Streamside Protection and Enhancement

Riparian areas protection regulation (RAPR)

The provincial RAPR applies to residential development within the Agricultural Land Reserve (ALR).  

If your proposed structure or related use (e.g. access, landscaping, septic, well) is located within 30 metres of a watercourse high water mark (the riparian assessment area), a RAPR assessment by a Qualified Environmental Professional (QEP) must be submitted to the provincial government.

• A 30-metre setback is not automatic—an assessment determines the site-specific setback.
• If your site plan shows all proposed works outside the riparian assessment area, an assessment is not required.

Learn more at the Province of BC’s RAPR page.

Senior government oversight

Watercourses and riparian areas are regulated by municipal, provincial, and federal governments. The Township cannot authorize work within provincial or federal jurisdiction. It is the proponent’s responsibility, through a Qualified Environmental Professional (QEP), to ensure compliance.

Federal – Fisheries act

The Fisheries Act regulates fish and fish habitat in Canada.

• Projects near water may require DFO notification or approval.

Provincial – Water sustainability act (WSA)

The Water Sustainability Act (WSA) regulates changes “in and about a stream” throughout BC.

• Section 11 requires a Change Approval or Notification to the Province under Part 3 of the Water Sustainability Regulation (WSR) for such works.
• A streamside DP application or SPEA Flex submission may require a change approval or notification under the WSA and/or WSR.

Provincial – Riparian areas protection regulation (RAPR)

Riparian Areas Protection Regulation (RAPR)

• Applies to residential, commercial, and industrial development.
• Ensures streamside protection through site-specific assessments.

• Establishes minimum streamside protection requirements and provides local government the authority to manage streamside areas.

• A streamside DP application or SPEA Flex submission may require confirmation from the province that the proposed development meets the reporting and assessment criteria of RAPR.

Schedule 3 of the Official Community Plan outlines policies, requirements, and procedures for streamside protection. These apply to development applications such as:

• Plan Amendments
• Rezonings
• Subdivisions
• Development Permits
• Development Variance Permits
• Temporary Use Permits

If a project hasn’t gone through these processes, streamside requirements are applied at the building permit or soil permit stage.

SPEA requirements

New development must comply with SPEA objectives and guidelines unless specifically exempted by bylaw. SPEAs are intended to remain in a natural, undisturbed state and may require:

• Tree protection plan
• Riparian planting plan with monitoring and maintenance
• Temporary construction fencing
• Permanent fencing and signage
• Land dedication or restrictive covenant
• Hazard tree assessment
• Stormwater management plan
• Erosion and sediment control (ESC) measures

In special cases—such as unique site configurations—developers may request a modification to the SPEA width, in accordance with Section 4.15 of Schedule 3 of the Official Community Plan.

Key requirements:

• The average SPEA width must match the setback in Column A of the Watercourse Classification Chart.
• The minimum width must not fall below the value in Column B.
• Enhancement measures must offset encroachment at a 2:1 ratio (i.e., twice the area impacted).

A Qualified Environmental Professional (QEP) must submit a report supporting the flex proposal. This report may need to address:

• Protection of fish, wildlife, and vegetation
• Soil stability and erosion control
• Stormwater and drainage impacts
• Archaeological site considerations
• Public and property safety

All flex proposals must be acceptable to the Township and comply with applicable legislation.

In exceptional circumstances, a proponent may apply to modify the Streamside Protection and Enhancement Development Permit Area if unique site conditions exist. This process is not intended for cases where development potential is reduced by SPEA requirements.

Applicants must justify why the SPEA Flex option cannot be used.

Application requirements

• Streamside Development Permit requirements are outlined in the Development Application Requirements.
• A Qualified Environmental Professional (QEP) must prepare a supporting report.
• Report requirements are detailed in Section 4.20 of Schedule 3.
• All documentation must be submitted for Township review prior to Council consideration.

If a proponent believes a watercourse’s location or classification is incorrect, the Township will review supporting documentation submitted by a Qualified Environmental Professional (QEP) or BC Land Surveyor.

To request a change, submit to submit to streamsideinfo@tol.ca:

• A Watercourse Classification Report (prepared by a QEP)
• A Professional Survey (prepared by a BC Land Surveyor)

The Township will assess the submission and may approve a reclassification or relocation if the documentation is found acceptable.

The Township’s Streamside Protection and Enhancement requirements do not apply to:

• Lands within the Agricultural Land Reserve (ALR)
• Lands outside designated Streamside Protection and Enhancement Development Permit Areas
• Reconstruction or repair of permanent structures under Section 532 of the Local Government Act
• Municipal or utility works that support development and do not negatively impact the watercourse or SPEA
• Emergency actions to protect life or property
• Approved habitat enhancement or restoration activities
• Parcels created before the adoption of Schedule 3 of the OCP that cannot accommodate a minimum building area outside the SPEA
• In these cases, Section 4.16.8 of the OCP outlines conditions for development within the SPEA

• Development Permits
• Streamside Protection Security Worksheet
• Township’s Official Community Plan
• Watercourse Classification Map