Development & Subdivision Application Process

Municipal Government Act (MGA) & Alberta Land Stewardship Act (ASLA)

Municipal Government Act (MGA)

The Municipal Government Act (MGA) is the key provincial legislation that grants Northern Sunrise County the authority to undertake planning and development activities. The MGA establishes the powers and responsibilities of Council and Administration in creating policies, plans, and bylaws to regulate land use and development within the municipality. This ensures orderly physical, environmental, and economically beneficial development.

Under the MGA, municipalities are empowered to create four types of statutory plans:

Municipal Development Plan (MDP): Provides a comprehensive framework for growth and development across the entire municipality.
Intermunicipal Development Plan (IDP): Guides collaborative planning between adjacent municipalities at their boundaries.
Area Structure Plan (ASP): Offers detailed planning for specific areas within the municipality to guide future development.
Area Redevelopment Plan (ARP): Focuses on the redevelopment of existing built areas within the municipality.

Additionally, the MGA enables the creation of the Land Use Bylaw, which regulates land use and development in accordance with the statutory plans. The MGA also provides enforcement mechanisms to ensure that development conforms with approved plans and bylaws.

Alberta Land Stewardship Act (ALSA)

The Alberta Land Stewardship Act (ALSA), enacted in 2009, establishes a regional approach to land use planning through the implementation of the Alberta Land-use Framework (LUF). The ALSA aims to achieve Alberta’s long-term economic, social, and environmental goals by managing public and private lands and natural resources efficiently.

The ALSA divides the province into seven land-use regions, based on Alberta’s major watersheds, with each region expected to develop a regional plan. Northern Sunrise County is located within the Lower Peace Region. Once adopted, the Lower Peace Regional Plan will provide high-level policy direction for land use planning and decision-making within the County.

Provincial Land Use Policies

Established in 1996 under the Municipal Government Act (MGA), Alberta’s Land Use Policies guide municipalities in aligning provincial and municipal policy initiatives at the local land use planning level. These policies set high-level principles, including a collaborative approach to addressing planning issues, to enhance land use planning across the province.

The Provincial Land Use Policies will be replaced by regional plans once those plans come into effect.

Intermunicipal Development Plans (IDPs)

An Intermunicipal Development Plan (IDP) is a statutory plan prepared collaboratively between two or more municipalities to guide the future development of lands of mutual importance. IDPs provide a cooperative framework for efficient land use planning and decision-making at the interface between municipal boundaries. They are adopted by the municipalities involved through matching bylaws and include policies that address land use, environmental considerations, transportation, economic development, intermunicipal infrastructure, services, and programs, as well as procedures for administering and amending the plan. All IDPs must be consistent with the ALSA Regional Plans of the Provincial Land Use Framework once those plans are completed.

Municipal Boundaries and Existing IDPs

Northern Sunrise County shares boundaries with ten municipalities, including two urban and eight rural. The urban municipalities are the Town of Peace River and the Village of Nampa. The rural municipalities include:

Mackenzie County
County of Northern Lights
Municipal District of Peace No. 135
Birch Hills County
Municipal District of Smoky River No. 130
Big Lakes County
Municipal District of Lesser Slave River No. 124
Municipal District of Opportunity No. 17

Previously, IDPs were not mandatory under the MGA and were developed only when neighbouring municipalities agreed to adopt them. However, under the amended MGA, IDPs are now mandatory for all municipalities sharing a common boundary, unless they are part of a growth region or have received an exemption from the requirement from the Minister of Municipal Affairs.

Current IDPs in Northern Sunrise County:

Northern Sunrise County - Village of Nampa IDP (2017)
Northern Sunrise County - Town of Peace River IDP (2019)
Northern Sunrise County - Municipal District of Smoky River 130 IDP (2019)

Given the recent changes in the MGA, Northern Sunrise County will be developing additional IDPs with some of its rural neighbours where IDPs did not previously exist. Opportunities for public input will be available once these new IDPs are initiated.

The existing IDPs can be viewed above, and the new IDPs will be made available online once completed and adopted by Council.

Municipal Development Plan (MDP)

The Northern Sunrise County Municipal Development Plan (MDP) was adopted by Council in 2021 to establish a long-term framework and policy direction for future land use, growth patterns, infrastructure provision, and transportation within the County. The MDP provides Council, administration, residents, and developers with a cohesive framework that guides local decision-making in alignment with the County’s long-term vision. The key objectives of the plan include:

Protecting Agricultural Land and Rural Character: Safeguarding the County’s prime agricultural lands and preserving its rural character.
Guiding Future Growth: Informing land use, infrastructure, and development-related policy decisions that reflect the County’s priorities for sustainable growth.
Supporting Natural Assets and Tourism: Protecting, promoting, and enhancing environmentally sensitive areas and open spaces to support the County’s natural assets and tourism potential.
Promoting Sustainable Development: Encouraging residential, commercial, and industrial growth that adheres to sustainable and efficient development practices and standards.
Coordinating with Municipal Neighbours: Establishing protocols for coordination with neighbouring municipalities to identify and promote areas that support long-term growth in the Peace Region.

Area Structure Plans (ASPs)

Area Structure Plans (ASPs) provide a detailed framework for the future subdivision and development of land, facilitating the creation of new neighbourhoods or commercial areas. ASPs outline the locations for residential, commercial, institutional, and industrial development, and detail how essential services—such as water, electricity, sewer systems, telecommunications, schools, fire protection, and parks—will be provided.

ASPs can be prepared by Northern Sunrise County or required from a developer prior to submitting a subdivision proposal. Currently, Northern Sunrise County has the following ASPs:

Sunrise Gateway Business Park (2012 Update)
Cadotte Lake Area Structure Plan (2000)

These plans guide orderly development and ensure that new projects align with the County's overall vision and infrastructure capacity.

Land Use Bylaw (LUB)

The Land Use Bylaw (LUB) serves as the “rule book” for development within Northern Sunrise County. It regulates land and building development on a site-specific basis, in alignment with the policy directions set by the Municipal Development Plan (MDP), Intermunicipal Development Plans (IDPs), and Area Structure Plans (ASPs).

The LUB:

Defines what constitutes development (or land use).
Divides the County into various land use districts and specifies the permitted and discretionary uses within each district.
Establishes development standards for each district, including requirements such as lot sizes, building heights, setbacks, and site coverage.
Outlines the application requirements and timelines for development permits.
Details the process for appealing development permit decisions.
Provides the procedure for amending the Land Use Bylaw.

Additional Land Use Bylaw Amendments

A list of amendments to the Land Use Bylaw that have been approved by Council but are not yet incorporated into the consolidated LUB can be found here.

Policies, Standards & Other Documents

Beyond provincial legislation, statutory plans, and the Land Use Bylaw, Northern Sunrise County employs various policies, standards, and other documents when considering applications for development permits and subdivisions. These include:

1. Public Participation Policy 1.31
Adopted by Council in 2018, the Public Participation Policy outlines Northern Sunrise County’s approach to public engagement. It defines the County’s role in informing and involving stakeholders in the municipal decision-making process, ensuring transparency and community input.

2. Top of Bank Study and Regulations
Completed in 2013 by Thurber Engineering Ltd., the Top of Bank Study was conducted to establish safe setback distances for development near key river and creek valleys in Northern Sunrise County. The study defines "Top of Bank" (TOB) as the upper edge of a valley, coulee, ravine, or watercourse, and recommends setbacks based on the depth of these features. Guidelines from the study have been incorporated into the Land Use Bylaw, including requirements for geotechnical studies for certain developments within the setback areas. The County has also prepared a document titled How do the Top of Bank (TOB) Regulations Affect Me? to help property owners understand the implications of these regulations. For assistance, please contact Development Officer Jennifer Regal to discuss your proposed development.

3. Recreational Vehicle Park Guidelines
Developed in 2010, the Recreational Vehicle (RV) Park Guidelines provide direction for the development of private RV parks within the County. These guidelines aim to bridge the gap between developers' interests and the County’s land use planning objectives, encouraging high-quality RV parks and recreational areas. Key issues addressed include site design, parking, grading, utilities, lighting, stormwater management, safety, and amenities. The guidelines also outline the application requirements for new RV parks or expansions of existing ones.

4. Off-Site Levy Bylaw B125/07
Adopted by Council in 2007, the Off-Site Levy Bylaw B125/07 establishes an off-site levy on developable lands within the East Hill Area of Northern Sunrise County, specifically the Sunrise Gateway Business Park. The levy helps recover the cost of new off-site infrastructure through one-time charges on new developments and subdivisions within the defined benefiting area. The Bylaw also allows the County to require Development Agreements that include the collection of off-site levies. This equitable and sustainable funding strategy, in accordance with the Municipal Government Act, supports the cost of growth, such as new or expanded water and wastewater treatment facilities. The levy rates were calculated based on the Proposed Water and Servicing Design Report prepared by Focus Corporation in 2007.

These policies, standards, and bylaws collectively support Northern Sunrise County’s commitment to structured, sustainable, and community-focused land use planning.

Applying for a Development Permit

Unless exempted by the Land Use Bylaw or other legislation, all developments within the municipal boundaries of Northern Sunrise County require a development permit. A development permit provides legal authorization for specific developments and protects property owners or renters/lessees from future legal or transactional issues. Development permits must be obtained before commencing any development activities.

Applying for a Development Permit:

To apply for a development permit, please download and complete the application form, then submit it to the County Office. The detailed process, including the required information and documents, is outlined in the Development Permit Application Guide. It is essential to review the guidelines before completing your application.

If the proposed development is not permitted in the zoning district where your property is located, you will need to apply for an amendment to the Land Use Bylaw. This could involve redistricting your land to a suitable zoning district or adding the proposed use to the current uses allowed in your existing district. Use the Redistricting/Bylaw Amendment Application form for this purpose. A development permit application can only be considered once a redistricting application is approved.

Application Submission and Fees:

Both development permit and redistricting applications must include the appropriate fees (as stated on the application form) before processing can begin. The Development Authority has 40 days to make a decision on a development permit application from the date a Notice of Complete Application is issued, unless extended by written agreement between the Development Authority and the applicant. To ensure timely processing, applicants should submit complete applications and promptly provide any additional information requested during the review process. If you have questions about completing the application form, please contact the Northern Sunrise County Office before submission.

Additional Permits, Licenses, and Inspections:

Depending on the nature of your proposed development, you may need additional permits or licenses from the County or external organizations. These may include building, fire, mechanical/electrical, plumbing, and gas permits from an accredited Safety Codes Agency, or specific licenses from federal or provincial agencies (e.g., Cannabis Store License from AGLC for operating a cannabis retail facility).

In addition to obtaining permits and licenses, inspections may be conducted by the County, provincial authorities, or external agencies to ensure that the completed development complies with applicable legislation, standards, or the conditions of the approved permit or license. These inspections may include fire, safety codes, and health inspections.

Applying for a Subdivision

Subdivision is the process of dividing a single parcel of land into two or more parcels, each with its own Certificate of Title. To create multiple lots from a single parcel, the registered land or property owner (or their authorized agent) must obtain subdivision approval prior to proceeding. The Mackenzie Municipal Services Agency (MMSA) serves as the Subdivision Authority for Northern Sunrise County.

Applying for Subdivision:

Applicants can download the subdivision application package, which includes the Subdivision Application Guidelines and the application form, from the MMSA website.

Guidance and Regulations:

Subdivision planning within Northern Sunrise County is governed by the following:

Municipal Government Act (MGA)
Subdivision Authority Bylaw: Designates MMSA as the subdivision authority for Northern Sunrise County.
Subdivision and Development Regulation
Applicable Statutory Plans
Relevant Policies, Bylaws, and Regulations

These documents collectively guide the subdivision process, ensuring orderly and compliant land development within the County.

Development & Subdivision Appeal

Decisions made by the Development Authority and Subdivision Authority in Northern Sunrise County may be appealed to the Subdivision and Development Appeal Board (SDAB). The SDAB handles appeals related to development permit decisions, stop orders, and decisions made by the Subdivision Authority that are outside the jurisdiction of the Municipal Government Board, in accordance with Section 687(2) of the Municipal Government Act (MGA).

The Subdivision and Development Appeal Board is an impartial, quasi-judicial body that makes independent decisions on appeal cases based solely on the evidence presented during hearings, in compliance with the MGA, other relevant provincial legislation, and the municipal Appeal Board Bylaw. The appeal process, including timelines for filing an appeal, is detailed in the guidelines for development permit and subdivision applications.

Anyone wishing to appeal a decision of the Development or Subdivision Authority should contact the County Office for assistance.

PRSDAB Webpage and Resources:

For more information about the Subdivision and Development Appeal Board (SDAB) and appeal procedures, please visit the PRSDAB webpage. The site provides access to forms, templates, and detailed guidance on the appeal process.