Information Bulletins

Purpose

This bulletin provides general information about the District of Sooke’s Official Community Plan (OCP) and how Development Permit Areas (DPAs) function within it.

The OCP is the District’s primary long-range planning document. It establishes community goals and policies that guide land use, development, and environmental stewardship over time.

DPAs are one of several regulatory tools used to implement the OCP. They are applied in specific circumstances to guide how development occurs, particularly where additional consideration is needed due to site conditions, environmental sensitivity, hazards, or design objectives.

This bulletin is intended for residents, property owners, contractors, and professionals. It explains:

• What the OCP is and what it does
• How DPAs fit within the OCP framework
• When Development Permits may be required
• Why determinations are often site-specific and discretionary

This bulletin is for guidance only and should be read alongside the OCP and applicable bylaws.

What Is the Official Community Plan (OCP)?

The Official Community Plan is a policy document adopted by Council under the Local Government Act. It provides direction on:

• Land use and growth patterns
• Environmental protection
• Housing, transportation, and infrastructure
• Community character and resilience

The OCP:

• Does not regulate day-to-day property use
• Does not replace zoning or building bylaws
• Does not require permits on its own

Instead, it establishes the policy framework that informs future decisions, including zoning, subdivision, and development approvals.

How the OCP Is Implemented

The OCP is implemented through a combination of tools, including:

• Zoning and subdivision regulations
• Development Permit Areas
• Capital planning and infrastructure investment
• Council and staff decision-making

additional review is needed, based on the nature of the proposal or site conditions, to ensure development aligns with OCP objectives.

What Are Development Permit Areas (DPAs)?

Development Permit Areas are locations identified in the OCP where additional review may be required at the time of:

• Subdivision
• Construction
• Land alteration
• Redevelopment

DPAs are established for a range of purposes, including:

• Environmental protection
• Hazard mitigation
• Form and character or design guidelines for the construction and landscaping of proposed developments

DPAs do not prohibit development. Their purpose is to guide development in a way that responds to site-specific conditions and community goals.

When Is a Development Permit Required?

A Development Permit is not required for all activities, even where a property is located within a DPA.

Whether a permit is required depends on:

1. The proposed activity
   (e.g., building construction, land alteration, significant vegetation removal, subdivision of property)
2. The site context
   (e.g., presence of sensitive features or hazard conditions)
3. The scale and potential impact of the proposal

DPAs are proposal-based, not property-based. The presence of a DPA does not automatically trigger a permit.

Exemptions and the Role of Discretion

The OCP includes general and DPA-specific exemptions intended to address situations where proposed work:

• Is limited in scope, and
• Does not substantively engage DPA objectives

Exemptions are an intentional part of the DPA framework.

The OCP does not rely on fixed definitions of terms such as ‘minor’ or ‘significant,’ recognizing that these depend on context.

Final determinations regarding whether a Development Permit is required are made by the Director of Planning and Development or designate, informed by site conditions, available information, and, where appropriate, qualified professional input.

Why Site-Specific Information Is Needed

Residents often ask whether a Development Permit would be required for a proposed activity. Because Development Permit Areas are applied based on site conditions and potential impacts, confirmation generally requires:

• a defined scope of work;
• site-specific information; and
• an understanding of potential impacts.

This allows staff to provide clear, consistent guidance tailored to the specific property and proposal.

Different Types of Development Permit Areas

Not all DPAs operate in the same way.

Some DPAs are:

• Closely tied to mapped areas or design objectives

Others are:

• Applied based on site conditions and potential impacts

As a result, whether and how a DPA applies will vary depending on the proposal and the characteristics of the site.

When to Contact the District

Contacting the District is not required for routine property maintenance.

Early discussion is encouraged where:

• Development or redevelopment is proposed
• Significant land alteration is planned
• Work is near environmentally sensitive (creek, wetland, shoreline) or hazard-prone areas (steep slopes, flooding potential)
• There is uncertainty about permit requirements

Early clarification can help avoid delays and misunderstandings later in the process.

Key Takeaways

• The OCP is a policy framework, not a permit system.
• DPAs are one tool used to implement the OCP.
• Not all activities within DPAs require a Development Permit.
• Exemptions and discretion are intentional features of the system.
• Decisions on whether a Development Permit is required are site- and proposal-specific.

Additional thematic bulletins and professional guidance resources are available to provide more detailed information on specific activities and professional expectations. Please connect with the Planning and Development Department for more information at planning@sooke.ca.

Purpose

This bulletin explains how tree and vegetation removal is considered under the District of Sooke’s Official Community Plan (OCP).

The OCP is a long-range planning document that guides land use, environmental protection, and development. In certain circumstances, additional review may be required when development, land alteration, or construction is proposed, including where site conditions or potential impacts warrant closer consideration.

The OCP is not a tree bylaw. It does not regulate routine tree cutting, yard maintenance, or normal property upkeep. Tree removal is only reviewed under the OCP in limited circumstances, primarily where it forms part of development or significant land alteration, or where it may affect environmentally sensitive or hazard-related conditions.

This bulletin is intended for property owners and residents and explains:

• When tree removal may require review
• When exemptions commonly apply

When Does Tree Removal Need Review?

Tree removal does not automatically require a Development Permit.

A Development Permit may be required where tree removal:

• Is part of new development or redevelopment (e.g., building, subdivision, or creating a new driveway for access
• Occurs in areas where environmental or hazard considerations may be present, such as near watercourses, shorelines, or steep slopes
• Has the potential to affect slope stability, drainage, or ecological values

Each situation is assessed based on site conditions and the scope of the proposed activity.

Common Exemptions Where Tree Removal Would Otherwise Require Review

Tree removal does not generally require review under the OCP.

However, in situations where tree removal is associated with development, land alteration, or environmentally sensitive or hazard-related conditions, the OCP includes exemptions that may apply in certain circumstances, including:

• Emergency actions required to address immediate risks to life or property;
• Hazardous tree removal, where a tree has been identified as dangerous by a qualified arborist;
• Removal of invasive non-native species, where soil disturbance is minimized and native vegetation is restored; and
• Low-impact activities that are unlikely to result in significant environmental or hazard-related impacts, based on available information or professional input where appropriate.

Do I Need to Contact the District?

You do not need to contact the District for routine tree removal.

However, early contact is encouraged if:

• Your property is near a watercourse, shoreline, or steep slope
• Tree removal is associated with construction or site alteration
• You are unsure whether an exemption applies

 If uncertain, early discussion with the District can help clarify whether review is required.

Key Takeaways

• The OCP is not a tree bylaw.
• Routine tree removal does not require a Development Permit.
• Tree removal may require review when linked to development or site-specific environmental or hazard considerations.
• Determinations are site-specific and may involve professional input.
• When in doubt, early discussion with the District is encouraged.

This bulletin is intended to support understanding of how Development Permit Areas are applied under the Official Community Plan. Final determinations depend on site-specific conditions and the details of the proposed work.

Additional public information and professional guidance materials are available. For clarification or next steps, contact the Planning and Development Department at planning@sooke.ca.

Purpose

This bulletin explains how development and land alteration on hillsides and steep slopes are considered under the District of Sooke’s Official Community Plan (OCP).

Hillside and steep slope areas can be environmentally and geotechnically sensitive. Changes to vegetation, soils, drainage, or slope geometry can increase the risk of erosion, instability, or off-site impacts to neighbouring properties and infrastructure.

As a result, the OCP includes policies and Development Permit Areas (DPAs) intended to guide hillside development so that it occurs safely and responsibly.

This bulletin is intended for property owners, residents, and contractors. It explains:

• What is meant by a steep slope
• Why hillside development requires special consideration
• When Development Permit review may be required
• How exemptions are applied
• Why review is often site-specific

This bulletin is for guidance only and should be read alongside the OCP and applicable Development Permit Area guidelines.

What Is a Steep Slope?

For planning purposes, steep slopes are generally areas where the ground surface rises or falls sharply over a short horizontal distance. These areas are more susceptible to:

• Erosion
• Slope instability
• Changes in drainage patterns
• Impacts from vegetation removal

Steep slopes may be naturally occurring or the result of past development or modification.

Why the OCP Pays Special Attention to Hillsides

The OCP recognizes that hillside and steep slope development can:

• Increase risks to life and property if not carefully managed
• Affect drainage and stability beyond the subject property
• Contribute to erosion, sedimentation, or landslide hazards

Development Permit Areas are used to ensure that hillside development considers:

• Slope stability
• Vegetation retention
• Drainage management
• Long-term safety and resilience

When Is Development Permit Review Typically Required?

Development Permit review may be required where proposed works:

• Involve construction, excavation, grading, or filling on or near a steep slope (generally slopes of 30% or greater over a sustained distance)
• Remove vegetation that contributes to slope stability
• Alter natural drainage patterns
• Form part of new development or redevelopment
• Have the potential to affect slope stability or create off-site impacts

Whether a permit is required depends on the nature of the activity, site conditions, and potential impacts – not solely on the presence of a steep slope.

Vegetation Removal on Slopes

Vegetation plays an important role in:

• Stabilizing soils
• Reducing erosion
• Managing surface water runoff

Vegetation removal on slopes is more likely to require review where it:

• Is associated with development or land alteration
• Involves extensive clearing
• Could affect slope stability or drainage

Land Alteration and Drainage Considerations

Land alteration on slopes includes activities such as:

• Excavation or grading
• Retaining walls or structural fills
• Installation of access, services, or foundations
• Changes to surface or subsurface drainage

Even relatively small changes on a slope can have cumulative or off-site effects, particularly where water is redirected or concentrated.

For this reason, hillside development is often assessed carefully and on a site-specific basis.

Exemptions and Low-Impact Activities

A Development Permit is not automatically required for all work on a hillside or sloped property. The OCP includes exemptions intended to address limited-scope or low-impact situations.

Depending on the circumstances, exemptions may apply to:

• Minor or routine maintenance activities
• Low-impact works where slope stability and drainage are not affected
• Emergency actions required to address immediate risks to life or property

Exemptions are applied case by case and may require supporting information to confirm that exemption criteria are met.

Professional Input and Site-Specific Review

In some cases, professional input may be required to:

• Assess slope stability
• Evaluate drainage impacts
• Identify appropriate mitigation measures

Professional input is used to inform decision-making and ensure that development aligns with OCP objectives. Not all hillside work requires professional studies, but they may be necessary where risks or impacts are present.

Why Hillside Development Is Often Site-Specific

Hillsides vary widely in:

• Slope angle
• Soil composition
• Vegetation cover
• Drainage characteristics
• Development history

Because of this variability, hillside development cannot be assessed using a single rule or threshold. Site-specific review supports consistent, fair, and defensible decisions.

When to Contact the District

Early discussion with the District is encouraged where:

• Development or redevelopment is proposed on or near a steep or sloped site
• Excavation, grading, or retaining structures are planned
• Vegetation removal may affect slope stability or drainage
• There is uncertainty about whether Development Permit review or an exemption applies

Early clarification can help confirm requirements, identify potential issues, and avoid delays later in the process.

Key Takeaways

• Hillside and steep slope areas can be environmentally and geotechnically sensitive.
• Development Permit review is not automatic but may be required depending on the proposal.
• Vegetation and drainage are critical considerations on slopes.
• Even small changes can have off-site or cumulative effects.
• Exemptions exist for limited, low-impact situations.
• Determinations are site-specific and proposal-based.

This bulletin is intended to support understanding of how Development Permit Areas are applied under the Official Community Plan. Final determinations depend on site-specific conditions and the details of the proposed work.

Additional public information and professional guidance materials are available. For clarification or next steps, contact the Planning and Development Department at planning@sooke.ca.

Purpose

This bulletin explains how construction and land alteration near streams, wetlands, and other riparian areas are considered under the District of Sooke’s Official Community Plan (OCP).

Riparian areas support important ecological functions, including fish habitat, water quality, flood protection, and ecological connectivity. Because of their sensitivity, development near these areas may require additional review.

This bulletin is intended for property owners, residents, and contractors. It explains:

• What riparian areas are;
• When Development Permit review may be required;
• How provincial and municipal requirements interact; and
• When exemptions may apply.

This bulletin is for guidance only and should be read alongside the OCP and applicable regulations.

What Is a Riparian Area?

Riparian areas are lands adjacent to streams, wetlands, lakes, and other waterbodies. These areas:

• Support fish and wildlife habitat;
• Help manage erosion and flooding;
• Improve water quality; and
• Provide ecological connections across the landscape.

Riparian areas may be mapped in the OCP, but they can also exist whether or not they are shown on mapping.

Why the OCP Regulates Development Near Riparian Areas

The OCP includes policies and Development Permit Areas to:

• Protect riparian ecological function;
• Prevent damage from land alteration and development; and
• Ensure long-term environmental and community resilience.

Development Permit review is one of the tools used to implement these objectives where development or land alteration may affect riparian areas.

Provincial and Municipal Roles (RAPR and the OCP)

Development near riparian areas is often subject to both provincial and municipal requirements.

Provincial Role (RAPR)

The Riparian Areas Protection Regulation (RAPR) is a provincial regulation focused on protecting fish habitat. It requires:

• Identification of riparian features;
• Establishment of Streamside Protection and Enhancement Areas (SPEAs); and
• Assessment by a Qualified Environmental Professional (QEP) in applicable cases.

Municipal Role (OCP and DPAs)

The District of Sooke’s OCP:

• Applies to a broader range of environmental values and risks;
• Addresses land alteration, drainage, vegetation removal, and construction impacts; and
• Requires Development Permit review in certain circumstances.

Meeting provincial requirements under RAPR does not automatically eliminate municipal requirements, and vice versa.

When Is Development Permit Review Typically Required?

Development Permit review may be required where proposed works:

• Involve construction, grading, or land alteration near a stream or wetland;
• Remove native riparian vegetation as part of development;
• Alter drainage patterns toward a waterbody; and
• Have the reasonable potential to affect riparian ecological function.

Each proposal is assessed based on site conditions and the scope of work.

Exemptions and Low-Impact Activities

A Development Permit is not automatically required for all work near a riparian area.

The OCP includes exemptions that may apply where proposed work is:

• Limited in scope;
• Not associated with development; and
• Unlikely to affect riparian function.

Examples may include:

• Emergency works to address immediate risks to life or property
• Routine maintenance within existing developed areas
• Restoration or enhancement works approved by the District
• Situations where a Qualified Environmental Professional has confirmed that a Riparian Assessment Area will not be disturbed and appropriate protection measures are in place

Exemptions are applied case by case and may require supporting information to confirm that exemption criteria are met.

Why Review Is Often Site-Specific

Riparian areas vary widely in:

• Size and type of waterbody;
• Slope and soil conditions;
• Vegetation and habitat values; and
• Development history.

For this reason, development near riparian areas is assessed on a site-specific basis, and professional input may be required in some cases.

When to Contact the District

Early discussion with the District is encouraged where:

• Development or redevelopment is proposed near a stream or wetland;
• Land alteration or vegetation removal is planned; and
• There is uncertainty about riparian boundaries or permit requirements.

Planning staff can be reached at planning@sooke.ca.

Key Takeaways

• Riparian areas are environmentally sensitive and require careful management.
• Provincial and municipal requirements may both apply.
• Development Permit review is not automatic, but may be required depending on the proposal.
• Exemptions exist for limited, low-impact activities.
• Early clarification can help avoid delays and misunderstandings.

This bulletin is intended to support understanding of how Development Permit Areas are applied under the Official Community Plan. Final determinations depend on site-specific conditions and the details of the proposed work.

Additional public information and professional guidance materials are available. For clarification or next steps, contact the Planning and Development Department at planning@sooke.ca.

Purpose

This bulletin explains how development and land alteration near the ocean, shoreline, and foreshore are considered under the District of Sooke’s Official Community Plan (OCP).

Waterfront and foreshore areas are environmentally sensitive and physically dynamic. Development in these areas can affect shoreline stability, habitat values, erosion patterns, and public safety. As a result, the OCP includes policies and Development Permit Areas (DPAs) to help ensure waterfront development protects these values.

This bulletin is intended for property owners, residents, and contractors. It explains:

• What is meant by foreshore and waterfront areas
• When Development Permit review may be required
• How setbacks function
• How exemptions are applied
• Why site-specific review is often necessary

This bulletin is guidance only and should be read alongside the OCP and applicable Development Permit Area guidelines.

What Is the Foreshore?

The foreshore generally refers to the area of land between the high- and low-water marks of the ocean, as well as adjacent shoreline areas that influence or are influenced by coastal processes.

Foreshore and waterfront areas:

• Support important ecological functions
• Are subject to erosion, flooding, and wave action
• Often change over time due to natural coastal processes

Because of these characteristics, development near the foreshore requires careful consideration.

Why the OCP Pays Special Attention to Waterfront Areas

The OCP recognizes waterfront and foreshore areas as requiring additional care to:

• Protect marine and shoreline ecosystems
• Maintain natural shoreline stability
• Reduce risks associated with erosion, flooding, and sea level rise
• Ensure that development does not compromise long-term coastal resilience

Development Permit Areas are one of the tools used to implement these objectives Development Permit Areas are one of the tools used to implement these objectives where development or land alteration may affect the shoreline.

When Is Development Permit Review Typically Required?

Development Permit review may be required where proposed works are located within or near the foreshore and have the potential to affect shoreline conditions or functions. This may include development-related activities such as:

• construction, grading, blasting, or excavation near the shoreline;
• removal of native vegetation that contributes to shoreline stability or habitat;
• alteration of drainage patterns toward the foreshore;
• construction of access, retaining structures, or services; or
• works associated with new development or redevelopment that may affect foreshore stability, ecological function, or buffer integrity.

Each proposal is assessed based on the nature of the activity, site conditions, and potential impacts.

Exemptions and Low-Impact Activities

A Development Permit is not automatically required for all waterfront properties or all activities near the shoreline. The OCP includes exemptions intended to address limited-scope or low-impact situations.

Depending on the circumstances, exemptions may apply to:

• Emergency works required to address immediate threats to life or property
• Minor or routine maintenance activities
• Low-impact works where it can be demonstrated that no significant environmental or hazard-related impacts will occur

Routine maintenance or minor vegetation management that does not materially affect shoreline stability or ecological function is often exempt.

Exemptions are applied on a case-by-case basis as part of Development Permit screening and may require supporting information to confirm that exemption criteria are met.

Relationship to Other Approvals

Development near the foreshore may also be subject to requirements under other legislation or regulatory frameworks.

A Development Permit under the OCP:

• Does not replace or supersede other approvals that may be required; and
• Is focused on ensuring development alignment with OCP objectives

Depending on the nature and location of the proposed work, other approvals may be required, such as:

• federal authorizations under the Fisheries Act;
• provincial approvals or notifications related to works in or near water;
• approvals from the Ministry of Transportation and Infrastructure where works affect a controlled highway;
• tenure, licensing, or authorization for use of Crown foreshore; or
• building permits or other municipal approvals.

Property owners are encouraged to confirm whether other approvals apply to their project.

Why Review Is Often Site-Specific

Coastal environments vary widely from site to site. Factors such as slope, exposure, vegetation, and shoreline composition all influence how development may affect the foreshore.

For this reason:

• Foreshore development cannot be assessed based on general rules alone
• Site-specific information is often required
• Professional input may be needed in some cases

This approach supports consistent, fair, and defensible decision-making.

When to Contact the District

Early discussion with the District is encouraged where:

• Development or redevelopment is proposed near the shoreline
• Land alteration or vegetation removal is planned
• There is uncertainty about permit requirements

Early clarification can help identify requirements and avoid delays later in the process.

Key Takeaways

• Waterfront and foreshore areas are environmentally and physically sensitive.
• Development Permit review is not automatic, but may be required depending on the proposal.
• Shoreline setbacks are an important tool, but not the only consideration.
• Activities located near the foreshore may still require review where they have the potential to affect shoreline stability or ecological function.
• Exemptions exist for limited, low-impact situations.
• Determinations are site-specific and proposal-based.

This bulletin is intended to support understanding of how Development Permit Areas are applied under the Official Community Plan. Final determinations depend on site-specific conditions and the details of the proposed work.

Additional public information and professional guidance materials are available. For clarification or next steps, contact the Planning and Development Department at planning@sooke.ca. 

Purpose and Audience

This guidance note is intended for Qualified Environmental Professionals (QEPs), arborists, engineers, and other practitioners working on projects in the District of Sooke.

It provides clarification on how DPA 2 and related exemptions are intended to operate in practice, within the Official Community Plan (OCP) framework. This document is guidance only and does not replace or amend the OCP, Development Permit Area designations, or Development Permit Area guidelines.

When DPA 2 Applies

DPA 2 applies to environmentally sensitive areas where land alteration, subdivision, or development is proposed.

Initial screening by staff considers whether:

• Environmentally sensitive features or functions are present or near the site, and whether the proposed works could reasonably affect them; and
• The proposed works are a type, scale, or intensity that could result in environmental or hazard-related impacts requiring application of the DPA 2 guidelines.

DPA 2 is not intended to apply universally to all properties or all land alteration.

Role of Exemptions and Exemption xxiii of Part 7.1 of the OCP

Exemptions are intended to capture limited-scope, low-impact scenarios where DPA objectives are not substantively engaged.

Exemption xxiii is intended to address situations where a qualified professional can reasonably conclude that:

• The site is not environmentally sensitive for the purposes of the proposed activity; or
• The proposed activity would have no significant environmental or hazard-related impact.

A professional memo may be used to inform the Director’s determination as to whether a Development Permit is required.

The OCP intentionally does not define “minor” or “significant.” These determinations are inherently site-specific and rely on professional judgment and Director discretion.

Relationship Between “Significance” and the DPA Framework

Where determining that impacts are not significant requires:

• Application of DPA 2 guidelines, or
• Evaluation of mitigation, restoration, or protection measures,

this generally indicates that the proposal is engaging DPA 2 and that a Development Permit is the appropriate mechanism to secure conditions, mitigation, or restoration measures.

Exemption xxiii is not intended to function as an alternative approval pathway where guideline-based assessment is required.

Previously Disturbed or Fully Developed Sites

In some cases — such as redevelopment of previously disturbed or fully developed (e.g., greyfield) sites — the Director or designate may determine that DPA 2 is not engaged for the purpose of the proposed activity based on:

• The nature of the site; and
• The scope of proposed works.

In these circumstances, a qualified professional report may not be required where sufficient information is available to support that determination.

Interaction with Other DPAs (Example: Foreshore)

In coastal contexts, proposals involving vegetation removal, grading, or blasting associated with development will generally be considered significant land alteration.

Even where works are located beyond a generally applied buffer distance (e.g., 15 m from the foreshore), activities may still:

• Affect foreshore stability;
• Affect ecological function; or
• Compromise buffer integrity.

In such cases, DPA 2 and DPA 3 may both be engaged, and exemption xxiii would typically not be appropriate.

Role of Professional Input

Professional opinions are used to inform District decision-making and should be clearly reasoned, based on site-specific conditions, and proportionate to the scale and potential impact of the proposed activity.

Professional input may be relied upon to:

• Inform staff screening
• Support exemption determinations in appropriate cases
• Identify when DPA review is required

Professional opinions or confirmation do not automatically remove the need for a Development Permit. Final determinations rest with the Director or designate.

This guidance note is intended to support consistent interpretation and application of the Official Community Plan and associated Development Permit Area guidelines. It does not replace the Official Community Plan or statutory requirements.

Final determinations are made by the District based on site-specific conditions, the nature of the proposed activity, and professional information provided. Early consultation with Planning staff is encouraged where the applicability of an exemption is uncertain. For clarification, contact planning@sooke.ca.

Purpose and Audience

This guidance note is intended for Qualified Environmental Professionals (QEPs) working on projects in or near riparian areas within the District of Sooke.

It provides clarification on:

• The relationship between the Provincial Riparian Areas Protection Regulation (RAPR) and the OCP;
• How Development Permit Area 4 (Riparian Area DPA) is applied; and
• When exemptions may be appropriate.

This document is guidance only and does not replace the OCP, RAPR, or professional judgment.

Relationship Between RAPR and DPA 4

RAPR and DPA 4 serve related but distinct purposes.

• RAPR is a provincial regulation focused on protecting fish habitat.
• DPA 4 is a municipal tool used to protect riparian ecological function more broadly and manage land alteration, drainage, vegetation, and construction impacts.

While compliance with RAPR is required, additional consideration may be needed to address municipal objectives under the OCP and its long-term vision for the community.

When DPA 4 Is Engaged

DPA 4 applies to parcels containing:

• Riparian areas identified in the OCP, and
• Any stream, wetland, or waterbody as defined by RAPR, whether mapped or not

DPA 4 is engaged where land alteration, subdivision, or development is proposed and may affect riparian areas or their function.

Exemptions Under DPA 4

In addition to the general exemptions in Section 7.1.2 of the OCP, a Riparian Area Development Permit is not required where:

• In-stream works are conducted or authorized by the District and approved by relevant provincial or federal agencies
• A QEP has confirmed that the Riparian Assessment Area (RAA) will not be disturbed and appropriate protection measures are in place
• A riparian area has been restored, protected, or covenanted to the satisfaction of the District and no additional works are proposed within the RAA

Exemptions are applied based on scope, impact, and site context.

Professional Assessment and DPA Review

Where determining whether impacts are acceptable requires:

• Application of DPA 4 guidelines,
• Evaluation of setbacks, mitigation, or restoration measures, or
• Consideration of cumulative impacts,

this generally indicates that a Development Permit is the appropriate review mechanism, rather than reliance on an exemption.

Exemptions are not intended to function as an alternative approval pathway where guideline-based assessment is required.

Content Typically Addressed in Riparian Assessments

Where a Development Permit is required, riparian assessments are expected to be:

• Consistent with RAPR, and
• Responsive to local OCP objectives and site conditions

Assessments typically address:

• Riparian features and habitat values
• Appropriate setbacks
• Construction sequencing and timing
• Stormwater and sediment management
• Mitigation, restoration, and enhancement measures

The scope and level of detail is intended to be (or will be) proportionate to the scale and potential impact of the proposal, recognizing that requirements may vary by site and context.

Coordination With Other DPAs

Where riparian areas overlap with steep slopes or other sensitive conditions, additional professional input (e.g., geotechnical) may be required. Broader slope stability considerations are addressed under applicable DPAs.

Early Engagement and Coordination

The District encourages early engagement with Planning staff where:

• RAPR and municipal requirements overlap
• Site conditions are complex
• Exemption applicability is uncertain

Early coordination supports efficient review and consistent application of the OCP.

This guidance note is intended to support consistent interpretation and application of the Official Community Plan and associated Development Permit Area guidelines. It does not replace the Official Community Plan or statutory requirements.

Final determinations are made by the District based on site-specific conditions, the nature of the proposed activity, and professional information provided. Early consultation with Planning staff is encouraged where the applicability of an exemption is uncertain. For clarification, contact planning@sooke.ca.

Purpose and Audience

This guidance note is intended to support consistent interpretation and application of Development Permit Area 5 – Steep Slopes under the District of Sooke’s Official Community Plan (OCP). It is directed to qualified professionals, applicants, and development teams involved in projects where steep slopes may be present or affected.

This document provides supporting guidance on:

• when DPA 5 is considered to apply,
• the role of professional assessment and confirmation,
• how exemptions are applied in practice, and
• the relationship between DPA 5 and DPA 2 – General Environmental Protection.

This guidance does not replace the OCP or statutory requirements.

Intent and Scope of DPA 5

DPA 5 is established to reduce risks to life, property, and the environment associated with steep slopes and slope instability. While Sooke contains extensive areas of competent bedrock, steep slopes may still present hazards related to:

• localized instability,
• erosion and drainage pathways,
• downslope impacts,
• vegetation loss, and
• long-term performance of constructed slopes or retaining systems.

Accordingly, the presence of bedrock does not, on its own, preclude the application of DPA 5.

Where DPA 5 Applies

DPA 5 applies where either of the following conditions are met:

• the parcel is identified on the Steep Slopes map in the OCP; and/or
• slopes exceed 30% over a minimum horizontal distance of 10 metres, whether or not they are mapped.

Mapping is used as a screening tool. Final applicability depends on site conditions and the nature of the proposed works.

What Triggers DPA 5 Review

DPA 5 is considered where proposed works may affect a steep slope or its stability, including but not limited to:

• excavation, blasting, or rock removal;
• placement of fill or modification of slope profiles;
• construction of buildings, retaining walls, driveways, or access routes;
• changes to drainage patterns or surface water conveyance;
• vegetation removal that may affect slope integrity; or
• the creation of new slopes that meet or exceed the DPA threshold.

Creation of Steep Slopes

Works that create or result in new slopes exceeding 30% over 10 metres are considered within the scope of DPA 5, even where the pre-development condition did not meet this threshold.

This includes situations where grading, excavation, or blasting introduces new slope faces or steepened conditions.

Role of Exemptions and Professional Confirmation

DPA 5 includes specific exemptions where a Development Permit is not required. In practice, these exemptions rely on clear site-specific information and, in some cases, professional confirmation.

Common Exempt Scenarios

A Development Permit under DPA 5 is generally not required where:

• natural slopes are below the DPA threshold and are not affected by the proposed work;
• proposed works are clearly located outside steep slope areas and will not directly or indirectly impact slope stability;
• steep slope areas have been previously assessed and protected through covenants or similar instruments, and no new disturbance is proposed.

Professional Confirmation

Where exemption relies on confirmation that:

• works are outside steep slope areas, or
• proposed activities will not affect slope stability,

a geotechnical engineer or geoscientist may be required to provide a brief confirmation memo or recommendations to the satisfaction of the District.

The level of professional input is intended to be proportionate to the scale and potential risk of the proposed activity.

When a Development Permit Is Appropriate

A Development Permit under DPA 5 is the appropriate review mechanism where:

• evaluating whether potential impacts are acceptable requires detailed assessment against DPA 5 guidelines, rather than high-level screening;
• slope stability mitigation, grading design, or structural measures are proposed;
• construction sequencing, drainage control, or vegetation retention measures are required to manage risk; or
• the proposal introduces new slopes, modifies existing slopes, or alters slope-supporting conditions.

Where structural mitigation is required, design must be undertaken by a qualified professional.

Relationship Between DPA 5 and DPA 2

In some cases, DPA 5 and DPA 2 may both be engaged.

DPA 5 focuses on:

• protection of development from hazardous slope conditions.

DPA 2 may also apply where:

• steep slopes form part of an environmentally sensitive area;
• vegetation removal, erosion, or drainage changes may affect ecological function; or
• habitat, tree stand integrity, or stormwater management considerations are present.

Where both DPAs are engaged, professional reporting and permit conditions are intended be coordinated to avoid duplication, with scope and level of detail proportionate to the proposal.

Proportionality and Discretion

The OCP intentionally allows for professional judgment and District discretion. Not all projects on or near steep slopes warrant the same level of review.

The District may:

• waive certain submission requirements where impacts are clearly minimal; or
• require additional information where site conditions or proposed works warrant closer review.

Early discussion with Planning staff is encouraged, particularly for projects involving excavation, blasting, or slope modification.

This guidance note is intended to support consistent interpretation and application of the Official Community Plan and associated Development Permit Area guidelines. It does not replace the Official Community Plan or statutory requirements.

Final determinations are made by the District based on site-specific conditions, the nature of the proposed activity, and professional information provided. Early consultation with Planning staff is encouraged where the applicability of an exemption is uncertain. For clarification, contact planning@sooke.ca.