There’s a Development Permit Next Door, What Happens Next?
Submitted by Melanie Swailes on behalf of the BCA Development and Transportation Committee
Imagine you come home one day to find a City of Calgary sign on the neighbour’s front lawn, with information about a Development Permit (DP) or a Land Use Change (LOC) proposed for the property. What does this mean and what happens next?
If a sign has been posted, then the project requires a DP because the scope of the work posed a significant change to the property or was outside of the standard rules established for that district. (Check with the City if you are unsure about whether or not you require a permit. For example, you can paint or make minor alterations without a permit, but electrical or gas line work likely will require a permit. You can find a complete list of items that require a DP under the Land Use Bylaw, Section 25. Type in “LUB1P2007” into a search engine to get a fully interactive guide.)
There are three main steps in the DP process.
1. Application Submitted
This phase includes an initial review by City Planning staff.
2. Under Review
Once a DP is under review, a file manager has been assigned and there will be “Notice Posting” (sign boards) for one week at the property site. The Brentwood Community Association (BCA) also receives an electronic version of the plans for purposes of review.
In 2018, the BCA Development and Transportation Committee started writing up and hand-delivering a Neighbour Notification (NN) to adjacent homes so that residents knew who to contact for more information. Typically, we circulate a friendly letter to two homes on either side, and several homes across the street or alley.
Feedback comments must be planning related: they must focus on the “use”, not the “user”. For example, you may comment on window placement, shadowing, or massing but you cannot comment on potential tenants or how the property may be used.
When the BCA receives comments on a proposal, we include those comments in our reviews. We refer to the relevant planning regulations such as height, lot coverage, or setbacks, but we also consider aspects such as window placement, air conditioner locations (noise impact), and trees and landscaping. It helps us with a review if we receive comments from neighbours. For example, sometimes neighbours may suggest that some trees are retained or that new ones should be planted, and even though this may not be mandated in the Land Use Bylaw, we can include these comments for review by City Planners. In another case, a neighbour may support the removal of a tree that is straddling the property line and has grown too large for the site. That kind of feedback is relevant for us and for the file manager who ultimately reviews the application.
3. Decision Outcome
Once a Decision is made, there is an “Advertising and Appeal Period” of 21 days. If there are objections to the approved DP, affected parties must file an appeal with the Subdivision and Appeal Board (SDAB) within 21 days. If there is no appeal, there will be some Prior to Release Conditions and finally, the Permit Release.
You can also look up information on DPs in your area – even if you are not directly affected – on the DMap at www.dmap.calgary.ca. In the past year, the City has started posting drawings or plans on this website and it’s interesting to see what is proposed for a site.
In Brentwood and Charleswood we are seeing a lot of change and renewal. City policies dictate the planning process, and our voices are but one aspect of any review. The Development and Transportation Committee of the BCA tries to make sure that people have as much information as possible about what is happening, and clear information about how to participate in the planning process.
If you are interested in community planning and redevelopment issues, we welcome new members to join us. We meet at 7:00 pm on the first Monday of every month in the Sportsplex Boardroom. Contact the BCA for more information at [email protected] or at 403–284-3477.
