The Streamside Protection DPA is defined as the area within 15m (50 feet) of the top of bank of a watercourse or within 10m (33 feet) of the top of a ravine bank, as shown in the diagram below. Please refer to the Streamside Protection and Enhancement Development Permit Areas map to help confirm whether your property falls within the Streamside Protection DPA.
If a property is located within the Streamside Protection DPA, the owner must apply for a Development Permit before proceeding with any new development, which includes any construction, paving, use of pavers, and the removal of soil, vegetation or trees (which must also meet conditions as outlined at cnv.org/Trees).
Please refer to the Streamside Protection and Enhancement Development Permit Guidelines for more information including definitions, submission requirements, fees, and approval processes. A Development Permit, when required, must be approved before a Building Permit can be issued.
When you are ready to make a Development Permit Application, please visit the Land Use Approvals page for details on the application process.
Note that the regular maintenance of existing buildings and landscaping in the Streamside Protection DPA is permitted. These types of regular maintenance activities do not generally require a Development Permit. Learn more in the FAQs, below.
Frequently Asked Questions about Development Permits for Streamside Protection DPA have been provided below.
Why is it important to protect Riparian Areas?
Streamside or “riparian” areas are an important component of a sustainable community. Naturally functioning streamside habitat is essential for ensuring healthy fish populations. The City of North Vancouver is fortunate to have some of the few remaining salmon bearing streams in the Greater Vancouver area. The City’s Streamside Protection DPA is intended to protect streamside habitat from the impacts associated with residential, commercial and industrial development.
Why do these Development Permits exist?
The Province of British Columbia has enacted the Riparian Areas Protection Regulation to protect fish habitat from residential, commercial and industrial development throughout the Lower Mainland. Since 2006, local governments have been required to use their powers under Part 26 of the Local Government Act to protect riparian areas from the impacts of development. The City’s Development Permits for Streamside Protection have been developed in response to these provincial government regulatory requirements.
How does this affect my development rights?
The portion of properties within 15 metres (50 feet) of the top of bank or 10 meters [33 ft.] from top of a Ravine bank are required to obtain a Development Permit before starting any development activity. If there was no development expected in that area, then there may be no direct impact. Generally speaking, the City attempts to minimize impacts on the development potential of properties by adjusting the siting or other Zoning requirement so as to allow the full development potential of each site to be achieved. An assessment will have to be done for individual properties to identified anticipated impacts. The type of landscaping that may occurs within the riparian area will be subject to Development Permit requirements.
Will this affect my property value?
The Streamside Protection DPA was implemented in 2006 and have not had a significant impact on property values in the City. However, it is impossible to determine this with certainty, as each property will have its own unique circumstances to consider.
What does “no net loss” mean?
Riparian areas are rated by the quantity and quality of landscaping for fish production. “No net loss” is a concept whereby the landscape area is changed, but that change results in no reduction to the overall quality of the fish habitat. In determining when an application has met this “no net loss” standard, both the quantity and the quality of the habitat gains and losses will be considered.
Can I maintain the landscaping in my backyard?
Yes, you can continue to maintain and enjoy your backyard if it was existing before the Streamside Protection DPA was implemented in 2006. However, changes to landscaping (e.g. new lawns, soil removal, etc.) or new construction (e.g. decks, pavers, driveways, etc.) will require a Development Permit.
Can I remove a tree on my property?
Private property trees that are situated outside of the Streamside Protection DPA can be removed without a Development Permit. However, trees within the SPEA are considered fish habitat and are therefore protected. Such trees can only be removed when they have been assessed as hazardous by a Certified Tree Risk Assessor, and a Development Permit has been issued by the City. Learn more at cnv.org/Trees.
What if my existing house is closer than 5 meters of a watercourse?
For renovations to an existing house, including within 5 meters, a Development Permit exemption can be obtained. In rare cases where an existing house needs to be replaced and is situated within 5 meters of the top of the bank, the City may, in consultation with the Department of Fisheries and Oceans, allow reconstruction on the existing building footprint. However, the applicant is encouraged to site the building as far as possible from the watercourse, and with least environmental impact. In such cases, the City, through Council, may consider variances to other setbacks on the site in order to generate a building envelope that meets the Development Permit Guidelines.
Can I add a garage, shed or deck to my property?
Yes, you can construct a garage, shed, or deck on your property, but it will require issuance of a Development Permit if it is situated within the Streamside Protection DPA. Approval for construction within the DPA will only be considered for applications that can demonstrate no net loss of riparian habitat, are situated no closer to the watercourse than the existing home, and are at least 5 meters from the top of the bank.
Can I pave my driveway?
Yes, you can pave your driveway, but it will require issuance of a Development Permit if it is situated within the Streamside Protection DPA. Approval for construction within the DPA will only be granted to applications that can demonstrate no net loss of riparian habitat.
Does my application need to be approved by Fisheries and Oceans Canada?
No, unless your application involves work within 5 meters of the top of the bank or involves the watercourse itself, your application does not require approval from Fisheries and Oceans Canada. Fisheries and Oceans Canada does reserve the right to review riparian-related applications.