Development Approvals

Bigger projects need more than a building permit. Development Approvals cover rezoning, design variances, subdivision, and design-controlled areas.

Planning

Site plan

Show the proposal clearly before staff review begins.

Review

Staff review

Complete applications move faster through technical review.

Public

Public notice

Some applications require notice or a public hearing.

Abstract development approval process diagram with connected civic review steps — Most development approvals follow the same rhythm: intake, technical review, public input where required, decision, then permit conditions.

Types of development approvals

Different projects need different approvals. The most common types in Silvermere:

Development Permit (DP), for projects in a designated Development Permit Area (like the Downtown Mixed Use area). DPs confirm the project meets design guidelines.
Development Variance Permit (DVP), when you're asking to vary a specific Zoning Bylaw rule (a setback, a height, etc.) without changing the zoning itself.
Rezoning, when your project requires changing the zoning designation of your lot. Requires an amendment to Bylaw 411 and a Public Hearing.
Subdivision, creating new lots from an existing parcel. Governed by Bylaw 201 (Subdivision and Development Servicing).
OCP Amendment, changing the Official Community Plan itself. The biggest approval, requires Public Hearing and amendment to Bylaw 404.

The process

Every development approval goes through roughly the same path:

Pre-application meeting. Free, essential. Development Services tells you what you'll need, what timeline to expect, and any red flags.
Formal application. Complete submission with required plans, reports, and fees.
Staff review. Planners assess against the OCP, Zoning Bylaw, design guidelines, and engineering standards.
Advisory review (if applicable). Some applications go to the Advisory Planning Commission for comment.
Council decision, or staff-level decision for some permit types. For rezonings and OCP amendments, a Public Hearing happens first.
Permit issuance with any conditions you need to meet.

Heads up

Public Hearings are not optional

Rezonings and OCP amendments require a Public Hearing under the Local Government Act. Anyone affected can speak. Plan for this in your timeline and be prepared to engage with neighbours early, hostile surprises at the Hearing can sink an application.

Fees and timelines

Fees are set by Bylaw 390 (Development Approval Procedures & Fees). Timelines vary dramatically by application type:

Simple DVP: typically weeks
Standard DP: usually a few months
Rezoning: typically several months, including Public Hearing
OCP amendment: can be six months or more

The pre-application meeting gives you a realistic timeline for your specific project.

If you're not the applicant

If a development application affects your neighbourhood, you can:

Review current applications in the current applications list
Speak at the Public Hearing (for rezonings and OCP amendments)
Submit written comments to the Director of Corporate Services before a Hearing
Appear as a delegation at a Council meeting about broader policy issues

Common questions

What's the difference between a building permit and a development permit?

A building permit confirms you're building to BC Building Code. A development permit confirms your project meets the City's design guidelines for a specific area (like downtown). Most bigger projects need both.

Do I need a rezoning?

Only if your project can't be done under your current zoning. Most projects fit within existing zoning with perhaps a minor variance (DVP). Confirm at a pre-application meeting.

What does an application cost?

Fees are set in Bylaw 390 (Development Approval Procedures & Fees) and vary by application type. The pre-application meeting is free and Development Services will give you the current numbers for your specific application before you commit to filing.

Can I appeal a decision?

Depending on the decision type. DVP decisions by Council are final. Some decisions can be appealed to provincial bodies or challenged in court. Ask Development Services about your specific case.

How do I know about applications near me?

The current applications page lists what's in the pipeline. Rezonings and OCP amendments trigger public notice and a Public Hearing. You may also receive a letter if you're a directly affected neighbour.

What to do next

Current applications

What's in the development pipeline right now.

Building permits

The permit for construction itself.

Bylaw 390 (Development Approval Procedures)

Procedures and fees for development approvals.

Appear before Council

If you want to speak on policy or a specific application.

Still need help?

Talk to Development Services

Phone: 250-555-0100
Email: devserv@silvermere.example
Hours: Monday to Friday, 8:30am to 4:30pm
In person: City Hall, 100 Lakeshore Avenue, Silvermere, BC

Submit a request online

Faster than calling for non-urgent issues. We respond within one business day.

Development approvals governed by Bylaw 390, the BC Local Government Act, and the City's Official Community Plan (Bylaw 404) and Zoning Bylaw (Bylaw 411).

Types of development approvals

Different projects need different approvals. The most common types in Silvermere:

Development Permit (DP), for projects in a designated Development Permit Area (like the Downtown Mixed Use area). DPs confirm the project meets design guidelines.

Development Variance Permit (DVP), when you're asking to vary a specific Zoning Bylaw rule (a setback, a height, etc.) without changing the zoning itself.

Rezoning, when your project requires changing the zoning designation of your lot. Requires an amendment to Bylaw 411 and a Public Hearing.

Subdivision, creating new lots from an existing parcel. Governed by Bylaw 201 (Subdivision and Development Servicing).

OCP Amendment, changing the Official Community Plan itself. The biggest approval, requires Public Hearing and amendment to Bylaw 404.

The process

Every development approval goes through roughly the same path:

Pre-application meeting. Free, essential. Development Services tells you what you'll need, what timeline to expect, and any red flags.

Formal application. Complete submission with required plans, reports, and fees.

Staff review. Planners assess against the OCP, Zoning Bylaw, design guidelines, and engineering standards.

Advisory review (if applicable). Some applications go to the Advisory Planning Commission for comment.

Council decision, or staff-level decision for some permit types. For rezonings and OCP amendments, a Public Hearing happens first.

Permit issuance with any conditions you need to meet.

Heads up

Public Hearings are not optional

Fees and timelines

Fees are set by Bylaw 390 (Development Approval Procedures & Fees). Timelines vary dramatically by application type:

Simple DVP: typically weeks

Standard DP: usually a few months

Rezoning: typically several months, including Public Hearing

OCP amendment: can be six months or more

The pre-application meeting gives you a realistic timeline for your specific project.

If you're not the applicant

If a development application affects your neighbourhood, you can:

Review current applications in the current applications list

Speak at the Public Hearing (for rezonings and OCP amendments)

Submit written comments to the Director of Corporate Services before a Hearing

Appear as a delegation at a Council meeting about broader policy issues

Common questions

What's the difference between a building permit and a development permit?

Do I need a rezoning?

Only if your project can't be done under your current zoning. Most projects fit within existing zoning with perhaps a minor variance (DVP). Confirm at a pre-application meeting.

What does an application cost?

Can I appeal a decision?

Depending on the decision type. DVP decisions by Council are final. Some decisions can be appealed to provincial bodies or challenged in court. Ask Development Services about your specific case.

How do I know about applications near me?