Development Permit Areas

Objectives of the Form and Character DPAs

Form and Character DPAs are intended to:

• Provide for a built environment that is safe, attractive, people-friendly and energy efficient;
• Create attractive and active streetscapes that engage pedestrians and complement neighbouring properties;
• Encourage development features that conserve energy and water and have reduced contributions to Surrey’s greenhouse gas emissions; and
• Ensure that developments are of high quality and do not adversely impact the image or character of the city.

Where Form and Character DPAs Apply       

The entire City of Surrey is designated as Form and Character DPA  for all commercial, industrial or multiple family residential development areas.

When a Form and Character DP is required

A Development permit will be required for any improvements to a property, including:

• alterations,
• site design,
• landscaping,
• new construction,
• or subdivision,

for all commercial, industrial or multiple family residential developments.

*Note: Any lands that are in Campbell Heights, which are illustrated in Figure 64 of the OCP Implementation Section II (d) and COSMOS, are exempt from a Form and Character DP.

For more information about Form & Character DPA submission requirements, development guidelines, and permit exemptions, review the Form and Character DPA #1 Guidelines document.

Objectives of the Hazard Lands DPAs

The Steep Slopes Hazard DPAs are intended to:

• Protect peoples, property and the natural environment from the consequences of natural hazards and from development on unsafe, unstable slopes and potentially hazardous areas;
• Prevent soil erosion in areas of unstable or potentially unstable slopes which pose hazards;
• Promote development that respects the terrain, vegetation, drainage courses and constraints related to the hillside environment of the site;
• Maintain grassy or green cover of steep slopes as a means to prevent erosion and unstable slopes;
• Promote the siting of buildings and other structures that are compatible with the steep slope context;
• Ensure road design and anticipated uses provide for a safe environment and ease of on-going maintenance.

The Flood Prone Hazard DPAs are intended to:

• Protect people, property and the natural environment from the consequences of natural flood hazards.

Where Hazard Lands DPAs Apply

The Steep Slopes Hazard DP areas are all parcels of property containing land with steep slopes in excess of twenty percent (20%) gradient, or which are either within a 10 meter downslope or 30 meter top of slope of land with steep slopes in excess of twenty percent (20%) gradient, as shown in Figure 65 of the OCP Implementation Section II (d) and/or COSMOS.

The Flood Prone Hazard DPA areas are all properties containing lands within the 200 year floodplain as generally shown in Figure 66 of the OCP Implementation Section II (d) and/or COSMOS.

When a Hazard Lands DP is required

A Development permit will be required prior to development activities for any of the following activities:

• Subdivision of land;
• Land alteration or land clearing activity (includes, but is not limited to, removal of trees or shrubs with no limitation or specification to size, diameter or species); and
• Construction of, addition to, or alteration of buildings or structures.

Find more information about Hazard Lands DPA submission requirements, development guidelines, and permit exemptions in the Hazard Lands DPA #2 Guidelines document.

Objectives of the Sensitive Ecosystems DPAs

The Streamside Protection DPAs are intended to:

• Conserve, protect and enhance aquatic areas and associated riparian habitat;
• Encourage ecosystems processes and biodiversity and ensure development activity does not encroach upon or alter riparian and aquatic habitats;
• Provide for: drainage maintenance access; potential public trails; beaver habitat accommodation; tree health, natural stream dynamics, and slope stability risk minimization; and
• Maintain and enhance the ecosystem function of the Streamside Protection Areas as defined in Part 7A of the Surrey Zoning Bylaw.

The Green Infrastructure Areas DPAs are intended to:

• Maintain and enhance ecosystem and critical habitat for at-risk species and generate opportunities that support and enhance biological diversity;
• Integrate ecological systems and processes into urban areas and assess conservation values and enhancement priorities equally with land development, growth management and infrastructure planning; and
• Identify and minimize the disturbance of development on the Green Infrastructure Network, as derived in the Surrey Biodiversity Conservation Strategy.

Where Sensitive Ecosystems DPAs Apply

The Green Infrastructure Network DP areas are all parcels of property where any portion falls within 50 meters of the Green Infrastructure Area, as generally shown in Figure 67 of the OCP Implementation Section II (d) and/or COSMOS.

The Streamside Protection DP areas are all properties, where any portion of the property, falls within 50 m of the top of bank of either one or both sides of a Class A, A/O, or B streams containing fish habitat, as generally shown in Figure 68 of the OCP Implementation Section II (d) and/or COSMOS. (Should a stream not illustrated in Figure 68 be identified, it is the responsibility of the applicant to contact the City to determine whether or not the area in question falls with this DPA.)

When a Sensitive Ecosystem DP is Required

A Development permit will be required prior to development activities for any of the following activities:

• Subdivision of land;
• Construction, addition or alteration of a building or structure;
• Construction of roads and trails;
• Disturbance of soils, land alteration or land clearing; and
• Installing non-structural surfaces with semi-pervious or impervious materials.

Find more information about Sensitive Ecosystems DPA submission requirements, development guidelines, and exemptions:

• Sensitive Ecosystems DPA#3 Guidelines
• Sensitive Ecosystem DPA Guide
• Streamside Protection Setback Areas from Part 7A of the Surrey Zoning Bylaw, No. 12000, 1993

• Qualified Environmental Professional (QEP) Sign-Off Form and Checklist

Regulatory Approvals Resources

Review these additional websites as they apply to your project for more information.

• Fisheries and Oceans (DFO) Request for Project Review Process
• DFO Standards and Codes of Practice 
• Water Sustainability Act (WSA) Change Approval Overview
• WSA Change Approval Online Applications 
• Riparian Areas Protection Regulation (RAPR) Technical Assessment Manual (November 2019)
• RAPR Online Notification System (RARNS) 
• BC Wildlife Act General Wildlife Permit Guide

Land Development Best Management Practices

• DFO Land Development Guidelines (PDF)
• BC Natural Resource Best Management Practices 
• BC Regional Timing Windows

Objectives of the Farm Protection DPA

The Farm Protection DPA is intended to:

• Encourage the development of effective landscape buffers along the boundary of the Agricultural land Reserve (ALR) designated lands;
• Adjust urban densities and buildings along the urban side of the (ALR) border to allow for better management and maintenance of Agricultural buffers;
• Encourage open space creation, wildlife management and habitat protection along the urban side of urban-agricultural interface areas to minimize the impact on farm activities.

Where Farm Protection DPAs Apply

The Farm Protection DPAs apply to any commercial, industrial, institutional or residential development that directly abuts land within the Agricultural Land Reserve (ALR) and/or that falls within 50 m of the ALR boundary, as shown in Figure 69 of the OCP Implementation Section II (d) and/or COSMOS.

When a Farm Protection DP is Required

A Development permit will be required for any improvements to a property, for any of the following activities:

• Subdivision of land;
• New Construction;
• External Building alterations;
• Site works;
• Landscaping.

Find more information about Farm Protection DPA Submission Requirements, development guidelines, and exemptions in the Farm Protection DP #4 Guidelines document.