How the Development Approval Process Works in BC
The development approval process in British Columbia can be complex, time-consuming, and often unpredictable. For many projects, it is not construction that creates the biggest risk; it is the approvals process.
Understanding how approvals work, what steps are required, and where risks typically arise is critical for anyone planning a development project.
While every municipality has its own policies and timelines, the overall process follows a consistent structure. Knowing how to navigate it effectively can save months, and in some cases years, on your project timeline.
Overview of the Development Approval Process
At a high level, most development projects in BC move through the following stages:
Feasibility and due diligence
Pre-application and early engagement
Rezoning or variance (if required)
Development permit
Building permit
Each stage builds on the previous one, and decisions made early in the process have a direct impact on timelines, costs, and project viability.
1. Feasibility and Due Diligence
Before engaging with a municipality, it is critical to understand whether a project is viable.
This stage involves reviewing zoning, policies, site constraints, and financial feasibility. It is where key decisions are made about what type of project makes sense for the site.
Key Considerations
Current zoning and permitted uses
Official Community Plan alignment
Site constraints such as topography and access
Financial feasibility and project economics
Many of the most costly mistakes in development happen at this stage when assumptions are made without a full understanding of the risks.
2. Pre-Application and Early Engagement
Most municipalities encourage or require a pre-application process before formal submissions.
This stage allows you to present a concept to municipal staff and receive early feedback. It is an opportunity to identify potential issues, understand priorities, and refine your approach.
Why This Matters
Identifies risks early
Aligns expectations with municipal staff
Reduces revisions later in the process
Strong early engagement can significantly improve the efficiency of the approvals process.
3. Rezoning or Variance (If Required)
If a proposed project does not comply with existing zoning, a rezoning application will be required. In other cases, a variance may be sufficient to address specific zoning constraints.
This is often the most complex and highest-risk stage of the process.
For a detailed breakdown of how rezoning differs from development permits and when a variance may apply, see our guide:
Rezoning vs Development Permit: What’s the Difference?
What Happens During This Stage
Submission of rezoning or variance application
Review by municipal staff
Public consultation or notification
Revisions based on feedback
Council consideration and approval (for rezoning)
Rezoning introduces political and community considerations, which can significantly impact timelines and outcomes.
4. Development Permit
Once zoning is in place, the project moves into the development permit stage.
This step focuses on the design of the project and how it fits within the surrounding context. Municipalities review the form, character, and overall quality of the development.
What Is Reviewed
Building design and massing
Materials and architectural character
Landscaping and public realm
Environmental considerations
While this stage is generally more predictable than rezoning, it still requires careful coordination between the design team and the municipality.
5. Building Permit
The building permit is the final stage of approvals before construction can begin.
At this point, the project must demonstrate compliance with building codes, engineering requirements, and all previous approvals.
What Is Required
Detailed architectural and engineering drawings
Code compliance
Coordination with consultants
Final municipal review
Delays at this stage are often the result of incomplete documentation or unresolved issues from earlier phases.
Timelines: What to Expect
Approval timelines in BC can vary significantly depending on the municipality and complexity of the project.
Typical Ranges
Rezoning: 6 to 18 months or more
Development Permit: 3 to 9 months
Building Permit: 2 to 6 months
These timelines are not fixed. Projects that are well-prepared and aligned with municipal priorities tend to move more efficiently.
Where Projects Typically Get Delayed
Understanding common bottlenecks can help avoid unnecessary delays.
1. Misalignment with Policy
Projects that do not align with municipal plans face longer review times and greater uncertainty.
2. Incomplete Applications
Missing information or unclear submissions often result in multiple revision cycles.
3. Late Design Changes
Changes made late in the process can trigger additional reviews and delays.
4. Community Opposition
Public concerns can influence council decisions, particularly during rezoning.
5. Poor Coordination
Lack of alignment between consultants, clients, and municipalities slows progress.
How to Navigate the Process More Effectively
While the approvals process is complex, there are clear strategies that improve outcomes.
Start with Strong Feasibility
Understand zoning, policy, and financial viability before advancing a concept.
Engage Early
Work with municipal staff early to identify risks and align expectations.
Choose the Right Approval Path
Not all projects require rezoning. In some cases, a variance may achieve the desired outcome with less risk.
Coordinate Your Team
Ensure consultants, designers, and project managers are aligned throughout the process.
Plan for Time and Risk
Build realistic timelines and contingency into your project plan.
Why the Approval Strategy Matters
The development approval process is not just a series of steps. It is a strategy.
Projects that are approached with a clear understanding of risk, timing, and municipal priorities are more likely to succeed. Those that are not often face delays, redesigns, and increased costs.
A well-managed approvals strategy starts early, aligns all stakeholders, and adapts as the project evolves.
How NDY Development Supports the Process
At NDY Development, we support projects through every stage of the approval process.
From feasibility and early planning to managing rezoning, development permits, and consultant coordination, our focus is on creating clarity and reducing risk.
We work closely with clients, municipalities, and project teams to keep projects aligned, informed, and moving forward.
Development is complex. A structured, informed approach makes all the difference.
Conclusion
The development approval process in BC is detailed, multi-layered, and often challenging to navigate.
Understanding each stage, from feasibility through to building permit, allows you to plan more effectively and manage risk.
With the right strategy and team in place, it is possible to move through the process efficiently and set your project up for success.