REQUIREMENT FOR A DEVELOPMENT PERMIT

In accordance with section 3.4 of the Rural Municipality of North Shore 2021-02 Land Use Bylaw, a person is required to obtain a development permit prior to:

• • changing the use of a lot, building or structure;
  • commencing a development;
  • constructing, placing, moving or demolishing a building or structure;
  • making structural alterations to a building;
  • making a connection to a central water supply or sewerage disposal system;
  • installing underground a septic tank, a fuel tank, a foundation wall or the like;
  • creating or constructing an entranceway or driveway, or laying paving material for a driveway or parking lot;
  • starting a home occupation;
  • digging an excavation pit;
  • placing of dump fill or other material over 10 m³ (354 ft³); or
  • Installing a ground-mounted solar panel(s) system

The Land Use bylaw is available on our Bylaws page.

1. Complete the development permit application form. Make sure to select the appropriate form to complete:
   • • Development Permit Application
       • This is the most commonly used form. Links for forms needed for other types of projects are in the sections below.
     • Variance Request Form
       • This might be required prior to approval of a development permit, in some situations.
2. If the person submitting the application is not the owner of the property, have the owner complete an Authorization Form.
3. Submit completed application form with copies of all required documents. Examples: approved on-site sewage disposal system registration, entranceway permit (if required), culvert permit (if required), site plan, storm water management plan, and house floor plans. 
   • • Septic System If the structure you are erecting requires a new or expanded septic system, you will require an Sewage Disposal System Registration Form completed by a licensed septic contractor and registered with the PEI Planning Lands Division. Small lots require a septic system approved by a licensed engineer.
       ** Note: a development permit will not be issued until an on-site sewage disposal system form has been registered with the Province.
     • Site Plan and Storm Water Management Plan, Section 3.5 (4) of the 2021-02 Land Use Bylaw requires a storm water management plan completed by a licensed engineer or landscape architect. A site plan is also required for your development. These two items may be combined into one document.
     • Driveway Access If you require a new culvert to your property or if your property fronts on a seasonal road, you will require an Entranceway Permit. These are available from the provincial government HERE.
     • 911 Signage If your new structure requires a civic address, fill out the online Civic Address form:
       ​www.princeedwardisland.ca/en/service/apply-civic-address
       ​
4. Not sure you have everything for a complete application package?
   • Review this checklist and example site plan drawing. 
5. Submit application package by one of these methods:
   1. PREFERRED METHOD: email to development@northshorepei.ca
   2. delivery to North Shore Municipal Office, 2120 Covehead Road 8:30 am – 4:00pm Monday to Thursday.
   3. by mail to:
      Development Officer, Rural Municipality of North Shore
      2120 Rte 25, West Covehead, PE C0A 1P0
6. Submit payment.
   • How much will it cost? Permit Fee Schedule
   • Payments can be made by one of the following methods:
     • eTransfer to administrator@northshorepei.ca 
     • Credit card or debit card payments in our office
     • If necessary, by cheque or cash
   • This payment is an administration fee to cover the cost of processing the application. Is it NOT a guarantee that the application will be approved.
   • An application package is not considered complete and ready for analysis until payment has been made and ALL documents have been submitted.

Failure to complete any of the above-noted forms (as required), will cause delays in the processing of your file.  Please make sure that you or your representative have provided all relevant information requested on the forms, paid all required fees and received all required permits.

• Please allow sufficient time for processing of applications after submission of the completed permit application package.
• Our processing time is calculated from the date when the last required document is provided, not when the first piece of information was provided.
  • Ex. An applicant submits floor plans on Feb 1, septic forms on Feb 20, completed application form on March 5, and payment on April 1. If the approval is given on April 10, that counts as less than 10 days for us to complete the file. The prior two months was in the control of the applicant.
• Timelines will depend on the complexity of the project and staff availability. Do NOT expect to receive a permit on the same day as the application was submitted.
• Submitting an application form and paying the administration fee does NOT mean that you have received a permit.
• Work can NOT begin until you receive a written Development Permit.

After a permit is issued…

• An approved development permit is valid for up to 12 months from the date of approval. If work has not commenced within that period, the development permit shall be considered null and void.
• The applicant shall post the approved permit on the lot subject to the development in a manner that is visible to the public.
• Council may grant an extension on an approved development permit for up to six (6) months from the date of expiry, if the applicant requests the extension prior to the date of expiry. After such time, an application for a new development permit must be submitted.
• Council may revoke a development permit where information provided on the application is found to be inaccurate.

PROVINCIAL BUILDING PERMIT

In addition to being issued a Development Permit by the Rural Municipality of North Shore, you are required to apply for the Provincial Building Permit before embarking on any development, except for items that are specifically exempted from the building regulations and Codes.

For information on Building Codes Regulations, visit  https://www.princeedwardisland.ca/sites/default/files/legislation/b05-1-1-building_code_act_building_code_regulations.pdf

For the Provincial Building Permit application and submission process, please contact the Land Division, Department of Agriculture and Land at landsdivision@gov.pe.ca or 902-368-5590.

Procedure for Watercourse Alteration Permits

Residents are advised that the Province requires permits for any alterations affecting watercourses, wetlands, buffer zones or shorelines. Examples of activities requiring permits include but are not limited to bridge or culvert construction/maintenance, temporary watercourse crossings, pond maintenance, water withdrawal, shoreline erosion control, dredging, tree cutting or landscaping in a Buffer Zone, operate heavy equipment or a motor vehicle in buffer, stairs to shores, etc., etc.

Application instructions and forms are available from the province. For convenience the link is provided HERE.

• Please be advised that there may be existing restrictive covenants in place within some subdivisions. For information on any covenants that may apply, please review the deed to the property and contact the respective Homeowners Association. The Official Plan and Bylaws of the municipality do not deal with covenants.
• You also need to be aware that some roads in the municipality are “private roads”. As per section 4.1(4)e of the Land Use Bylaw, if you are developing on a private road you will be required to sign a development agreement that will be registered with the province. The fee for this service is outlined in the Schedule C: Schedule of Fees.

SUBDIVISION PERMIT APPLICATIONS

1. Complete a subdivision permit application and return by email to development@northshorepei.ca

• Subdivision Application

2. Pay the appropriate sub-division application fee.

3. Most subdivisions will require a preliminary and final approval. See the appropriate section in the 2021-02 Landuse Bylaw.

Information for owners of Excavation Pits

An application is needed for a new pit, or for the annual renewal of an existing pit.

• Excavation Pit Permit Application

Procedure for Rezonings

This is a complex process. Detailed instructions coming later…

• Rezoning Request Form

If you have questions regarding the permit application process, please contact our Development team by email at development@northshorepei.ca

Communication by email is strongly recommended, as questions often require collection of information from multiple sources in order to provide an accurate answer.

Alternatively, you can call (902) 672-2600 for simple development-related questions or to set up an appointment for a consultation. We reserve the right to enforce time limits on the duration of consultation appointments.

The role of our Development Officer is to determine if a project meets the municipal bylaws. For advice on how to create a plan, especially for complex projects, applicants are recommended to consider hiring someone with experience in the type of project being proposed (ex. engineer, contractor, professional planner). Link to planners on PEI is HERE.

The information we have provided in links is for informational purposes only and we are not responsible for the content of these pages. The links were functional at the time of this writing.

Information on Land Use Planning -(Development Permits, Sub-divisions, Rezoning)