Development Planning & Approvals

• Site considerations - Property information about zoning, future land use, development permit areas and other site considerations is available on DeltaMap and on Delta's website.  Both the site and surrounding context should be considered in development planning.  See DeltaMap and the Development Considerations page for further information.
• Delta's plans, bylaws and strategies - Is your proposal aligned with Delta's vision and development policies? See Delta's Plans, Bylaws and Strategies and Rezoning pages for further information.
• Development approval requirements - What approvals are required to permit your proposed development? Approval may be required from City Council, Delta's Approving Officer, other government offices, and/or holders of charges on the property title (such as an easement). Consent may also be required from adjacent owners if the development requires work on privately owned land (for example, off-site tree removal).
• Public consultation processes - What type of public consultation is required?  What concerns may be generated from the public? Developers are always encouraged to engage the neighbourhood and aim to address the concerns and comments of residents.

Land development is often complex and requires coordination of plans and reports from a number of technical professionals. You may need advice or representation from a development coordinator or project manager to engage in a development proposal.

In general, a Pre-Application Meeting is recommended in advance of development application submission for single detached residential subdivisions of five or more lots; strata title conversion; multi-unit residential development; and mixed-use developments. Projects with complex site constraints may also be recommended for Pre-Application Meeting as determined by Planning staff.

A Pre-Application Meeting is intended to assist an applicant with a complex inquiry related to an imminent development application. Upon receipt of an application, Community Planning & Development staff will review the proposal with the aim to advise the applicant of relevant land use policies and regulations; any issues that would need to be resolved in advance of submitting a formal application; and list the application requirements and process. The comments provided from the Pre-Application Meeting helps the applicant to finalize their submission. What you need to know:

• Authorization from the property owners is required to request a Pre-Application Meeting.
• A site plan, building elevations and written proposal are required for a Pre-Application Meeting.

If you have questions about Pre-Application Meetings, contact the Application Centre at cpd@delta.ca or 604-946-3380.

Apply for a Pre-Application Meeting

The following types of development applications can be submitted directly to the City. See the How to Apply page for further information.

• Rezoning
• Subdivision / Strata
• Development Permit
• Development Variance Permit
• Temporary Use Permit
• Heritage Alteration Permit
• Official Community Plan amendment
• Regional Growth Strategy amendment
• Land use contract amendment or discharge
• Restrictive covenant amendment or discharge
• Heritage revitalization agreement
• Primary Liquor licence or endorsement (new or amendment)

Development on properties that are within the Agricultural Land Reserve (ALR) may require an application to and approval from the Agricultural Land Commission (ALC). The ALC is a provincial, but independent administrative tribunal comprising appointed Commissioners that are responsible for administering the ALC Act. The mandate of the ALC Act is to preserve agricultural land, encourage farming in collaboration with other communities of interest and to encourage local governments, First Nations, the government and its agents to enable and accommodate farm use of agricultural land and uses compatible with agriculture in their plans, bylaws and policies.

The types of ALC applications that can be submitted by the public include:

• Non-Adhering Residential Use
• Non-Farm Use
• Subdivision
• Inclusion
• Transportation, Utility, and Recreational Trail Use
• Soil Use for Placement of Fill or Removal of Soil
• Notice of Intent for Soil and Fill

Learn more about ALC application types, processes and requirements on the ALC website. Applications made to the ALC will be directly referred to the City as required by the ALC. Upon referral, you may be notified of any separate applications required by the City to permit your proposal.

Establishing a business or event involving the private retail sale of liquor or non-medical cannabis requires a licence from the Provincial Liquor and Cannabis Regulation Branch (LCRB). The LCRB oversees the regulation and licensing of establishments and events including:

• Restaurants, bars and pubs
• Liquor manufacturers
• Liquor retail stores
• Special events involving liquor
• Private non-medical cannabis dispensaries
• Non-medical cannabis marketing

Learn more about LCRB application types, processes and requirements on the LCRB website. Applications made to the LCRB will be directly referred to the City as required by the LCRB. Upon referral, you may be notified of any separate applications required by the City to permit your proposal. In general, public notification and Council's consideration are required for new licences or amendments to licences involving:

Liquor primary establishments:

• New licences or relocation
• Changes to hours, person capacity or licenced area
• Addition of outdoor patio or endorsements such as patron participation

Liquor manufacturing facilities:

• Endorsement for a lounge or picnic area
• Changes to hours, person capacity or licenced area for lounge or picnic area

Cannabis dispensaries

• New licences or relocation