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Making a Development Application

In many cases, prior to being able to apply for a building permit, one or more development applications, such as a rezoning, development permit or subdivision, may be required. These development applications can vary in complexity and different types of applications may be needed depending on a number of factors including what is proposed and where the property is located. As such, prior to submitting a development application, you should inquire with the Planning Division prior to submission of a formal application.


Before considering a development application, you should review the information provided on the:

Applications considering redevelopment of Transit Oriented Development Area properties should also review the Transit Oriented Development Areas page.

More information on development applications involving heritage buildings or structures are covered on the Heritage and Development page.

Updates to the Official Community Plan and Zoning Bylaw: The City is in the process of updating the Official Community Plan and Zoning Bylaw as part of the Our City, Our Homes housing initiatives, with the intention of supporting better housing for all. Through these initiatives, changes are anticipated for many properties throughout the city. Proposed changes are expected to be presented to Council in Summer 2025, with adoption of updated bylaws in Winter 2025. The direction set through these initiatives will help to inform and give guidance to development applications. As such, applicants may wish to consider progressing after more information becomes available later in the year. For more information, including work to date and timelines, visit the Our City, Our Homes BeHeard New West webpage.

Development Inquiry

Before preparing and submitting a development application, you may wish to submit an initial inquiry to , to better understand the site’s existing entitlements and/or its designation under the Official Community Plan, as well as other relevant policy information. Staff may also assist in identifying the appropriate type of application to facilitate consideration of your development proposal.

  • Pre-Application Review

    Most development inquiries will proceed to submission of a formal development application (e.g., rezoning, development permit, etc.). However, in specific situations where a development inquiry cannot proceed without City feedback on a critical question, a Pre-Application Review (PAR) may be appropriate prior to proceeding with a formal development application.

    Through the PAR, the Planning Division and other City departments (such as Parks and Engineering) will provide early feedback on the application. The feedback provided will vary depending on the level of detail and completeness of the applicant’s submission. All feedback will be consolidated and provided to the applicant in a letter, valid for a period of 6 months, for use in preparation of a formal application submission.

    At minimum, required application materials include:

    • Title search and copies of all encumbrances on title;
    • Letter of authorization and supporting documents;
    • Application form;
    • Application fee;
    • Detailed project summary letter;
    • Site plan;
    • Project statistics table; and,
    • Any other relevant project drawings.

     

    Information on site-specific considerations such as the heritage value of existing buildings, off-street parking, and/or tree retention should be provided.

  • How to Submit a Formal Application

    Below are the minimum required formal development application materials:

    • Title search (not more than 30 days old);
    • Copies of all encumbrances on title;
    • Letter of authorization from owner(s) to make an applications and all supporting documents;
    • Application fee;
    • Application form;
    • Detailed project summary letter;
    • Comprehensive site plan;
    • Project statistics table; and,
    • Any other relevant project drawings.

     

    The minimum submission requirements are intended to facilitate application intake and assignment to a Planning Division file manager. Provision of the minimum requirements may not be sufficient for comprehensive staff review, and as such, it is strongly recommended that the initial submission include all relevant documents listed on the Application Submission Materials document. The file manager may also request additional materials, at their discretion. Please note that if sufficient materials are not provided, initial staff feedback on the formal application may be limited and/or delayed.

    To submit a formal application, please provide all materials to the Planning Division by email at . Following receipt of the minimum application materials, Planning staff will provide the relevant application form(s) and fee slip(s) and coordinate payment. Once the application fee has been provided, a formal letter acknowledging application receipt will be provided and the application(s) assigned to a Planning Division file manager.

  • Application Submission Materials

    To submit a formal application, the minimum required application materials, detailed in the How to Submit a Formal Application section above, must be provided. However, it is strongly recommended that the initial submission include all relevant documents listed on the Application Submission Materials document.

    These additional materials are typically required prior to the Planning file manager initiating a detailed review of your application; providing them early in the review process ensures staff are able to begin reviewing the application in a timely manner. Additional materials will vary based on the type, complexity and specifics of your proposal and some guidance on these materials may be provided by Planning Staff through a Development Inquiry.

  • Timing and Costs

    Timing

    Development application review time depends on a number factors including, but not limited to: the project’s type, scale and complexity; the number of applications under review by the City; committee and Council meeting schedules; approvals from outside agencies; provision of complete and sufficiently detailed application materials that are compliant with relevant municipal policy; and, the applicant’s ability to respond to staff feedback in a comprehensive and timely manner. Where possible, associated applications are processed concurrently; however, some applications may legally be required to be approved before another can be considered.

    Costs

    An important part of any potential application is consideration of the associated costs. These may include application fees, professional fees (architects, engineers, etc.), externally legislated charges such as development cost charges and school site acquisition charges, Engineering off-site requirements, and amenity and/or density bonus contributions. 

    Please note that in light of Provincial changes to development and land use legislation, the City is in the process of developing a new, comprehensive Financing Growth Strategy. This strategy is anticipated to contain a combination of Development Cost Charges (DCCs), Amenity Cost Charges (ACCs), Inclusionary Housing, and density bonus, and is expected to be released in 2025. Those with an interest in development in New Westminster should continue to monitor the City’s Financing Growth webpage for more information.

    Development Planning application fees (Rezoning, Development Permits, etc.) are available in the Planning and Development Fees and Rates Bylaw.

     

  • Zoning Bylaw Amendments (Rezoning)

    The Zoning Bylaw is a tool used to regulate the type, size and location of uses on a property.

    Every property in New Westminster is assigned a zoning district in the Zoning Bylaw which regulates development entitlements, including:

    1. Types of land uses and/or activities that can take place on a property;
    2. Maximum density;
    3. Maximum building height;
    4. Minimum setbacks (i.e., the distance between buildings and adjacent property lines); and
    5. Required off-street parking, bicycle parking, and loading.

     

    A site’s current zoning can be found through the CityViews interactive mapping system.


    When is a Zoning Bylaw Amendment (Rezoning) Required?

    If a proposed development or any other changes on a property do not conform to the requirements specified in the site’s current zoning district, especially the permitted uses and density, a Zoning Bylaw Amendment (Rezoning) may be required. The rezoning process allows Council, the City, and the community to analyze the potential impacts of a proposed development and ensure it is aligned with Council priorities and City policies.

    Application Review

    Once a rezoning application has been submitted and the application fees paid, the Planning file manager will conduct and coordinate review of the application, which may involve other City departments and committees. The application review process is informed by the scope and complexity of the rezoning, as well as associated applications (e.g., development permit).

    Information on key components of the rezoning process are below. However, this information is not intended to be comprehensive and the Planning file manager will provide project-specific information once the application has been assigned.

    Financing Growth

    As the City grows, new and improved infrastructure and services will be required to support the new residents and business that result from development. Development helps pay for the capital costs generated by growth through a combination of tools, including development cost charges and school site acquisition charges, Engineering off-site requirements (secured through Works and Services Agreements), and amenity and/or density bonus contributions.

    Please note that in light of Provincial changes to development and land use legislation, the City is in the process of developing a new, comprehensive Financing Growth Strategy. This strategy is anticipated to contain a combination of Development Cost Charges (DCCs), Amenity Cost Charges (ACCs), Inclusionary Housing, and density bonus, and is expected to be released in 2025. Those with an interest in development in New Westminster should continue to monitor the City’s Financing Growth webpage for more information.

    Recently, Council endorsed the Interim Density Bonus Policy, which is intended to help the City transition from a negotiated amenity process towards fixed rates while the new Financing Growth work is progressed.

    For more information on financing growth tools, and to remain up-to-date on the status of the new Financing Growth Strategy, visit the Financing Growth webpage. 

    Consultation

    Consultation with neighbours, the community, City committees (e.g., New Westminster Design Panel) and other stakeholders may be required depending on the scale, impact, scope, or complexity of the proposed application. The Planning file manager can provide further direction through review of the application.

    Reporting to Council

    Typically, Council is informed of a rezoning application near the beginning of the application review process, and again near the end of the process through the project’s Comprehensive Report.

    The Comprehensive Report summarizes the information needed for Council to consider whether or not to give readings to the project’s Zoning Amendment Bylaw and any other required bylaws. It is provided to Council for consideration once internal City review and public consultation is complete, and the application has been prepared to the satisfaction of City staff.

    The Comprehensive Report typically includes a project overview, consultation summary, summary of public benefits, and terms and conditions of bylaw adoption. Upon receiving this report, Council may provide any direction, such as to:

    • Give First, Second, and Third readings to the enabling bylaws;
    • Table the application and request more information or reports from City staff; or,
    • Decline the application.

     

    Other reports to Council may be required throughout the rezoning process, as determined by the Planning file manager.

    Public Hearing

    The Local Government Act prohibits local governments from holding a public hearing where:

    1. The project is consistent with the Official Community Plan; and,
    2. 50% or more of the proposed gross floor area is for residential use.

     

    For rezoning projects that meet both of the above conditions, the City is required to inform the public that a public hearing is prohibited. As prescribed by the Local Government Act, notification must be done in advance of Council consideration of bylaw readings.

    For rezoning projects that do not meet both of the above conditions, when Council agrees to consider the application, they will also make a decision on whether or not to require a Public Hearing, which is typically based on staff recommendation and consultation feedback received to date. Generally, where an application has addressed consultation feedback to date, staff would recommend that a public hearing not be held.

    Any rezoning projects that also involve an amendment to the Official Community Plan are required to hold a public hearing, per the Local Government Act.

    Many rezoning projects are subject to conditions of adoption, which are requirements that must be bet prior to Council’s consideration of whether to formally adopt the project’s bylaws (fourth reading of the bylaws). These are typically technical, legal and administrative requirements and may include: engineering works and services, outstanding payments, and the registration of required legal documents. Once adoption requirements are finalized, the application would be placed on a Council agenda for consideration of final adoption, after which the rezoning process would be complete and the application considered “approved” by Council. Subsequent permits, such as development and building permits are typically required to facilitate the form of development approved by Council.

    Zoning Bylaw Amendment Adoption Requirements

    Many rezoning projects are subject to conditions of adoption, which are requirements that must be bet prior to Council’s consideration of whether to formally adopt the project’s bylaws (fourth reading of the bylaws). These are typically technical, legal and administrative requirements and may include: engineering works and services, outstanding payments, and the registration of required legal documents. Once adoption requirements are finalized, the application would be placed on a Council agenda for consideration of final adoption, after which the rezoning process would be complete and the application considered “approved” by Council. Subsequent permits, such as development and building permits are typically required to facilitate the form of development approved by Council.

    Development Information Sign Requirements

     

  • Development Permits / Special Development Permits

    The Local Government Act or the New Westminster Redevelopment Act can require Development Permits (DP) or Special Development Permits (SDP) to be issued prior to construction within certain areas of New Westminster.
    These permits are tools which can be used to: 
    • Achieve the desired form and character of commercial, industrial, and/or residential development;
    • Revitalize commercial areas;
    • Prevent development from creating hazardous conditions;
    • Protect the natural environment;
    • Promote water and energy conservation; or,
    • Promote the reduction of greenhouse gas emissions.
     
    The Official Community Plan establishes areas for Development Permit Areas that include guidelines relevant to which ensures that developments are designed to comply with the objectives and character of the area.
     
    When is a Development Permit Required?

    Where a subject site is within a Development Permit Area, a DP is generally required where a project proposes:

    • new buildings (including laneway and carriage houses);
    • additions;
    • changes to the building envelope;
    • changes to landscaping, surface parking lots, and accessory buildings;
    • temporary residential sales centres; and
    • development near environmentally sensitive areas or areas within flood plains (i.e., in the Queensborough neighbourhood).

     

    If the proposed project requires changes to the use or density permitted under the site’s zoning, a Zoning Amendment Bylaw (rezoning) application is required in addition to a DP. If the project requires variances to other Zoning Bylaw regulations, a Development Variance Permit application may also be necessary.


    Application Review

    Once a development permit application has been submitted and the application fees paid, the Planning file manager will conduct and coordinate review of the application, which may involve other City departments and committees. The application review process is informed by the scope and complexity of the development permit, as well as associated applications (e.g., development variance permit).

    Information on key components of the development permit process are below. However, this information is not intended to be comprehensive and the Planning file manager will provide project-specific information once the application has been assigned.

    Permit Approval 

    The Director of Planning and Development can approve or reject DP or SDP applications. Following application review, the Director will consider the application for approval. The Director may also choose to refer an application to Council for a decision or feedback. Prior to approval, the development permit application process will typically require the submission of a landscape security, in accordance with the Planning and Development Fees and Rates Bylaw, to ensure that the installed landscaping reflects the approved design.

    Consultation 

    Consultation with neighbours, the community, City committees and stakeholders may be required depending on the scale, impact, scope or complexity of the proposed application. The Planning file manager can provide further direction through review of the application.

    Design Review

    Through the Development Permit application process, staff will review the proposal against the Development Permit Area (DPA) Design Guidelines to ensure compliance with the current and future character of the neighbourhood. Applicants are encouraged to closely review the applicable DPA Guidelines prior to submission of a formal application. We note that applications of considerable complexity may also be referred to the New Westminster Design Panel (NWDP), an architectural and landscape design peer review panel. The NWDP may provide comments and make recommendations, which may require changes to the design.

     

  • Development Variance Permits

    A Development Variance Permit (DVP) is a tool established through the Local Government Act. It allows provisions of the Zoning Bylaw, excluding use and density, to be varied at the discretion of Council or the Director of Planning and Development. DVPs may also be used to vary the Sign Bylaw.

    As the bylaws cannot anticipate each development scenario in the city, this tool provides the City with some flexibility to consider different design solutions, where appropriate.

    A DVP can be used to vary requirements like building height, building setbacks, number of parking or loading spaces, site coverage, sign size, and number of signs. A DVP cannot vary permitted uses or density. Only a Zoning Amendment Bylaw (rezoning) or Heritage Revitalization Agreement Bylaw may be used to change a site’s permitted use and/or density.

    DVP applications that include minor variances are delegated to the Director of Planning and Development for consideration of issuance. Minor variance criteria, evaluation principles and other provisions are included in appendices of the Development Approvals Procedure Bylaw. All other DVPs are considered by Council for issuance.

    When is a Development Variance Permit Required?

    A DVP is often required when a project proposes a form of development and/or signage does not conform to the requirements of the Zoning Bylaw or the Sign Bylaw. A clear and complete rationale that details how the proposal would mitigate the consequences of a variance, is expected to accompany any DVP application.

    Application Review

    Once a development permit application has been submitted and the application fees paid, the Planning file manager will conduct and coordinate review of the application, which may involve other City departments and committees. The application review process is informed by the scope and complexity of the development permit, as well as associated applications (e.g., development permit).

    Information on key components of the development permit process are below. However, this information is not intended to be comprehensive and the Planning file manager will provide project-specific information once the application has been assigned.

    Consultation 

    Consultation with neighbours, the community, City committees and stakeholders may be required depending on the scale, impact scope or complexity of the proposed application. The Planning file manager can provide further direction through review of the application.

    Council Consideration

    DVP applications that do not meet the minor variance criteria contained in the Development Approval Procedures Bylaw are considered by Council. Once the application has completed the necessary review and consultation (where required), the Planning file manager would prepare a report to Council requesting that notice be given advising the public that they intend to consider issuance of the DVP. At the subsequent meeting, Council would then consider permit issuance.

    For applications presented to Council, the City may distribute notices that Request Public Comment on the application. Any person who believes their interests may be affected by the DVP application, would be provided an opportunity to express their opinion to Council in writing by email or written submission. After closure of the Request for Public Comment period, Council would then consider the application.

    Board of Variance

    As an alternative to a Development Variance Permit, property owners may be eligible to apply to the Board of Variance. The Board of Variance considers variances which are, in the opinion of the board, both minor and would cause the applicant hardship if they were required to conform to zoning requirements. The Board of Variance may also consider other limited scenarios allowed by the Local Government Act such as those which involve the extension of an existing non-conforming use.

    Applicants should contact the for more information on the Board of Variance. Applications to Board of Variance are uncommon, and in recent years, all variance requests have been reviewed through a Development Variance Permit Process delegated to the Director of Planning and Development.

  • Heritage Revitalization Agreements

    A Heritage Revitalization Agreement (HRA) is a formal, voluntary, and legally binding written agreement that is negotiated between a property owner and the City which functions similar to a Zoning Amendment Bylaw (Rezoning). The agreement allows the City to provide Zoning Bylaw relaxations as incentives to make it viable for owners to restore and protect properties with heritage merit. An HRA balances these relaxations (e.g., density, land use, parking, height, etc.) with the proposed level of heritage restoration and the heritage value of the property proposed to be protected.

    An HRA is enabled through a Heritage Revitalization Agreement Bylaw and Heritage Designation Bylaw, which are registered on the title of the property. The latter bylaw is a form of long-term, legal protection which also requires regular maintenance of the heritage property, and may require City approval of changes to the heritage property through a Heritage Alteration Permit.

    Additional information on heritage protection and development can be found on the Heritage Protection and Development page. 

    When is a Heritage Revitalization Agreement Used?

    If proposed changes to a property do not conform to the Zoning Bylaw and the property has heritage value, an HRA may be used to facilitate the project and protect the heritage property.

    Application Review

    Once a Heritage Revitalization Agreement application has been submitted and the application fees paid, the Planning file manager will conduct and coordinate review of the application, which may involve other City departments and committees. The application review process is informed by the scope and complexity of the development permit, as well as associated applications (e.g., development permit).

    Information on key components of the development permit process are below. However, this information is not intended to be comprehensive and the Planning file manager will provide project-specific information once the application has been assigned.

    Financing Growth

    As the City grows, new and improved infrastructure and services will be required to support the new residents and business that result from development. Development helps pay for the capital costs generated by growth through a combination of tools, including development cost charges and school site acquisition charges, Engineering off-site requirements (secured through Works and Services Agreements), and amenity and/or density bonus contributions..

    Please note that in light of Provincial changes to development and land use legislation, the City is in the process of developing a new, comprehensive Financing Growth Strategy. This strategy is anticipated to contain a combination of Development Cost Charges (DCCs), Amenity Cost Charges (ACCs), Inclusionary Housing, and density bonus, and is expected to be released in 2025. Those with an interest in development in New Westminster should continue to monitor the City’s Financing Growth webpage for more information.

    Recently, Council endorsed the Interim Density Bonus Policy, which is intended to help the City transition from a negotiated amenity process towards fixed rates while the new Financing Growth work is progressed.

    For more information on financing growth tools, and to remain up-to-date on the status of the new Financing Growth Strategy, visit the Financing Growth webpage.

    Consultation 
    Consultation with neighbours, the community, City committees and stakeholders may be required depending on the scale, impact, scope or complexity of the proposed application. Planning staff can provide further feedback through an inquiry review.
     
    Community Heritage Commission

    HRAs may be presented by staff to the Community Heritage Commission (CHC), a committee who advises Council on heritage-related matters. The CHC may comment on the heritage significance and the proposed restoration work for staff and applicant consideration.

    Reporting to Council

    Typically, Council is informed of a Heritage Revitalization Agreement (HRA) application near the beginning of the application review process, and again near the end of the process through the project’s First and Second Reading Report.

    The First and Second Reading Report summarizes the information needed for Council to consider whether or not to give readings to the project’s HRA and Heritage Designation Bylaws and any other required bylaws. It is provided to Council for consideration once internal City review and public consultation is complete, and the application has been prepared to the satisfaction of City staff.

    The First and Second Reading Report typically includes a project overview, consultation summary, summary of public benefits, and terms and conditions of bylaw adoption. Upon receiving this report, Council may provide any direction, such as to:

    • Give First and Second readings to the enabling bylaws and forward them to a public hearing;
    • Table the application and request more information or reports from City staff; or,
    • Decline the application.

     

    Other reports to Council may be required throughout the HRA process, as determined by the Planning file manager.

    Public Hearing

    Public Hearings are required for Heritage Revitalization and Heritage Designation Bylaws. Should Council give first and second readings to a project’s bylaws, the project would be forwarded to a public hearing, after which Council would consider third reading of the bylaws.

    HRA Adoption Requirements

    Many HRA projects are subject to conditions of adoption, which are requirements that must be bet prior to Council’s consideration of whether to formally adopt the project’s bylaws (fourth reading of the bylaws). These are typically technical, legal and administrative requirements and may include: engineering works and services, outstanding payments, and the registration of any required legal documents. Once adoption requirements are finalized, the application would be placed on a Council agenda for consideration of final adoption, after which the HRA process would be complete and the application considered “approved” by Council. Subsequent permits, such as development, heritage alteration, and building permits are typically required to facilitate the form of development approved by Council.

  • Temporary Use Permits

    A Temporary Use Permit (TUP) is considered by Council and may do one or more of the following if approved:

    • Allow, for a limited period of time, a use that would otherwise not be permitted on a property;
    • Specify the terms and conditions under which the temporary use may be carried out;
    • Require provision of securities to ensure adherence to the permit’s terms and conditions; and,
    • Allow and regulate for the construction of buildings or structures in respect of the use for which the permit is approved.

     

    A TUP has a maximum term of three years and can be renewed once by Council. The site can be used in accordance with the permit until the expiration date. If a longer term or permanent use is desired, a Zoning Amendment Bylaw (rezoning) application would be required.

    When is a Temporary Use Permit Required?

    If there is a desire to use a property, for a limited period of time, in a way that is not consistent with the site's existing zoning, a Temporary Use Permit may be required.

    Application Review

    Once a Temporary Use Permit application has been submitted and the application fees paid, the Planning file manager will conduct and coordinate review of the application, which may involve other City departments and committees. The application review process is informed by the scope and complexity of the development permit, as well as associated applications (e.g., development permit).

    Information on key components of the development permit process are below. However, we note that the below information is not intended to be comprehensive and the Planning file manager will provide project-specific information once the application has been assigned.