The Environmental Development Permit Area (EDPA) was adopted by Saanich Council on March 12, 2012. On June 12, 2017, Saanich Council amended the EDPA to temporarily exempt single family RS-zoned properties from the requirements of the EDPA (except when a subdivision application is involved). If you have questions about whether your development proposal is exempt from the EDPA, please contact Environmental Services.
On October 2, 2017, Council will consider proposed updates to the EDPA Atlas for a subsequent Public Hearing. The report and maps illustrating the proposed amendments can be seen here:
Council received an independent review of the EDPA by Diamond Head Consulting Ltd. on July 24th, 2017. The opportunity for public feedback on the report will likely take the form of a separate Council meeting held at a large venue, to accommodate all citizens wishing to provide input directly to Council.
- Draft Report - Diamond Head Consulting Ltd [PDF - 7.1 MB]
- Council Report for July 24th, 2017 Meeting [PDF - 99 KB]
- Council Approved Terms of Reference [PDF - 254 KB]
- July 24, 2017 Diamond Head Presentation [PDF - 132 KB]
- Protect our areas of highest biodiversity.
- Require mitigation during development.
- Require restoration to damaged or degraded ecosystems during development.
- Factsheet [PDF - 2.3 MB]
- Technical Backgrounder [PDF - 406 KB]
- Frequently Asked Questions [PDF - 407 KB]
- Economic Impact of the EDPA Report [PDF - 2.6 MB]
- Economic Impact of the EDPA summary factsheet [PDF - 747 KB]
- Council Approved Terms of Reference [PDF - 254 KB]
- EDPA Public Process Report [PDF - 2 MB]
- EDPA Tracking Report [PDF - 1.8 MB]
Why are the EDPAs important in Saanich?
Residents know that we live in one of the most beautiful places in Canada. Many don’t know that we also have many of British Columbia’s threatened and endangered species. For example, Garry Oak ecosystems are one of the top three most endangered habitats in Canada. The EDPA protects these at-risk and ecologically-fragile ecosystems.
Very little of our land remains unaltered. The Crown owns most of the land in many other areas of BC. Most land in Saanich is privately owned. We are fortunate to publicly own 52% of the land in the EDPA. High land values and increased development pressure keep us from creating new protected areas. This makes private land stewardship vitally important.
As residents, we play an essential role. We can restore and recreate habitat. What we can’t protect now, we’ll lose forever.
The EDPA includes Environmentally Significant Areas (ESAs) and buffers. Buffers can be natural, or lawns and homes or may be developed in the future. We include buffers so that new activities next to ESAs do not harm them.
We used five inventories to identify ESAs in the EDPA. You can see many of them on our public GIS mapping system. See below for more information on the inventories.
To see the maps, view the official EDPA Atlas.
The EDPA does not include streams and riparian areas. These already appear in the Streamside Development Permit Area.
How accurate is EDPA mapping?
We continually work to update and refine the mapping with new data, new technology and landscape changes. We wrote EDPA Guidelines to allow staff to exempt proposals shown to be outside of the EDPA without delay or further process. Staff do the majority of the fine-tuning at landowner request. Over time, the EDPA Atlas will become more accurate as staff take proposed amendments to Council.
If you feel that the EDPA mapping on your property can be improved, please contact Saanich Environmental Services. This factsheet [PDF - 405 KB] will assist you through the process.
If you feel that your property does not belong in the EDPA and should be removed from the bylaw, please see this factsheet [PDF - 406 KB] to apply. You will need to fill out these forms:
- EDPA Property Removal Request [PDF - 44 KB]
- Owner’s Authorization [PDF - 37 KB] (if you are using an applicant or agent)
What inventories do you base the EDPA on?
- Federal/Provincial inventory by Environment Canada and Ministry of Environment.
- Sensitive ecosystems including woodlands, coastal bluff, older forest and others.
- Ministry of Environment.
- Tracks red and blue listed and rare ecosystems, plants and animals.
- Publishes maps, status reports and other information.
- Wildlife Tree Stewardship Program (Federation of BC Naturalists).
- These trees house Bald Eagle and Great Blue Heron nests and more.
Isolated Wetlands and Watercourses, 2010
- District of Saanich
- Provide important habitat but don't have fish.
Saanich Marine Inventory, 2000
- District of Saanich and the Veins of Life Watershed Society.
When do I need an Environmental Development Permit?
The Local Government Act prohibits the alteration of land, subdivision and construction within an environmental development permit area unless you have an exemption or permit.
Contact Saanich Environmental Services to discuss your project. We will identify exemptions like:
- Hazardous trees
- Existing garden and landscaping maintenance
- Existing lawn mowing
- Picnic tables, benches, swing sets etc.
- Small outbuildings like a gazebo or shed
- Invasive plant removal
- Environmental projects
- Slope stabilization
- Planting native plants
- Existing structure repairs and maintenance
- Rebuilding on existing foundations
- Low-impact paths and fences
- Natural state covenant areas
- Projects outside the ESA boundary
- Vegetation management in fire interfaces
If I don’t have an exemption, what activities need a permit?
- Removal, alteration, disruption or destruction of vegetation.
- Removal, deposit or disturbance of soils.
- Construction or erection of buildings and structures.
- Creation of non-structural impervious or semi-impervious surfaces.
- Construction of roads, trails, docks, wharves and bridges.
- Provision and maintenance of sewer and water services.
- Subdivision of land where there is the potential to create conditions for impacts to an ESA.
Please follow our guidelines [PDF - 194 KB] when you want to develop or alter land. See the table below:
Guidelines that Apply
|Sensitive Ecosystems||10 m||1 to 5|
|Red and blue listed animals, plants and ecological communities||No additional buffer||1, 3-5|
|Wildlife Trees||No additional buffer||1, 3-5|
|Isolated wetlands and watercourses||10 m as measured from the natural boundary||1 to 5|
|Marine Backshore (as measured from the natural boundary)||15 m||1 to 5|
- Environmental Development Permit Application Form [PDF - 144 KB]
- EDPA Guidelines [PDF - 194 KB]
- Fee Schedule [PDF - 16 KB]
You may need to plant native vegetation as a condition of your development permit. We have two lists to help you choose appropriate plants.
- Recommended Native Plants for Restoring the Marine Backshore in Saanich [PDF - 556 KB]
- Sensitive Ecosystem Inventory: General Ecosystem Description and Common Plants [PDF - 19 KB]
Where can I get more information?
Please contact Environmental Services in our Planning Department. They can discuss site specific circumstances and assess if you need an Environmental Development Permit.