining farm parcel. Where the Greenbelt Plan applies to a surplus-dwelling severance in the Protected Countryside, the planning authority must ensure that a residential dwelling is never permitted on the retained farm lot.

Dividing the land: severances

A consent (severance) under the Planning Act is generally needed to sell, mortgage or charge part of a property, or to enter into any agreement about it lasting more than 21 years. If a property is already split, for example by a public road or railway, no consent is needed to deal with the separate parts.

The one main farm exception is a surplus farm dwelling. One new residential lot may be severed for a residence that is surplus to a farm operation after a farm consolidation. The lot must be the minimum size needed, and the planning authority must ensure that no new dwellings or additional residential units are permitted on the remaining farm parcel.

When deciding a consent, the authority looks at whether it conforms with the official plan, whether the land suits the purpose, and whether there is adequate vehicle access, water supply, sewage disposal and protection from flooding. If several severances are planned for the same area, the authority may decide that a plan of subdivision is needed instead.

Permits you may still need

• Building permit: needed before you build a new structure over 10 square metres, add to or renovate a building, change its use, or excavate or lay a foundation, except that a small shed of no more than 15 m² that meets the Building Code conditions (one storey or less, not attached to any building or structure, used only for storage accessory to a principal building on the lot, and with no plumbing) needs no permit under section 8 of the Building Code Act. If the project needs a zoning change or a minor variance, no permit will be issued until that approval is obtained.
• Septic permit: every septic installation, repair or upgrade needs a permit and must be inspected.
• Conservation authority permit: needed for development in regulated areas, including floodplains, shorelines, wetlands and watercourses.
• Shore lands work permit: a Public Lands Act work permit may be needed for a dock or boathouse in physical contact with more than 15 m² of Crown or adjacent shore lands.
• Farm buildings: a Minimum Distance Separation calculation is needed before a permit can be approved.

Building without a required permit is an offence under the Building Code Act, 1992. Even a small shed can have conditions, and municipal zoning rules still apply.

What to do next

• Ask the municipality for the zoning, official plan designation and any Greenbelt Plan mapping for your parcel.
• Check with the local conservation authority whether any part of the land is regulated.
• Before buying, confirm in writing what buildings and uses are lawful and whether permits were obtained.
• If you want to divide the land, find out which body grants consents where your land is located.
• If a consent is refused or conditions are imposed, note that appeals to the Ontario Land Tribunal are made within 20 days of the notice of decision.
• Get advice from a lawyer on your specific plans.

Frequently asked questions