Process, Fees, and Timelines

Are you planning to develop a secondary suite in your home, build an addition to your office, or change the use of your property? Then you'll most likely need a development permit and a host of additional permits to ensure your project is safely completed!

Development permits are required for new projects, changes in the use of a property, or additions to existing structures. Why do you need them? These permits ensure compliance with community planning, bylaws, land use, and compatibility. 

Process Fees Timelines

Process

Whether you are applying online or on paper, development permits require plans and documents to be submitted with the application form.

  • Before you start your application, use a checklist to confirm which documents are required.

Commonly required documents include:

  • Site plan showing the entire property and the proposed development.
    • Learn how to draw a site plan.
    • The municipality may have a site plan on file from previous developments – contact PULSE to inquire.
  • Building plan showing the size, height, construction materials, and location of the development.
  • Certificate of Title showing the registered owners of the property.
  • Letter of authorization is required if you are applying on behalf of the property owner. A written statement from the owner granting permission must be provided. 

Submit applications online 24/7 through E-Permitting, or in person at 9909 Franklin Avenue during business hours (Monday to Friday, 8:30 a.m. to 4:30 p.m.).

After a development permit has been approved, additional permits may also be required, such as:

  • Building permits – required for most major construction projects including new buildings, additions, renovations, repairs, relocations, demolitions, or changes of use.
  • Utility permits – required for electrical, plumbing, gas, sewage, and service connections. These may require certified trades workers to apply on behalf of the owner.
  • Occupancy permits – confirm that a building is safe for use. Most renovations and all new construction require an occupancy permit.
  • Other permits – may be required depending on the size and complexity of the project. Additional information will be provided once the full application is reviewed.

A flowchart explaining the development permit process

Fees

The total cost of your project depends on the permits required.

Fees for Planning and Development Services

Permit Fee
Single detached dwelling $200
Semi-detached and duplex dwellings (per unit) $200
Triplex dwellings (per unit) $200
Fourplex dwellings (per unit) $200
Townhouses (per unit) $200
Apartment buildings $400 + $50/unit
Manufactured homes (per unit) $200
Demolitions $300
Home occupations $100
Home businesses $150
Basement suites $175
Family care dwellings $175
Accessory structure $125
Additions to residential $150

Permit Applications - Commercial, Industrial and Institutional Development Fee
New commercial, industrial and institutional developments (maximum $10,000)   
for first 500 m² of gross floor area $300 + $3/m²
for area over 500 m² gross floor area + $1.50/m²
Additions to commercial, industrial and institutional developments - based on addition only (maximum $10,000)  
for first 500 m² of gross floor area $300 + $3/m²
for area over 500 m² gross floor area + $1.50/m²
Accessory structure $200
Religious assembly, educational service facility, daycare centre (Maximum $10,000)  
for first 500 m² of gross floor area $300 + $3/m²
for area over 500 m² gross floor area + $1.50/m²
Oil sands mining, extraction and upgrading projects and oil sands pilot projects (based on $10/$100,000 of construction value) Minimum $10,000
Additions and/or revisions to oil sands mining, extraction and upgrading projects and oil sands pilot projects (addition only; based on $10/$100,000 of construction value) Minimum $1,000
Change of use or occupancy within existing commercial, industrial and institutional buildings $300
First use within new commercial, industrial and institutional building (if not approved with the development permit) $300
Shared occupancy with an existing business (if a discretionary use in the land use district) $300
Demolitions $300
Special events  
private land $275
municipal land $150
municipal land (not for profit) $25
Temporary uses or building (less than 180 days) $350
Temporary uses or building (180 days or more; maximum $10,000)  
for first 500 m² of gross floor area $300 + $3/m²
for area over 500 m² gross floor area $300 + $1.50/m²
Work camps $3,000 + $2.25/bed
Outdoor storage or use (no buildings/structures)  
lot area less than 0.4 ha $500
lot area of 0.4 ha or greater $600
RV parking permit $50
Residential sales centre $225
Golf course $1,500
RV park $350 + $10/stall
Request for landscaping inspection   
first request $0
second request $100
third request $250
every subsequent request $500

Permit Fee
Return of incomplete commercial, institutional or industrial development permit application $375
Commencement of development prior to issuance of development permit 2 × regular fee
Notification fee for applications or decisions on applications requiring notification to adjacent property owners (in addition to other fees specified) $100
Advertising fee for decisions on development matters $50
Short form of development agreement required as a condition of development permit (required to be submitted with composite engineering drawings) $750
Long form development agreement required as a condition of development permit (required to be submitted with composite engineering drawings) $2,750
Developer-requested changes to the Municipality’s standard development agreement Full legal costs
Developer-initiated change to a development application after submission (in addition to original application fee) 25% of original fee
Site development permit – including clearing and grading $200

Plan of subdivision application fee including bare land condominium plans  
residential (single detached, semi-detached, manufactured home) $1,500 + $150/lot
multi-family (apartments, townhouses) $1,000/lot
commercial and industrial $1,000/lot
direct control $1,000/lot
strata lot $1,000/lot
municipal reserve, environmental reserve and public utility lots $0
Endorsement fees 1 × application fee
Condominium application and endorsement fee $150
Phased registration of an approved subdivision $550/phase
Subdivision approval time extension  
first request $350
second request $575
third request $825
Subdivision application fee refunds  
before review 85%
after review 25%
Modification of tentative plan of subdivision  
before review $275
after review 50% of original fee
Discharge of caveat $150
Address change request $150
Development agreements  
short form development agreement required as a condition of subdivision approval $750
long form development agreement required as a condition of subdivision approval $2,750
developer-requested variation to development agreement standard template All legal costs
Re-application for Subdivision within 6–12 months of a decision (including appeal decisions) for same site with similar or identical design 3 × original application fee
Utility line assignment $125

Single detached, semi-detached, manufactured home $100/dwelling unit
Apartment building $175/principal building
Commercial, industrial, institutional buildings $175/principal building
Townhouses – individual units $100
Townhouse cluster – Six units or less $175/occurrence
Townhouse cluster – more than six units $40/dwelling unit
Compliance certificate requests on a rush basis (within 48 hours of request) Double the regular fee

Permit Fee
Application for variance $200

Permit Fee
Letter of zoning confirmation $100

Permit Fee
File search $0

Class Zoning of Property
1 R1, R1E, R1M, R1S, R1P, RMH, RMH-1, RMH-2, R2, R2-1, CR, HR, SE, SH, ND, SCL1
2 LBL, LBL-R4, LBL-C, R3, R3-1, R3-2, R4, R5, R5-MU, MFD, SCL2, SR1
3 A, BOR-1, CD, C1, C2, C3, C3-A, C4, C4-A, C5, CBD1, FRA1, HC, HG, GD, MDD, MD, PRA1, PRA2, TCD, WD
4 Bl, BIU, SI
5 EP, PS, PS-CC, PR, PR-CC, R1VF, UE, RD
6 All DC Districts and City Center Zones DMRZ, NSZ, FRZ and RZ

 

Amendments Fee
Land Use Bylaw   
text amendment $2,500
map district amendment from Class 1 to Class 1, 2, 4 or 5 $2,500
map district amendment from Class 1 to Class 3 $3,500
map district amendment from Class 1 to Class 6 $4,500
map district amendment from Class 2 to Class 1, 3 or 5 $2,500
map district amendment from Class 2 to Class 2 or 4 $3,500
map district amendment from Class 2 to Class 6 $4,500
map district amendment from Class 3 to Classes 1–5 $2,500
map district amendment from Class 3 to Class 6 $4,500
map district amendment from Class 4 to Class 1, 2 or 5 $3,500
map district amendment from Class 4 to Class 3 or 4 $3,500
map district amendment from Class 4 to Class 6 $4,500
map district amendment from Class 5 to Classes 1–5 $1,500
map district amendment from Class 5 to Class 6 $4,500
map district amendment from Class 6 to all classes $4,500
Statutory Plans and Amendments   
Municipal Development Plan amendment $3,500
Area Structure Plan amendment $3,500
Area Redevelopment Plan amendment $3,500
application to adopt an area structure plan $3,500
Multiple amendments (Land Use Bylaw + statutory plan, or two statutory plans for the same site) Highest fee + 50% of additional fees
Outline plans $3,500
Road closure (processing) $2,250
Amendment fee refunds  
prior to circulation of file 85% of fee
during or after circulation of file 25% of fee
Reserve designation removal (processing) $2,250

Permit Fee
Sign development permit $150
Comprehensive sign development permit  
five signs or fewer $400
more than five signs $600
Portable sign reservation application on municipal land (not for profit) $1.43/day
Freestanding sign $225
Sign impound fee $500

Permits Fees
Freestanding telecommunication tower - request for
letter of concurrence		 $3,000
Rooftop, structure mounted – request for letter of concurrence $2,000
Co-location (when added to existing telecommunication
structure) 		 $200

Licence of occupation application $200
Road use agreement (per road, per year)  $1,000
Encroachment application $200
Undeveloped government road allowance crossings (per
location)		 $1,000
Facility crossing (per location) $1,000
Lease application $200
Lease application - not for profit  $25
Community backyard rink application – municipal land $25

Fees for Safety Codes Permitting

Category Description Fee
Residential Contractor Minimum building permit fee minimum $165
Residential new construction, additions and renovations (per sq. ft.) $1.65
Attached garage (per sq. ft.) $0.70
Modular home/mobile home/move-on relocation - on a crawlspace or foundation (developed floor area, per sq. ft.) $0.50
Mobile home  on pilings or blocks $250
Demolition $175
Basement suite (developed area, per sq. ft.) $0.75
Basement development/renovations/accessory structures (developed area, per sq. ft.) $0.60
Minor residential construction (under 100 sq. ft. or up to $12,000 in construction value) $165
Solid fuel appliance $165
Residential Homeowner
 Minimum building permit fee minimum $165
Residential new construction, additions and renovations (per sq. ft.) $1.80
Attached garage (per sq. ft.) $0.80
Modular home/mobile home/move-on relocation on a crawlspace or foundation (developed floor area, per sq. ft.) $0.60
Mobile home on pilings or blocks $276
Basement suite (developed area, per sq. ft.) $0.85
Basement development / renovations / accessory structures (developed area, per sq. ft.) $0.65
Minor residential construction under 100 sq./ft or up to $12,000 in construction value $165
Solid fuel appliance $175
Commercial, Industrial and Institutional
 Commercial new construction,
additions or camps (for each $1,000, or part there of, of the estimated cost
of construction)		 $9.53
Renovation / addition (for each $1,000, or part there of, of the estimated cost
of construction)		  
Move-on/relocatable oil and gas industrial (for each $1,000, or part there of, of the estimated cost)
of construction)		  
Demolition $200
Fire alarm replacement/upgrade (minimum $200, or $0.5 per sq./ft of developed area) $200
Minimum Commercial Building Permit Fee $250
Solid fuel appliance $250

Category Description Fee
Contractor residential, commercial, industrial, institutional
and oil and gas (if a modular unit is being installed, then a
drop will be the same as a fixture)		 1 to 7 fixtures $165
8 to 16 fixtures $175
17 to 25 fixtures $205
26 to 54 fixtures $295
55 to 100 fixtures  $460
For every fixture over 100 fixtures $1.25
For each rainwater leader, roof drain $6
Minimum fee for any plumbing permit $165
Cross connection and backflow prevention to install
a backflow device or a lawn sprinkler system		 $30
Homeowner residential 1 to 7 fixtures $165
8 to 16 fixtures $185
17+ fixtures $250
Minimum fee for any plumbing permit $165
Cross connection and backflow prevention to install
a backflow device or a lawn sprinkler system		 $30
Water and Sewer Service Connection Permit Service Connection Permit Fee – gravity sewer
system, storm system or full pressure water system,
or combination thereof		 $165
Service Connection Permit Fee – low pressure sewer
system or trickle fill water system, or combination
thereof		 $200

Category Description Fee
Residential, Commercial, Industrial and Institutional
installation		 Holding tanks, septic tanks, inground treatment $250
Camps 51 to 110-person capacity $400

Category Description Fee
Contractor, residential gas installations 1 to 2 outlets $165
3 to 4 outlets $175
5 to 10 outlets $200
For every outlet over 10 outlets $8
Temporary heat $165
Homeowner, residential gas installation 1 to 2 outlets $175
3 to 4 outlets $190
5 to 10 outlets $225
For every outlet over 10 outlets $8
Temporary heat $165
Non-residential gas installation 10,000 to 200,000 BTU $175
200,001 to 500,000 BTU $200
500,001 to 750,000 BTU $265
750,001 to 1,000,000 BTU $325
For each 100,000 BTU (or portion of) over 1,000,000
BTU		 $8
Temporary heat, 0 to 500,000 BTU $200
Temporary heat, 500,001 to 1,000,000 BTU $250
For each 100,000 BTU (or portion of) over 1,000,000
BTU		 $8
Non-residential propane installation Propane tank set 81 to 1,000 gallons $165
Propane tank set over 1,000 gallons $185
For each additional tank set  $50
Each vaporizer $65
Commercial gas appliance replacement 0 to 500,000 BTU $165
500,001 to over 1,000,000 BTU and up $200

Category Description Fee
Contractor, residential, commercial, industrial and
institutional installations		 1 to 4 appliances $165
5 to 10 appliances $185
11 to 20 appliances $225
For each appliance over 20 $8
Homeowner residential 1 to 4 appliances $165
5 to 10 appliances $200
11 to 20 appliances $275
For each appliance over 20 $8

Category Description Fee
Contractor, residential Up to 1,200 sq./ft $165
1,201 to 2,500 sq./ft $215
2,501 to 5,000 sq./ft $275
Over 5,000 sq./ft (per sq. ft over 5,000) $275 + $0.10/ft2

Minor installations: 
1) Air conditioning unit
2) Hot tub
3) Service upgrades
4) RWSS 
5) Manufactured home/modular home connection 
6) Temp service up to 125 Amp

 $165
Homeowner, residential Up to 1,200 sq./ft $185
1,201 to 2,500 sq./ft $265
2,501 to 5,000 sq./ft $295
Over 5,000 sq./ft (per sq. ft over 5,000) $295 + $0.10/ft2

Minor installations: 
1) Air conditioning unit
2) Hot tub
3) Alterations to or adding circuitry

 $185
Commercial (including apartments), industrial and
institutional (based on installations cost) 

 $0 - $5,000 $165
$5,001 - $7,000 $200
$7,0001 - $24,000 $250
$24,001 – $33,000 $300
$33,001 - $46,000 $400
$46,001 - $100,000 $500
$100,001 - $250,000 $1,300
$250,001 - $500,000 $1,700
$500,001 - $750,000 $2,100
$750,001 - $1,000,000 $2,800
1,000,001 and over (installation cost / $1000 x 3 temporary
service)		 $165
Annual electric (Note: kVA rating based on main
transformer capacity)		 Up to 100 kVA $350
101 to 1,000 kVA $350.00 + $27.00/100 kVA for
portion exceeding 100 kVA
1,001 to 5,000 kVA $593.00 + $22.00/100 kVA for
portion exceeding 1,000 kVA
5,001 to 10,000 kVA $1,473.00 + $9.00/100 kVA for
portion exceeding 5,000 kVA
10,001 to 20,000 kVA $1,540.00 + $4.00/100 kVA for
portion exceeding 10,000 kVA
Over 20,000 kVA $2,823.00 + $1.50/100 kVA for
portion exceeding 20,000 kVA

Description Fee
Residential, single dwelling $165
Commercial, industrial and institutional $200

Building permits (25% of original fee paid will be withheld) Minimum $100
Electrical permits (10% of original fee paid will be withheld) Minimum $50
Gas and appliance venting or plumbing permit (10% of
original fee paid will be withheld)		 Minimum $50

Category Description Fee
Building discipline  Fees will be assessed based on the percentage of work left to be complete, multiplied by project value at a rate of $9.25 per $1,000 of project value Minimum $165
Electrical discipline Residential projects with a construction value of
$5,000 or less		  
Residential projects with a construction value of
$5,001 or more		  
Commercial, industrial and institutional projects

 Fees assessed based on installation costs multiplied
by percentage of work left to complete using commercial installation costs
Plumbing discipline Projects with 20 or less fixtures $100
Projects with 21 or more fixtures $125
Gas discipline Projects with 10 outlets or less $100
Projects with 11 outlets or more $125
Gas appliance ventilation 10 appliances or less $100
11 outlets or more  $125

Category Description Fee
Re-inspection Fee First occurrence $175
No-entry Fee First occurrence $175
Additional Fees Inspections outside of regular working hours (only when critical to public safety or occupancy of a structure) $250
Variances (alternative solutions) $250

Fees are updated annually by Council. For more information, review the Fees, Rates and Charges 2025 Bylaw.

Timelines

Permit timelines vary based on factors such as project type, complexity, quality of application, and any required changes.

For some projects, development permit applications must be circulated to internal and external stakeholders before approval, which may extend timelines.

Contact Us

PULSE
Submit a request

Phone: 780-743-7000
Toll free: 1-800-973-9663

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