On this Page:
- Understanding the Development Permit Process
- Who Approves Permits
- Public Notification and Engagement Requirements
- How to Access Approved Development Permits
- How the Development Permit Process Works
- Appeals
Understanding the Development Permit Process
In the development process, Council’s role is to establish the Land Use Bylaw and broader planning framework. County administration reviews development permit applications to ensure they meet the requirements of the Land Use Bylaw and other applicable regulations.
While every application is unique, the development permit process follows a consistent framework that helps ensure decisions are made fairly, legally, and consistently.
Permitted Use and Discretionary Uses
What is a permitted use?
A permitted use is a type of development that the Land Use Bylaw already allows within a specific land use district.
Once a use is listed as a permitted use within a land use district, the development permit decision is based on whether the application complies with the Land Use Bylaw, General Municipal Servicing Standards, applicable safety codes, and technical reports and studies. A permit cannot be refused simply because some people disagree with the use.
If an application meets all applicable bylaw requirements, the Development Authority is required to approve it.
What is discretionary use?
A discretionary use is a type of development that may be allowed on a particular district but is not automatically approved. There may be additional development conditions imposed in relation to the discretionary uses.
Because discretionary uses involve greater decision-making authority, public notification requirements are different than permitted uses, and they may be appealed to the Subdivision and Development Appeal Board.
Who approves permits?
Through bylaws and policy, Council determines how development permit applications must be reviewed and approved. Administration approves permits that comply with the Land Use Bylaw and applicable regulations.
For permitted uses, the County is required to approve the application if it meets all bylaw requirements. Approvals are based on the rules set out in the bylaw, not on personal preference or public opinion.
For discretionary uses, the County has the authority to evaluate the proposal and determine whether it is appropriate for the site, including applying conditions where necessary.
Bylaw 1590: 2022 Development Authority Bylaw
Public Notification and Engagement Requirements
Notification requirements depend on the type of application.
Permitted use applications
Public engagement is not required when a proposed development is considered a permitted use under the Land Use Bylaw. If application complies with all bylaw requirements, the Development Authority is required to issue the permit.
The County posts notification of approved permitted use developments. This is not a consultation process – it is a notification process to help residents know what type of development will occur in their communities.
The County must follow legal obligations related to confidential private sector investment discussions.
Discretionary use applications
Notices of discretionary use applications are also posted on the County website. Affected landowners have the opportunity to appeal a decision at a formal hearing.
How to Access Approved Development Permits
To view approved permits and related studies and reports, complete a routine record search.
- Fill out the routine record search form
- Pay $40 fee
- Sturgeon County will provide a link to the requested documents
Latest development permit notices
Effective dates of permits
Approved development permits take effect following the 21-day notification period.
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Development permit approval notice for 28016B Hwy 633
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Development permit approval notice for 54418 Rge RD 262
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Development permit approval notice for 55428Rge Rd 254
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Development permit approval notice for 57023 Rge Rd 225
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Development permit approval notice for 2-56122 Hwy 803
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Development permit approval notice for 57225B Rge Rd 242, 5722A Rge Rd 242
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Development permit approval notice for 23-25214 Coal Mine Rd
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Development permit approval notice for 56231 Rge Rd 263
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Development permit approval notice for 56329 Rge Rd 233
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Development permit approval notice for 57222 Rge RD 255
How the Development Permit Process Works
The development permit process begins with an application and technical review by County staff. Once a decision is made, public notification occurs according to the applicable requirements.
Approved projects may require additional permits and inspections before construction can proceed and final approvals are issued.
Some decisions may be appealed through the appropriate appeal authority.
Permitted use approval process
- Applicant consults with Planning and Development: Before applying, an applicant may meet with County staff to discuss requirements and determine what approvals may be needed.
- Development permit application is submitted: The applicant provides plans and supporting documents for review.
- Application review: County staff review the application against the Land Use Bylaw and other applicable regulations.
- Decision is made: The Development Authority issues a decision based on the requirements of the Land Use Bylaw.
- Public notification: Once the permit is approved, it is made publicly available, and a notice is posted on the county website.
Discretionary use approval process
- Applicant consults with Planning and Development: Before applying, an applicant may meet with County staff to discuss requirements and determine what approvals may be needed.
- Development permit application is submitted: The applicant provides plans and supporting documents for review.
- Application review: County staff review the application against the Land Use Bylaw, applicable policies, and other regulations.
- Decision is made: The Development Authority reviews the application and technical feedback before approving the application, approving it with conditions, or refusing it.
- Public notification and engagement: Affected residents are notified and given an opportunity to review the proposal after the decision within an appeal period.
Additional permits and approvals
Depending on the project, applicants may also need building permits, lot grading approvals, water or wastewater approvals, or approach permits. Learn more about how development is regulated in Sturgeon County
Provincial and federal approvals
Depending on the project, provincial or federal approvals are required for power, water, environment, traffic, and noise.
Provincial authorities include:
Federal authorities include:
Inspections and final approvals
Once construction is complete and all requirements have been met, inspections and final approvals may occur.
Appeals
Permitted use appeals
Appeal rights for permitted use development permits are limited because the use is already allowed by the Land Use Bylaw.
Appeals generally need to identify a specific issue with the permit decision, such as:
- A relaxation or variance
- A misinterpretation of the Land Use Bylaw
- An unauthorized permit condition
- An approval that does not comply with bylaw requirements
A general disagreement with the fact that a use is permitted does not usually support an appeal.
Who can file an appeal?
An affected person may be able to appeal if they believe there is a specific issue with the permit decision.
Whether someone is considered affected depends on the circumstances, but generally means they are affected more directly than the public at large.
What concerns may support an appeal?
Examples may include concerns that:
- The approved development is not actually a permitted use in the district
- A bylaw standard was relaxed or interpreted incorrectly
- The permit contains an unauthorized condition
- The approved plans do not comply with Land Use Bylaw requirements
Requests to change the bylaw itself or general concerns about a permitted use typically do not form grounds for a development permit appeal.
Where is an appeal filed?
If the permit decision identifies the Land and Property Rights Tribunal (LPRT) as the appeal authority, appeals must be filed directly with the Tribunal before the deadline identified in the permit decision or notice.
The Tribunal establishes and administers its own appeal process and requirements.
What should someone prepare before filing an appeal?
Before filing an appeal, residents should:
- Review the approved permit and plans
- Confirm they are an affected person
- Identify the specific bylaw provision, condition, measurement, or interpretation they believe is incorrect
- Gather supporting information such as plans, photographs, measurements, or other relevant documents
- Verify the appeal deadline, as late appeals may not be accepted
Discretionary use appeals
Eligible parties may appeal the decision to the Subdivision and Development Appeal Board (SDAB) or the Land and Property Rights Tribunal (LPRT), depending on the circumstances.