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Building & Planning

Building & Renovations

The District of Sparwood requires a building permit whenever an individual or business constructs or renovates a building, or causes a building to be constructed or renovated. 

If you are moving a building or demolishing one, you will likely require a moving or demolition permit. 

General Building Permit FAQ

When do I need a permit?

Building permits are required before beginning any type of construction as defined in the Building Bylaw:

  • The construction, repairing, or altering of a building or structure;
  • The construction, repairing, or altering of a plumbing system,
  • An accessory structure if larger than 10 m2 (107.6 square feet);
  • The completion of a previously unfinished area in existing buildings: i.e. basement, rec room, etc.;
  • Creation or removal of a secondary suite;
  • Construction of a sundeck;
  • Enclosing a carport into a garage;
  • Enclosing above or below a sundeck;
  • ​A retaining wall 1.2 m or higher;
  • A swimming pool fence;
  • A fireplace, chimney, or solid fuel appliance;
  • A change in occupancy;
  • A moving permit before moving a building or structure
  • A demolition permit before demolishing a building or structure;
  • An excavation permit before excavating to construct a building or structure; 
  • A plumbing permit prior to installation of any plumbing; or
  • The installation of wastewater disposal systems, sanitary, storm sewers and drainage.

If you are unsure about whether a building permit is required, please check with the Planning Department at 250.425.6271.

When do I not need a permit?

You do not need a permit for:

  • Buildings, structures, or plumbing systems exempted by Part 1 of the BC Building Code
    • Including accessory structures less than 10 m2 (107.6 ft2);
  • Retaining structures less than 1.5 metres in height; or
  • Repair or replacement of a valve, faucet, fixture, or sprinkler head, a stoppage cleared, or a leak repaired in a plumbing fixture. 

What is the difference between a standard and complex building?

As defined in our Building Bylaw: 

A standard building (Part 9 of the BC Building Code) is a building of three stories or less in building height, having an area that is less than 600 square metres (6,458 ft2) and used for: 

  • residential occupancies; 
  • business and personal services; 
  • mercantile occupancies; or 
  • medium and low hazard industrial occupancies.  

A complex buildings (Part 3 of the BC Building Code) are 

1. All buildings used for major occupancies classified as 

  • assembly occupation; 
  • care or detention occupation; or 
  • high hazard industrial occupancies. 

2. All buildings exceeding 600 square meters (6,458 ft2) or exceeding three stories in building height that will be used for: 

  • residential occupations; 
  • business and personal services occupations; 
  • mercantile occupancies; and 
  • medium and low hazard industrial occupancies.  

The application requirements for as complex or standard building differ. Please consult the District’s Building Bylaw sections 9 and 10 for the requirements for complex and standard applications.

What hazard level is my commercial / industrial occupancy? 

As defined in the BC Building Code: 

  • Low hazard industrial occupancy: means an industrial occupancy in which the combustible content is not more than 50 kg/m2 or 1 200 MJ/m2 of floor area. 
  • Medium hazard industrial occupancy: means an industrial occupancy in which the combustible content is more than 50 kg/m2 or 1 200 MJ/m2 of floor area and not classified as hlgh-hazard industrial occupancy. 
  • High hazard industrial occupancy: means an industrial occupancy that contains sufficient quantities of highly combustible and flammable or explosive materials which, because of their inherent characteristics, constitute a special fire hazard). 

What happens if I don’t get a permit?

It is unlawful to commence construction with a building permit and double permit fees will be charged to you.  

If the work does not comply with the BC Building Code, you may have to pay for costly repairs to upgrade or you may have to remove the work. 

If your building permit is denied due to issues relating to zoning, you may apply for a a Development Variance Permit or a Board of Variance order provided the variance is not to the use or density of the property. can request to apply to the Board of Variance. 

Applying for a Building Permit

Getting started

There are requirements you must meet depending on the project. Before you begin your next home/business build or reno, we recommended that you first: 

  • Refer to the zoning of the property to determine which regulations apply to your property. You can determine the zone using the online map and refer to the specific regulations in the Zoning Bylaw.
  • Utility connection fees may apply to certain developments. 

Permit applications 

Building permit application are still available by paper format here, but applicants are encouraged to apply through Cloudpermit below.

Cloudpermit Applications

Permits are now available online! As of September 2021 the District of Sparwood now accepts permit applications through our online software Cloudpermit.

Here are some features of the new system:

  • Apply for and see the status of your permit application anywhere, at any time
  • Start the application and finish it later
  • Receive email and text updates on the status of your permit application
  • A record of permit documents will be retained under your online profile for future reference
  • Request inspections online with inspection results sent straight to your email

How to apply. Click the button below to access Cloudpermit. If you are new to the system you will need to create an account. If you have used the system before you may log back in. Select the button below and proceed to registration/login.

Apply via Cloudpermit

If you need assistance, watch the instructional video below.

Development Permits & Development Variance Permits

Depending on the location of the property and type of development, a development permit may be required

A Development Permit initiates an opportunity to review proposed developments to ensure that they comply with the policies and objectives of the  Official Community Plan (OCP), including design, heritage and environmental guidelines. A Development Permit may be required when the Official Community Plan designates an area for one, or more, of the following purposes:

  1. Environmental – Protection of the natural environment, its ecosystems and biological diversity.
  2. Hazard – Protection from development in hazardous conditions.
  3. Form and Character – Establishment of objectives for the form and character of commercial, industrial or multifamily and intensive residential development.
  4. Heritage Conservation.

You can view a map of the Development Permit Areas here.

Development Variance Permits may, by resolution of Council, vary the provisions of a number of District bylaws

A Development Variance Permit Application may be applied for to vary a regulation(s) of the Zoning Bylaw, the Subdivision Servicing Bylaw, or the Sign Bylaw. A Development Variance Permit can not vary the use of land or density. In these cases a Zoning Bylaw Amendment would be required.

Application Process

It is recommended that you consult with the Planning Department prior to submitting an application. If your project does require a Development Variance Permit, please complete a Development Variance Permit Application (including a DVP Supplemental Form for each variance request) and submit it to the Main Office (136 Spruce Avenue). The Development Variance Permit application fee is $400 plus the cost of the development sign.

Development Variance Permit applications are reviewed by applicable departments and may also be referred to external agencies for review. Variance proposals proceed to Council, followed by a ten-day public notice, and an Informal Hearing at which time Council will approve, deny or set conditions on permit approval.

Please see the Development Application Procedure Bylaw for detailed information on the application process.

Recent Development Variance Applications are listed on this page. 

Board of Variance

The Board of Variance is an independent body which considers requests for minor variances to the Zoning Bylaw regarding the siting, size and dimensions of buildings. The Board consists of three members appointed by Council. When you make an application to the Board of Variance, a decision is rendered by the Board at a Board of Variance hearing which is scheduled once an application is received. Applicants are encouraged to attend the hearing for their application.

Before applying to the Board of Variance, you should consult with the Planning Department about your plans. Applications to the Board of Variance can be downloaded here. You may complete the application and submit it to the Main Office (136 Spruce Avenue). The Board of Variance application fee is $250.

There is more information on the Board of Variance here.

More information on Land Use and Development…

Upcoming Public Hearings & Statutory Notices

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Application Process

Please see the Development Application Procedure Bylaw for detailed information on the application process.  The application fee is $300, except for minor (less than $5,000 in construction costs) Form and Character Development Permit applications where the fee is $50.

Form and Character Development Permits

Form and Character Development Permits are required for new construction and additions to Multi-Family, Commercial, Industrial, and Institutional development, except where exempted by the OCP. Development Permits may also be required for any subdivision or development where land is within an Environmental or Hazard Development Permit Area.

Provincial Riparian Area Regulations

Development permits for development near protected water courses may require a Riparian Area Assessment, in compliance with the Provincial Riparian Area Regulations.

Development Permit Area (DPA)

Within a DPA, a property owner must obtain a development permit before subdividing land or constructing, adding to, or altering a building. A local government may issue a development permit (DP) that varies or supplements a subdivision or zoning bylaw.

Below are the Development Permit Areas that are applicable in the District of Sparwood:

What do I need to apply for a standard building? 

Standard building permit applications must contain: 

  • Complete Building Permit Application; 
  • Application fee:
    • $100 for projects valued between $50,000 – $199,999,  
    • $400 for projects valued over $200,000; or 
    • n/a for projects valued under $49,999. 
  • Title Search (available from Service BC); 
  • Owner’s Authorization of Agent: for any application submitted by someone other than the property owner; 
  • Site plan prepared to scale, if necessary, by a BC Land Surveyor;  
  • Two copies of plans with details as outlined in the application form; and 
  • Homeowner Protection Office – required for new home construction). 

What do I need to apply for a complex building? 

Please contact the Planning and Development Department to discuss your application. 

Building a Storage Shed 

If the proposed building is under 10 square metres (107.6 ft2) and used for storage purposes only, you don’t require a building permit. 

However, siting requirements, building height and lot coverage for your zone will still apply. Roof overhangs and foundations cannot project into the neighbouring property. Find your zoning information on our online maps. 

Larger storage sheds and garages require a building permit.

Fees

Building Inspection

Building inspections are mandated by the BC Building Code and assist a homeowner or builder to meet the regulatory requirements and standards for structure, health and safety, security, and fire protection.  You are encouraged to consult with the building inspector before you submit an application to ensure that you are aware of all applicable municipal bylaws and codes relating to building in Sparwood. Communicating in advance will reduce the  chances of problems arising during a field inspection. 

How often a building inspection occurs will depend on your specific project and will be clearly communicated to you by the building inspector. 

Inspection Requests 

In order to request a building inspection the following information is required: 

The District of Sparwood is currently committed to building inspections on Friday’s.

  • The building permit number 
  • The name of the person who determined the project was ready for inspection 
  • Street address of the project 
  • What type of inspection is being requested 
  • Requested inspection date 

A number of inspections are carried out during construction and upon completion. It is the responsibility of the permit holder or the agent/contractor acting for the property owner to book appointments for the required inspections. If the work requiring the inspection is not completely finished before the inspector’s arrival, other fees may apply. 

Please note that the day requested may not be possible to meet due to scheduling constraints. 

Energy Step Code

The Provincial Energy Step Code has set a goal of net zero buildings being a Building Code requirement by 2032. A net-zero building is one that produces at least as much energy as it uses over the course of a year. The Step Code is a set of five incremental performance steps for new buildings that go from the BC Building Code to net-zero energy ready buildings. By 2032, all buildings will be required to achieve this passive house energy performance level or use approximately 70% less energy than current 2016 building code standards. At present a minimum achievement of Step 3 for Part 9 and Step 1 for Part 3 buildings is required in BC.