much time does this take?
will this cost?
do you look at during the review process?
could cause the application to take longer?
are referral agencies?
if my land is in the ALR?
can approved consultants help?
you point me to an approved list of professionals?
can I get help filling in the application?
are the applications for road closure and works on highway right-of-way used for?
is a Plan Examination Fee?
long is preliminary layout approval valid for?
long does Final Approval last?
are my local contacts?
Development Approvals are processed on a first-come, first-served
basis, and both the number of applications in the system, and the
complexity of each one can affect the timing. The ministry is working
toward a target of an average of 110 days from application to
preliminary decision. Typically a proposal which comes in with a
complete application and all the supporting documents takes less than
180 days to reach Preliminary Layout Approval stage, depending on the
nature of the proposal. Approval times vary around the province due to
seasonal conditions, staffing levels within and outside the Ministry of
Transportation and process times at the local government level. Ministry
of Transportation staff can give you a time estimate when you apply.
After you have received Preliminary Layout Approval, you have a year to complete
servicing of your development and submit plans for the Final Approval. Final
Approval takes up to 60 days maximum. Plans must be registered at the Land
Title Office within 60 days of Final Approval.
Expect delays if you hand in incomplete information, if referring
agencies delay making recommendations to the Ministry of Transportation,
or if your application requires numerous site visits.
If your application is incomplete, it cannot be processed. Applications
are dealt with in the order that they arrived, and your proposal
can spend time in the queue, only to be handed back with a request for
more information. Please make sure you have included all the information
listed on our checklists
as you prepare your preliminary application.
Review by other agencies can take longer in some
cases, especially if there are applications and authorizations involved
or if your application is forwarded to additional agencies for review.
While the Ministry makes every effort to expedite the process,
you may wish to contact the referral agency directly to try to resolve
issues which have reached an impasse or are delayed due to lack of
information. For instance
the Health Authorities may not understand your intent with respect to
drinking water or sewage disposal.
A Regional District may have a land use or zoning concern.
These issues can often be resolved by your direct contact rather
than the Ministry acting as an intermediary for you.
The Approving Officer may require examination and report(s)
on the proposed subdivision prior to preliminary decision. Any
investigation by professionals and subsequent review will take
The Ministry of Transportation charges fees
at the initial application stage, and again at the final stage of subdivision
approval. Local governments and referral agencies may also charge a fee for examining
or processing a development proposal. You are responsible for any engineering
and works on-site, such as roads and utilities; as well, you can expect to pay
current taxes and professional fees, servicing costs, and perhaps development
cost charges and fees for a review of site profile. Ministry fees are payable
by cash or cheque, and made out to the Minister of Finance.
The fee is based on the number of lots proposed in the layout. If after the application there is a minor change in the number of lots, additional lots require additional fees and are required at the time to proceed. If the number of lots goes down, there is no refund. If there is a wholesale change in the application, requiring re-start of the review, a new application and associated fee payment may be necessary.
Ministry staff evaluates each application for road
and access requirements, land
use issues and health
and safety considerations. Where other authorities need to provide comments,
Ministry staff refers the application to these agencies.
Referral agencies are other government administrative and regulatory bodies,
such as the Regional
Health Authority, the Department
of Fisheries and Oceans, or Regional
Districts, who give their recommendations and comments to Transportation Ministry
staff before your application receives preliminary layout approval. Your proposed
development may have to address issues raised by the referral agencies before
it is granted final approval.
Before you receive permission to subdivide, you will need approval from the
Land Commission to go ahead. You should show the approval of the Land Commission,
or at least written evidence that your application is being considered by them,
as part of your complete Preliminary Subdivision Application. To find out more
about subdividing in ALR lands, go to the ALC
Depending on the scope and complexity of your development, the advice of a
contracted early in your development planning, can prevent expensive mistakes
and delays. Ultimately, your final plans will need to be drafted by a BC
Land Surveyor, so it makes sense to develop a professional relationship with
one as early as feasible.
The Ministry’s interests are in approving Land
Title Act lots in the province which are safe for the current and subsequent
owners of your property. We ensure that it is free from natural
hazards and traffic problems and that environmental
and heritage values, and future access and development
opportunities are protected. You may not be aware of these concerns or may
not have the expertise to resolve them. The solutions often rest in the hands
of professionals licensed in the province to deal with such complexities. Expertise
can cost money, and only you can determine the economic worth of such an investment.
While it’s beyond our mandate to name any individuals, we have provided
links to useful professional organizations for your reference. These include the
Land Surveyors, the Professional
Professional Biologists, hydrologists and more.
We have provided an interactive help feature on the Preliminary
Subdivision Application form. While this should help you complete the form,
you can contact your nearest District
Office if you still have questions.
Sometimes a proposal for subdivision will include the discontinuance (road
closure) of a dedicated, or gazetted road. This requires an Application
for Permission to Discontinue, Close and Acquire the Land in a Public Road.
Road closure can be a complex process and must be done prior to, or concurrent
with, the final approval of a subdivision plan.
Sometimes the construction of works on an existing Highway Right-of-Way are
required to facilitate a proposed subdivision. An application for Permission
to Construct Works Within Highway Right-of-Way is required to construct these
The plan examination fee is paid to the Provincial Government for the final
checking, approval, and signing of the subdivision plans.
Preliminary Layout Approval is valid for one year, during which time you should
during which time you should complete
all the work necessary to meet the conditions of the PLA.
It is up to you to register the plans and other required documents in the Land
Title Office. You must do this within two months after final approval is granted.
Subdivision plans that are not deposited in the Land Title Office within
two months of approval must be approved again, or the Land Title Office may reject
them. If there has been no change in legislation, regulation, or bylaw, it is
not necessary to go through the full application process again. However, you must
produce another Tax Clearance Certificate and pay another plan examination fee.
You can find your local contacts by referring to our map
which lists the District Offices.