Development Permits

Schedule 3 of the Township’s Official Community Plan (OCP) outlines designated Streamside Protection and Enhancement Areas (SPEAs) and provides guidelines for protecting watercourses located outside the Agricultural Land Reserve (ALR). These protections are also supported by policies in various Community and Neighbourhood Plans, which aim to preserve natural features during development.

What are SPEAs?

SPEAs are protected non-disturbance zones around watercourses. The width of these setbacks is determined by a Qualified Environmental Professional (QEP) based on the classification of the watercourse. This classification is shown on the Township’s:

• Watercourse Classification Map
• GeoSource (Environment Layer)

Before beginning development, developers must confirm the location and classification of any watercourse with both a QEP and a BC Land Surveyor.

Can SPEA areas be modified?

In rare cases, a developer may request a modification to the SPEA boundary if the unique characteristics of the site support it. However, these requests cannot be based solely on reduced development potential.

To proceed, developers must submit:

• A formal request to adjust the SPEA boundary, or
• A development permit application

Both must include QEP-supported rationale and studies, as outlined in:

• Section 4.15 – for SPEA boundary modification requests (flex)
• Section 4.20 – for development permit applications

Please see our Streamside Protection and Enhancement page for more information.

The Official Community Plan includes heritage policies that support the development of complete and sustainable communities. Additional heritage policies are outlined in individual Community and Neighbourhood Plans, tailored to the unique character of each area.

Heritage conservation areas

There are currently two designated heritage conservation areas in the Township:

• Fort Langley Community Plan
• Murrayville Community Plan

Each plan includes detailed descriptions and criteria for heritage conservation in its respective area.

When is a heritage alteration permit required?

A Heritage Alteration Permit is required before any:

• Demolition
• Subdivision
• Redevelopment

It may also be needed for:

• Changes to a protected heritage building
• Projects under a Heritage Revitalization Agreement

The permit process follows the same steps as a Development Permit, with applicable guidelines found in the Heritage Conservation Area section of the OCP.

Visit our Heritage Strategy page to learn more about heritage planning in the Township.

Before you apply

1. Identify your DP area

Use the following resources to identify which DP areas apply to your property:

• Official Community Plan
• Community and Neighbourhood Plans
• Geosource Mapping System (select Designated Areas under the Planning layer)

2. Understand Township requirements

To streamline your application process, before creating site and building plans make sure your proposal:

• Aligns with all applicable land use plans
• Complies with development bylaws and policies
• Addresses all DP guidelines.

3. Ensure tree protection requirements are addressed

As per Schedule I of the Township’s Subdivision and Development Servicing Bylaw. 

• A surveyor and arborist are required to assess significant trees
• A tree summary must be submitted with your application.

Refer to the Development Tree Protection page for additional details.

4. Hire qualified professionals

A well-supported team increases your chance of success.

Engage consultants who understand Township bylaws and processes. Planning and development experts can help:

• Interpret complex regulations
• Design proposals that meet Township standards
• Assess servicing requirements

1. Application review
   • Applications are reviewed by Township staff for completeness and compliance with Township bylaws and policies.
   • The application may be referred to other departments or agencies, where required.
   • During staff review, it is determined whether:
     • the development permit must be issued by Council, or
     • the development permit may be issued by delegated official, as per Development Permit Delegation Bylaw 5246. 
     • Exception: All Heritage Alteration Permits must be issued by Council.
   • Following receipt of referral responses and completion of review, staff prepare a report providing a recommendation to Council for the application.
2. Notice to adjacent property owners
   • Required only if the permit must be issued by Council
     • A notice advising of a written public input opportunity is mailed to property owners adjacent to the development site.
3. Development permit issuance
   • Issued by:
     • Council (by resolution), or
     • Delegated official, as applicable per Development Permit Delegation Bylaw 5246.
     • Exception: All Heritage Alteration Permits must be issued by Council.
4. After issuance:
   • A notice is filed with the Land Title Office.
   • Permit conditions run with the land and become binding on current and future owners.
   • A building permit application may be made to the Permit, Licence, and Inspection Department.
   • DP amendments must be authorized through the same procedure as the original permit.
   • Permit lapses if work isn’t substantially started within two (2) years of issuance.

• Geosource
• Community and Neighbourhood Plans
• Subdivision and Development Servicing Bylaw