Regulatory RoadMap

Do you want to build a bakery? Convert a medical office into a yoga studio? Develop multi-family housing? The clearer your vision at the outset, the higher the likelihood that the Islands Trust and the Capital Regional District (CRD) can help you determine whether or not your project is feasible. A helpful starting point is to review zoning maps, land use bylaws, and the Official Community Plan. When you approach the Islands Trust and/or the CRD with your idea, it is even more beneficial to have preliminary plans, photographs, architectural sketches, and an understanding of the geography of the site.

To contact planning staff at the Islands Trust, http://www.islandstrust.bc.ca/connect/contact-staff/

To contact building inspectors at the CRD, https://www.crd.bc.ca/service/building-permits-inspections/contact-us

With two different governing bodies involved, it can be confusing to navigate parallel commercial development and building application processes. Put simply, the responsibilities of each organization differ and can be thought of as:

• The Islands Trust issues development permits. Development permits are necessary “when you propose to alter land, subdivide land, build, add or alter a building or structure on property within a development plan area.” A development permit is required to ensure that development complies with the objectives set forth in the Official Community Plan.

To learn more, please see the Islands Trust Application Guide: Development Permit.

• The Capital Regional District issues building permits. Recently, the CRD has required that building permit applications are submitted only after Islands Trust has approved the site plan and construction drawings as consistent with zoning and development permit areas. Building permits then act as information sources about the safety and sanitation of a site, including information about water, sewage, and road access.

To learn more, please see the CRD’s Building Permits & Inspections FAQs.

To submit the development permit application to the Islands Trust and the building permit application to the CRD, it is imperative to have the title information for the site or property. In addition to the information provided on the title, it is also important to provide related title documents, including non-financial charges on the Title. If you are navigating the commercial development process on the owner’s behalf, it is also essential to provide proof of the owner’s approval.

• For the CRD’s Building Permit Application, please click here.
  • Electrical requirements from province https://www.technicalsafetybc.ca/electrical/electrical-inspections
  • Well water is through Ministry of Forest Lands Natural Resource Operations https://www2.gov.bc.ca/gov/content/environment/air-land-water/water/groundwater-wells-aquifers
• For the Islands Trust’s Development Permit Application Form, please click here.

Efficiently navigating the commercial development application process can save you time and money. If thorough applications are submitted to the Islands Trust and CRD and there are no issues, applications can be approved in 3-4 weeks. If information is missing, the approval process can take longer.

Some commercial development applications to the Islands Trust may necessitate a development variance. These generally take 3-4 months. Others may entail a land use bylaw amendment, which takes approximately 12 months. The most noteworthy timeline is for permit applications that include a change to the Official Community Plan. This takes 12-18 months, mostly because of the introduction of additional approval agencies (see next tip).

In addition to the Islands Trust and the CRD, a number of other organizations may be involved in your application, depending on the complexity. These include:

Throughout the application processes, the following documents are required:

• Site plan
• Construction drawings
• Current title search (dated within 30 days of application date)
• Copies of non-financial charges on Title
• Copy of current Property Assessment Notice (property taxes)
• Water documentation: written approval from Water District, well log, water test results*
• Sewage disposal permit*
• Plumbing permit*
• New Home Registration Form*
• Communications generated by the organizations listed above*

*May not be required in all applications