Understanding North Saanich's OCP Update
Every few years, municipalities update their Official Community Plans (OCPs) — the foundational policy documents that govern land use, development, and growth management. North Saanich's OCP update in 2025–2026 is particularly significant given competing pressures: provincial housing mandates pushing for more density, strong community sentiment for preserving rural character, and BC's Agricultural Land Commission holding firm on ALR protections.
What Is the OCP and Why Does It Matter?
The Official Community Plan defines what can be built where. It establishes residential density designations, ALR boundaries and permitted uses, environmentally sensitive area designations, and development permit area requirements. Any rezoning application must conform to the OCP.
Key Proposed Changes in North Saanich's 2026 OCP Update
1. Small-Scale Multi-Unit Housing Compliance
BC's Bill 44 requires municipalities including North Saanich to permit up to four dwelling units on a single residential lot in most residential zones. North Saanich is incorporating this provincial requirement into its zoning bylaw, effectively allowing duplexes, triplexes, and fourplexes in previously single-family-only areas.
2. ALR and Agricultural Use Provisions
The OCP update is examining how to better support working farms, farm residences, and agri-tourism uses while maintaining the integrity of agricultural protections. Key discussions include clarifying "farm use" for rezoning purposes, enabling farm worker housing on ALR properties, and exploring agritourism provisions.
3. Environmental Development Permit Areas
North Saanich is expanding its Development Permit Area designations for oceanfront properties, shoreline vegetation protection, and stormwater management. Properties within these expanded DPAs will face more rigorous permit requirements.
Neighbourhood Boundaries and Affected Areas
- Deep Cove: Largely estate residential — minimal density change proposed
- Dean Park Estates: Larger lots, some subdivision potential — watching Bill 44 implications closely
- Ardmore: Mix of residential and rural residential — limited proposed change
- Lands End / Curteis Point: Waterfront focused — enhanced DPA provisions proposed
- Central North Saanich (near McDonald Park Road): Most likely to see Bill 44 small-scale multi-unit impacts
How OCP Changes Affect Property Values
For properties that gain development potential (Bill 44-eligible lots), there may be a modest value uplift. For waterfront and rural properties, expanded DPA requirements may slightly reduce development flexibility, but the premium buyers pay for these properties is driven by views, access, and character — not subdivision potential.
Commute Times — Unchanged by Zoning
- Downtown Victoria: 30 minutes
- YYJ Airport: 10 minutes
- BC Ferries Swartz Bay: 8 minutes
Stay Ahead of the Changes
The North Saanich OCP update will continue to evolve through 2026. If you want a clear-eyed assessment of how the proposed changes affect a specific property — whether you own it or are considering a purchase — I'm happy to walk through it with you.
Dan Juricic | RE/MAX Camosun | Victoria, BC