Subdividing Property

Understand what subdivision means for your property.

Before beginning an application, it’s important to confirm whether subdivision is permitted on your land and what servicing or bylaw requirements may apply.

Subdivision approval is required under the Land Title Act. The Approving Officer reviews and decides on subdivision applications based on provincial legislation and District of Sooke bylaws and policies.

Before you begin

• Confirm your zoning. Use the Zoning Map on our Online Services page to find your property’s zone.
• Check what’s allowed. Review the Zoning Bylaw to confirm minimum lot sizes, permitted uses, and setback rules.
• Speak with Planning staff. They can confirm zoning details, explain any development permit requirements, and advise if a zoning amendment (rezoning) is necessary before subdivision can be considered.
• Consider servicing needs. Review the Subdivision and Development Standards Bylaw to confirm sewer, water, drainage, and road access rules.
• Speak with Engineering staff. They can confirm subdivision standards details and existing nearby services, identifying potential required upgrades.

If you’re uncertain about feasibility, consulting a B.C. Land Surveyor or professional engineer early in the process is strongly recommended.

Once you have confirmed that your property may have potential for subdivision, the next step is to apply for a Preliminary Layout Assessment (PLA). This is the formal application that allows the District to review your proposal in detail.

Your submission must include a Subdivision – Preliminary Layout Assessment (PLA) application form, along with supporting documents and fees as described in the application package. These typically include:

• A proposed subdivision sketch plan prepared by a B.C. Land Surveyor, showing proposed lot dimensions, total lot areas, existing and proposed utility service locations, road widths, driveway access points, streams, and other site features as outlined in the application package.
• A current Land Title Search and copies of any registered non-financial charges (such as covenants, easements, or rights-of-way).
• Site Disclosure Statement as required under the Environmental Management Act.
• Application fees as specified in the Fees and Charges Bylaw.

Applications can be submitted by email to subdivision@sooke.ca or by contacting the Subdivision Land Development Division at 250-642-1634. 

Your application is reviewed by District staff, External Agencies, and the Approving Officer.

Once a complete application has been received, it is circulated to relevant District divisions for review, including Planning, Engineering, Parks, Building Safety, Fire Safety and Wastewater. The Approving Officer may also refer the application to external agencies such as CRD Integrated Water Services, BC Hydro, Island Health, or the Ministry of Transportation and Transit including the Provincial Approving Officer depending on the context of the proposal.

The Approving Officer, acting under the authority of the Land Title Act, considers all referral comments to determine whether the subdivision proposal generally meets the requirements of District bylaws, policies and provincial legislation.

If the proposal is acceptable, the Approving Officer will issue a Preliminary Layout Assessment (PLA) letter.

The PLA letter outlines

The conditions that must be completed before subdivision approval can be considered.

Typical requirements may include:

• Engineering design and servicing upgrades, such as roads, water, sewer, and drainage.
• Dedication of parkland or road right-of-way.
• Submission of required technical reports, such as geotechnical or environmental assessments.
• Preparation of legal documents or covenants.
• Confirmation from third-party utilities that their servicing requirements have been satisfied (for example, CRD Integrated Water Services, Island Health, or BC Hydro).
• Payment of required fees or charges, such as Development Cost Charges.

The PLA letter outlines the conditions that must be completed before subdivision approval can be considered.

Prepare and submit a Design Drawing Assessment application through the Engineering Division.

After receiving your Preliminary Layout Assessment (PLA) letter, the next step is to address the technical conditions related to works and services. This involves a separate application process managed by the Engineering Division, called the Design Drawing Assessment application.

This step is often where applicants engage a consulting engineer to prepare detailed design drawings for review. Although it forms part of the overall subdivision process, it follows its own application and review pathway focused specifically on the design and construction details required under the Subdivision and Development Standards Bylaw.

Through this process:

• Detailed engineering design drawings are submitted to the Engineering Division for review and acceptance.
• Drawings must show all proposed works and services, including roads, drainage, water, sanitary sewer, street lighting, and other utilities.
• The Engineering Division will review the submission to ensure all designs meet District standards, bylaw requirements, and any specific conditions outlined in the PLA letter.
• Feedback or required revisions will be provided directly to the applicant or their consulting engineer.

Once the drawings are accepted, the applicant may:

• Proceed to the construction permitting and servicing stage, in coordination with the Engineering Division, or
• Request early subdivision approval by asking the Approving Officer to allow the District to enter into a Works and Services Agreement, which includes the provision of required security.

Both options move the subdivision toward final approval, and applicants are encouraged to discuss timing and requirements with staff to determine which approach best suits their project.

Complete construction requirements or meet Works and Services Agreement Conditions.

Once the engineering design drawings have been accepted (approved), the next stage focuses on constructing or securing the required works and services.

If you are proceeding with construction

Before beginning any work within a District road right-of-way, a Highway Use Permit application and proof of liability insurance must be provided to the Engineering Division. Once permits and other requirements are in place, the applicant’s consulting engineer oversees construction to ensure all works and services are completed in accordance with the accepted design drawings and District bylaws.

District staff may also conduct site visits throughout construction. When all required works and services are complete, the consulting engineer submits a Construction Completion Certificate (CCC) for review and acceptance by the District. Acceptance of the CCC marks the start of the one-year warranty period, during which the developer is responsible for maintaining the works and correcting any deficiencies.

If you have entered into a Works and Services Agreement

Applicants who have chosen to request early subdivision approval under Step 4 may receive subdivision approval before construction is complete, provided a Works and Services Agreement (WSA) has been executed with the District and the required security deposit has been submitted.

Following approval, construction proceeds under the terms of the WSA, with inspections, certification, and the same maintenance requirements applying once the works are complete.

Apply for subdivision approval through the Subdivision Final Assessment application

After completing the conditions outlined in the Preliminary Layout Assessment (PLA) letter and meeting all requirements of the Engineering Design Review or Works and Services Agreement, you may apply for subdivision approval.

This stage involves submitting a Subdivision Final Assessment application to confirm that all conditions of the PLA have been satisfied. The Approving Officer will review your submission, including staff and external agency confirmation that the requirements of District bylaws and policies, the Land Title Act, and other applicable legislation have been met.

Coordination and preparation

At this stage, it is important that the applicant or their representative coordinate the submission of materials and ensure all consultants are working together.

• The B.C. Land Surveyor prepares the final subdivision plan and ensures it matches the approved layout and legal description.
• The applicant’s lawyer prepares the required legal documents and covenants, providing drafts for District staff review before final submission.
• The applicant is responsible for coordinating all required materials, ensuring that fees and charges have been paid, and confirming that any securities are in place.

Your submission will typically include:

• A subdivision plan prepared by a B.C. Land Surveyor
• Legal documents, such as letter of assurance and covenants
• Confirmation that property taxes, fees, charges, and securities have been paid or provided.

If the Approving Officer is satisfied that all requirements have been met, they will sign the subdivision plan. Once signed, the plan and related documents can be registered with the Land Title Office, creating the new property titles. 

Register your subdivision plan and complete post-approval requirements.

Once the Approving Officer has signed the subdivision plan, it can be registered at the Land Title Office, typically by the applicant’s lawyer. Registration finalizes the subdivision process under the Land Title Act and creates the new property titles.

If a Works and Services Agreement was executed, the subdivision process continues until the District confirms that all works and services have been completed and accepted.

After registration, if a Works and Service Agreement was executed

• The applicant’s consulting engineer must submit a Construction Completion Certificate (CCC) once all required works and services (such as roads, utilities, and drainage) are installed in accordance with the accepted design drawings and applicable bylaws.
• When the District accepts the CCC, the one-year warranty period begins. During this time, the developer is responsible for maintaining all works and correcting any deficiencies that appear.
• At the end of the warranty period, the consulting engineer submits a Final Acceptance Certificate to confirm that all works and services are performing as intended.
• Once the District accepts the Final Acceptance Certificate, the warranty security deposit is released, and the subdivision process is considered complete.

Subdivision is the legal process of changing or creating new property boundaries. Most often, this involves dividing a larger lot into smaller lots, but it can also mean adjusting existing lot lines. In some cases, subdivision may include the creation of bare land strata lots or phased strata plans under the Strata Property Act.

A fee simple subdivision creates new lots, each with its own separate legal title that is owned outright by the property owner. Each lot is fully independent and may be sold, developed, or transferred on its own. This is the most common form of subdivision in British Columbia.

A bare land strata subdivision creates individually owned lots together with areas of common property, such as a shared private road or open space. The common property is jointly owned and managed by a strata corporation formed at the time of registration. Unlike a building strata, no building is required when the plan is approved. Bare land strata subdivisions must comply with the Strata Property Act and Bare Land Strata Regulations.

In some cases, yes. If your proposed subdivision does not meet the requirements of the Zoning Bylaw, such as minimum lot size, lot width, or permitted use, you may need to apply for a Zoning Amendment (commonly called a rezoning) before a PLA letter can be issued.

Planning staff can help confirm the zoning details for your property and explain whether a zoning amendment is required before proceeding with a subdivision application.

In some cases, yes. Under the current Official Community Plan (OCP), a Development Permit (DP) is required when a subdivision proposal creates four or more lots. This process helps ensure new development considers neighbourhood character.

A new draft OCP is currently under review by Council and may include updated Development Permit requirements for subdivision once adopted. Until that time, the existing OCP remains in effect.

Subdivision creates new, legally separate lots. Even if you do not plan to build right away, each new lot must have safe access, proper drainage, and servicing in place to support future development.

The Local Government Act requires that servicing standards be met before subdivision approval can be granted. The District’s Subdivision and Development Standards Bylaw No. 925 sets out these specific requirements to ensure each lot is ready for use and that future construction does not negatively affect surrounding properties or infrastructure.

These standards help create safe, functional, and sustainable neighbourhoods over time.

“Works and services” are the infrastructure and improvements required to support new lots and ensure they are ready for safe access, use, and future development.

Under the Subdivision and Development Standards Bylaw No. 925, works and services include:

·         Road and frontage improvements, such as sidewalks, curbs, gutters, street lighting, boulevard landscaping, and driveway access points.

·         Stormwater drainage systems to manage runoff and protect properties.

·         Water systems and fire hydrants to provide safe and reliable service.

·         Sewer systems for the collection and disposal of wastewater.

·         Sustainable design features that support energy and water conservation, reduce greenhouse gas emissions, and improve climate resilience.

A Works and Services Agreement (WSA) allows the Approving Officer to approve a subdivision before all required works and services are complete.

Under the agreement, the owner provides security to guarantee completion of works and services and agrees to complete the required infrastructure according to approved designs and timelines.

This option may be available at the Approving Officer’s discretion once engineering designs have been accepted.

The District of Sooke’s Subdivision and Development Standards Bylaw sets out requirements for roads, sidewalks, trails, streetlights and drainage to ensure safe, accessible and complete communities. It also includes limited exemptions and options for modified frontage improvements in certain cases.

Frontage improvements are the works and services built along the edge of your property where it meets the public road or right-of-way. These improvements connect new lots to the District’s infrastructure network and help ensure safe access, proper drainage, and attractive streetscapes.

Under the Subdivision and Development Standards Bylaw No. 925, frontage improvements may include:

·         Sidewalks, curbs, gutters, and driveways

·         Street lighting, signage, and underground wiring

·         Boulevard landscaping, including street trees

·         Road widening, bike lanes, or multi-use trails, depending on location and standards

Bylaw No. 925 also provides an exemption from frontage improvement requirements for subdivisions that result in a total of three lots or fewer, unless the parcel being subdivided was created within the previous ten years.

Frontage improvements ensure that each lot connects safely and sustainably to the wider neighbourhood while supporting complete, accessible streets.

The Subdivision and Development Standards Bylaw No. 925 sets out the design and construction standards for new subdivisions in Sooke. It describes the required works and services, including roads, sidewalks, drainage, water, sewer, and street lighting that ensure safe, accessible, and sustainable neighbourhoods.

The bylaw also outlines when and how frontage improvements are required, as well as limited exemptions for smaller subdivisions and certain types of development.

Together with the Zoning Bylaw and the Land Title Act, Bylaw No. 925 helps ensure that all new lots are properly serviced, meet engineering standards, and contribute to a well-planned community.

A complete street is designed to safely accommodate everyone who uses it, including people walking, cycling, driving, and taking transit. In Sooke, complete streets typically include features such as sidewalks, street trees, lighting, and safe crossings that make travel safer and more comfortable for all users.

Bylaw No. 925 supports the creation of complete streets by setting standards for road design and frontage improvements in new subdivisions. These standards help ensure that new development contributes to a safe, accessible, and connected community.

All subdivisions must meet the requirements of the Land Title Act and District bylaws. However, Bylaw No. 925 provides a limited exemption for frontage improvements when a subdivision results in a total of three lots or fewer, unless the parcel being subdivided was created within the previous ten years.

This exemption helps reduce costs and supports small-scale infill development while still ensuring that each new lot meets zoning and servicing standards. Even if frontage improvements are exempted, all lots must have safe access and meet the engineering and servicing requirements outlined in Bylaw No. 925.

For most subdivisions that create a total of four or more lots, you may be required to upgrade the adjacent road to meet the cross-section standard described in Bylaw No. 925.

Road upgrades can include widening the roadway, installing sidewalks or multi-use trails, adding street lighting, planting boulevard trees, and improving drainage. The exact requirements depend on the road classification, the location of your property, and the condition of the existing infrastructure.

Engineering staff can help you confirm which cross-section standard applies to your frontage.

You may be required to dedicate additional road area to the District as part of your subdivision. Road dedication ensures that public roads meet the required width and alignment under Bylaw No. 925, provide space for utilities, and accommodate the applicable road cross-section standard.

Dedication also supports future road and pathway connections for pedestrians, cyclists, and vehicles.

Whether road dedication is required depends on the existing road width, the classification of the road, and the standards set out in Bylaw No. 925. Engineering staff can help confirm if dedication will be needed for your property.

Infrastructure such as sidewalks, storm drains, and street lighting ensures that new development supports safe, functional, and complete neighbourhoods. These improvements manage drainage, provide safe access for all road users, and help maintain the quality and capacity of the District’s infrastructure network.

The Subdivision and Development Standards Bylaw No. 925 outlines these requirements to make sure that new development contributes its fair share to community infrastructure and that costs are not passed entirely to existing taxpayers. These standards also help achieve the goals of the District’s Transportation Master Plan and Parks and Trails Master Plan.

 Development Cost Charges (DCCs) are fees collected by the District to help pay for the cost of expanding community infrastructure needed to support new development. This includes upgrades to roads, sewer and drainage systems, water services, and parkland.

DCCs are regulated under the Local Government Act and established locally through the District’s Development Cost Charges Bylaw. The amount payable is based on the number and type of new lots created.

Payment of DCCs is required before subdivision approval.

The length of the subdivision process varies depending on the complexity of the proposal, property location, servicing requirements, and response times from applicants and referral agencies.

Simple applications, such as lot line adjustments, may take only a few months, while more complex subdivisions with servicing, covenants, or external referrals can take longer.

Staff can provide general timelines based on current review volumes, but applicants should plan ahead and allow adequate time for design, review, and registration.

Subdivision applications in Sooke are reviewed and approved by the Approving Officer (AO), a senior staff position appointed under the Land Title Act. The AO has independent authority and is legally responsible for making impartial decisions on subdivision applications.

The AO reviews applications to ensure they comply with provincial legislation, the District’s Zoning Bylaw, the Subdivision and Development Standards Bylaw No. 925, and other applicable policies.

The AO considers applications for fee simple subdivisions, bare land strata subdivisions, phased strata plans, lot line adjustments, and, depending on the circumstances, consolidations.

Building strata plans, such as those creating duplexes, townhouses, or apartments, are regulated separately under the Strata Property Act and are not reviewed or approved by the Approving Officer.

The Approving Officer acts independently from Council and cannot be directed in their decision-making. This ensures that subdivision approvals are fair, consistent, and based on technical and legal criteria.

Subdivision approvals are time-sensitive. A Preliminary Layout Assessment (PLA) is typically valid for one year from the date it is issued. The Approving Officer may consider a PLA extension application if the proposal is actively progressing toward subdivision approval.

Once the Approving Officer has signed the subdivision plan, it must be registered at the Land Title Office within 90 days. If registration does not occur within that period, the approval lapses and the subdivision must be reconsidered.

Yes. All property taxes must be paid in full before the Approving Officer can grant subdivision approval.

There is no formal appeal process for subdivision decisions under the Land Title Act. The Approving Officer has independent authority and must make decisions based on provincial legislation, District bylaws, policies, and technical considerations.

If your subdivision application is refused, you may submit a revised application that addresses the identified issues, or you may seek a judicial review through the B.C. Supreme Court to challenge the decision on legal or procedural grounds.