Understanding Planning & Development
Planning and development decisions can affect how land may be used, developed, subdivided, and changed over time.
Council agendas and planning reports may include information about land use, development applications, subdivisions, planning documents, bylaw changes, and other matters affecting property owners and communities.
This guide explains some of the common Planning & Development information residents may see and what to look for when reviewing it.
1. Planning & Development Reports
Planning and Development reports provide Council with information about planning matters, applications, projects, proposed changes, and other department activities.
Some reports are provided for information. Others may ask Council to make a decision or provide direction.
What to look for:
Look at the land, area, or planning issue involved, what is being proposed, who has decision-making authority, and whether Council is being asked to make a decision.
2. The Municipal Development Plan
The Municipal Development Plan, often called the MDP, is a long-term planning document that provides direction for future land use and development in the municipality.
It sets out broad policies and planning direction that help guide Council, Administration, and planning decisions.
Important to know:
The MDP is broader than the Land Use Bylaw. It provides long-term planning direction rather than listing the specific uses allowed in each land use district.
What to look for:
Look for changes in land use direction, growth areas, agricultural land policies, environmental considerations, infrastructure planning, and policies that may affect future planning or development decisions.
3. The Land Use Bylaw
The Land Use Bylaw, often called the LUB, sets out rules for the use and development of land within the County.
It divides land into land use districts and identifies the uses and development rules that apply within those districts.
Important to know:
The Land Use Bylaw is more specific than the Municipal Development Plan. It can identify permitted and discretionary uses, development standards, and other requirements that may affect a property or proposed development.
What to look for:
Check the land use district that applies to the property, the permitted and discretionary uses listed for that district, development standards, definitions, and any other provisions that may apply to the proposed use or development.
4. Land Use Districts
Land use districts identify how different areas of land are regulated under the Land Use Bylaw.
Each district may include permitted uses, discretionary uses, development standards, and other requirements.
Important to know:
Two properties within the same County may have different land use rules because they are located in different land use districts.
What to look for:
Confirm the land use district that applies to the property. Then review the uses, development standards, definitions, and other Land Use Bylaw provisions that may apply.
5. Permitted and Discretionary Uses
The Land Use Bylaw identifies uses that may be permitted or discretionary within each land use district.
A permitted use is a use listed as permitted in the applicable district. If an application meets the requirements of the Land Use Bylaw, the development authority generally must approve the application.
A discretionary use is a use listed as discretionary in the applicable district. The development authority considers the application and may approve or refuse it in accordance with the Land Use Bylaw and applicable planning legislation.
Important to know:
Permitted does not mean that no development permit or other approvals are required. Always check the Land Use Bylaw and the requirements that apply to the proposed development.
What to look for:
Check whether the proposed use is permitted or discretionary, who the development authority is, what development standards apply, and whether conditions or other approvals may be required.
6. Development Permits
A development permit is an approval that authorizes a proposed development under the Land Use Bylaw.
Not every activity requires a development permit, and the requirements depend on the Land Use Bylaw and the type of development being proposed.
Important to know:
Receiving a development permit does not necessarily mean all other approvals have been obtained. Depending on the project, additional approvals—such as building permits, provincial approvals, or other permits—may also be required.
What to look for:
Look at the type of development being proposed, the applicable land use district, whether the use is permitted or discretionary, any conditions attached to the approval, and whether additional approvals are required before work can begin.
7. Subdivisions
A subdivision is the process of dividing a parcel of land into two or more separate parcels or adjusting existing property boundaries.
Subdivision applications are reviewed under provincial legislation, municipal planning documents, and the Land Use Bylaw. Depending on the municipality, subdivision approval may be made by the municipality or by an appointed subdivision authority.
Important to know:
A subdivision creates or changes property boundaries. It is different from a development permit, which deals with how land or buildings may be used or developed.
What to look for:
Look at the location of the proposed subdivision, the number of lots being created, access to roads, servicing, agricultural impacts, environmental considerations, and any conditions that must be met before the subdivision can be registered.
8. Public Hearings
Some planning matters require a public hearing before Council can make a decision. Public hearings give residents and affected property owners an opportunity to provide their views before Council considers the matter.
Whether a public hearing is required depends on the type of planning decision and the requirements of provincial legislation.
Important to know:
Not every planning application requires a public hearing. Public hearings are generally required for certain statutory planning matters, such as adopting or amending a Municipal Development Plan or a Land Use Bylaw, unless provincial legislation provides otherwise.
What to look for:
Review the public hearing notice, the proposed changes, any supporting reports, opportunities for written or verbal submissions, and the date Council will consider the matter after hearing from the public.
9. Statutory Plans
Municipalities may adopt statutory plans to provide more detailed planning direction for specific areas or topics.
Examples may include Area Structure Plans (ASPs), Area Redevelopment Plans (ARPs), or other statutory plans permitted under the Municipal Government Act.
These plans help guide future development, infrastructure, transportation, parks, and other land use decisions within a defined area.
Important to know:
Statutory plans must be consistent with higher-level planning documents and provincial legislation. They provide more detailed guidance than a Municipal Development Plan but do not replace the Land Use Bylaw.
What to look for:
Review the area covered by the plan, its goals and policies, planned land uses, transportation and servicing plans, and whether amendments to the plan are being proposed.
10. Planning Applications
Council agendas and planning reports may include information about planning applications that are being reviewed or considered.
These applications may involve amendments to planning documents, development proposals, subdivisions, road closures, easements, or other land-related matters, depending on the municipality and the approval process.
Important to know:
Not every planning application is decided by Council. Some decisions are made by the Development Authority, the Subdivision Authority, Administration, or another authorized decision-maker, depending on provincial legislation and municipal bylaws.
What to look for:
Review what is being proposed, the location of the property, which planning documents apply, who has the authority to make the decision, any recommendations being presented, and whether there are opportunities for public input or appeal.
11. Decision-Making Authority
Different planning decisions may be made by different decision-makers, depending on provincial legislation and municipal bylaws.
Depending on the type of application, a decision may be made by Council, the Development Authority, the Subdivision Authority, or another authorized body.
Important to know:
Council does not make every planning decision. Many routine planning and development decisions are made by the authority designated under the Municipal Government Act and the municipality's bylaws.
What to look for:
Check who has the authority to make the decision, whether Council is making the final decision or receiving information, whether conditions or recommendations are included, and whether there are any opportunities for appeal or further review.
12. Appeals
Some planning and development decisions may be appealed, depending on the type of decision and the requirements of provincial legislation.
Appeals are typically heard by an appeal body established under the Municipal Government Act, such as a Subdivision and Development Appeal Board (SDAB), although some matters may be appealed to another tribunal where provincial legislation provides.
Important to know:
Not every planning decision can be appealed, and there are specific rules and deadlines for filing an appeal. The right to appeal depends on the type of decision and who is affected.
What to look for:
Review whether the decision is appealable, who may file an appeal, the deadline for doing so, where the appeal must be submitted, and what information is required as part of the appeal process.
13. Following Planning & Development Decisions
Planning and development decisions can have long-term effects on property owners, agriculture, businesses, infrastructure, and future growth within the municipality.
Following Council agendas, planning reports, and public notices can help residents understand proposed changes before decisions are made.
When reviewing planning information, consider:
What is being proposed?
Which planning documents apply?
Who has the authority to make the decision?
Will there be opportunities for public input?
Could the decision affect nearby properties, roads, services, agriculture, or future development?
Are there conditions, timelines, or future steps identified?
Understanding these documents can help residents stay informed about how planning decisions are made and how they may affect the community.