You can see where development permit areas are located in Schedule B - Land use maps [PDF/17.5MB] and the guidelines for development permit areas are found in Schedule E - Development permit areas [PDF/769KB].
The intent of the Watercourse Protection DPA is to require approval from the Regional District prior to any development impacting water features to preserve the natural state of lakes and lakeshores in Electoral Area A. Development guidelines and maps showing the land within the Watercourse Protection DPA are contained within the OCP.
The objectives of designating the Watercourse Protection Development Permit Area are:
- support the protection of the natural environment, which is essential for providing and maintaining wildlife and riparian habitat and water quality
- prevent development in areas that may impact watercourse ecosystems
- preserve and protect riparian habitat and watercourse ecosystems
- rehabilitate areas where riparian habitat has been removed
The following development is not permitted unless a development permit is issued, or an exemption applies:
- land within the area must not be subdivided
- construction of, addition to, or alteration of a building or other structure
- land and vegetation must not be altered
The DPA is separated into two zones, Riparian Zone and Upland Zone.
To achieve the objectives of the Watercourse Protection Development Permit Area, all development must meet the Riparian and Upland Zone Guidelines.
- Land within the first 15.0 m of the shoreline of a watercourse (horizontal distance, measured from the natural boundary of the watercourse) is identified as the riparian zone. This riparian zone should remain in its natural state, undisturbed by development impacts, including construction of buildings and structures, land alterations, clearing of vegetation or landscaping, or development impacts from construction of buildings and structures, land alterations, clearing of vegetation or landscaping occurring elsewhere on the site.
- Disturbance of up to 20% of the riparian zone may be allowed for development of viewscape, and/or creating waterfront access points including, stairways, pathways and non-motorized access, provided the development does not require land alteration and in the opinion of the Regional District does not have the potential to impact riparian habitat, watercourse ecosystem and water quality by way of erosion, drainage, habitat loss, land and vegetation removal. Proposed disturbance may require rehabilitation and compensation measures to address riparian zone disturbance.
- Where disturbance of up to 20% of the riparian zone includes land alteration or in the opinion of the Regional District has potential to impact riparian habitat, watercourse ecosystem and water quality by way of erosion, drainage, habitat loss, land and vegetation removal, report(s) prepared and certified by a QP will be required. Required reports may include site plan, legal survey, excavation plan, development plan, ESA plan, landscaping plan and geotechnical assessment. Proposed disturbance may require rehabilitation and compensation measures to address riparian zone disturbance.
- Any disturbance of over 20% of the riparian zone may be allowed subject to the following conditions:
- Report(s) prepared and certified by a QP to identify appropriate methods of development, clearing, landscaping, vegetation retention or removal. Required reports may include site plan, legal survey, excavation plan, development plan, ESA plan, landscaping plan and geotechnical assessment. Proposed disturbance will require rehabilitation and compensation measures to address riparian zone disturbance.
- Retaining walls or use of riprap (rocks, concrete, or other types of fill) is not supported within the riparian zone, except where the erosion process is happening too quickly for vegetation to become established and the use of retaining walls or riprap is required to protect private property from erosion, subject to the following conditions:
- Report(s) prepared and certified by a QP to identify appropriate methods of development, clearing, landscaping, vegetation retention or removals. Required reports may include site plan, legal survey, excavation plan, development plan, ESA plan, landscaping plan and geotechnical assessment. Proposed disturbance will require rehabilitation and compensation measures to address riparian zone disturbance.
- The following guidelines outline rehabilitation and compensation measures to address riparian zone disturbance:
- Where riparian zone disturbance occurs and natural habitat is lost, rehabilitation and replacement of lost habitat must be provided on a one (1) for one (1) basis,
- Rehabilitation and replacement must occur along an area adjacent and contiguous to the shoreline and not isolated elsewhere on the site.
- Plants used for rehabilitation shall be suited to the site, be a diverse mix, and consist of 100% native vegetation.
- A landscape plan may be required by Regional District staff, as determined on a site-by-site basis considering the extent of disturbance, type of development, and other site constraints and considerations.
Land greater than 15.0 m from the shoreline of a watercourse (horizontal distance, measured from the natural boundary of the watercourse), and to the extent of the DPA area, is identified as the Upland Zone. Development within the upland zone will be evaluated based on the following conditions:
- Proposed development, including construction of buildings and structures, land alterations, clearing of vegetation or landscaping will not impact the riparian zone.
- Where proposed development has potential to impact the riparian zone, including riparian habitat, watercourse ecosystem and water quality by way of erosion, drainage, habitat loss, land and vegetation removal, report(s) prepared and certified by a QP will be required. Required reports may include site plan, legal survey, excavation plan, development plan, ESA plan, landscaping plan and geotechnical assessment. Proposed disturbance may require rehabilitation and compensation measures to address riparian zone disturbance.
- Principal and accessory buildings and structures must be located a minimum 15.0 metres horizontal setback from the natural boundary of a watercourse.
- Development of driveways, trails and accesses should be done in a way that minimizes land alteration and vegetation removal and should be built in a way that does not increase risk of erosion, sediment movement or offsite drainage.
- Onsite wastewater systems must be operated and maintained in accordance with provincial regulations. Wastewater systems will comply with the following horizontal setback measured from the natural boundary of a watercourse:
| Type of system | Minimum horizontal setback |
|---|---|
| Dispersal/discharge/septic field | 30 metres |
| Lagoons | 30 metres |
| Septic tanks and holding tanks | 30 metres |
| Vaulted pit privies (outhouse) | 30 metres |
| Non-vaulted pit privies (outhouse) | 60 metres |
- Development must conform to the Development Permit terms and conditions and any recommendations of the report prepared by the QP.
The following types of development are exempt from obtaining a Watercourse Protection Development Permit:
- Routine maintenance of existing landscaping areas, such as mowing lawns, pruning trees and shrubs and planting vegetation where there is no additional disturbance to or alteration of the land or vegetation.
- Renovation and repairs to existing roads, paths or driveways, if there is no additional disturbance to the land or vegetation.
- Renovation or repair to an existing permanent building or structure if there is no expansion of the building or structure, no disturbance to or alteration of the land or vegetation surrounding the building or structure, as well as no grading or disturbance of soils.
- Farm Operation, as defined in the Farm Practices Protection (Right to Farm) Act or designated as farm use that may not be prohibited by local government in accordance with the Agricultural Land Commission Act and Regulations.
- Emergency works to remove any immediate danger to property, livelihood, or the natural environment are to be reported to the Regional District prior to any disturbance or alteration of land. A Development Permit will be required following the emergency works being performed for rehabilitation and compensation measures to address riparian zone disturbance.