Development & building permits

The following development applications must be obtained prior to applying for a development permit:

• Air space plan (DAASP)
• Condominium plan of survey (CONDO)
• Consent application (CA)
• Plan of survey (DAPS)
• Plan of subdivision and rezoning (DASZ)
• Rezoning (DAZ)
• Secondary plan (SP) or secondary plan amendment (SPA)
• Short form plan of subdivision (DASSF)
• Plan of subdivision (DAS)
• Zoning agreement amendment (ZAA)

Note: In advance of making a formal development application, some applicants may submit a pre-application.

Complete the land titles registration process at Teranet Manitoba, where required, before applying for a development permit.

Depending on project scope, you may be required to submit a Status of Title demonstrating ownership of the land with your application package. If land titles registration is outstanding, your application will be refused.

Depending on the scope and location of the project, you may require a development permit before submitting a building permit application. Development permits establish land use, show how you plan to use the site, and the size, location and design of any building/structure. Development permit applications are reviewed to confirm compliance with the Winnipeg Zoning By-law and other City departments’ requirements. The following supporting development applications will be processed concurrently with your development permit, where required:

•  Variance (DAV)
• Variance A (minor) – residential and commercial tolerance
• Variance B – single or two family dwelling
• Downtown Variance B/Downtown Conditional Use B
• Variance C or D – other residential and commercial uses
• Conditional Use (DCU)
• Conditional Use B – single or two family dwelling
• Conditional Use B – home-based business (major)
• Conditional Use B – attached secondary suite
• Conditional Use C – detached secondary suite or care home
• Conditional Use C or D – other residential and commercial uses
• Plan approval/design review
• Urban (downtown) design review
• Heritage permit application   
• Parking management plan (PMP)
• Alternative equivalent compliance (AEC)

Some projects do not require a development permit, but a declaration form must be submitted as part of your building permit application. Learn more about development permit exemptions.

Building permits approve how your construction will take place. They require a review of detailed building plans to confirm compliance with the Manitoba Building Code and other applicable codes, standards and bylaws. Building permits must align with all prior development permit approvals. Many building projects also require separate trade permits for electrical, plumbing and mechanical work. Learn more about residential building and trade permits, and commercial building and trade permits.

All projects that require a building and/or trade permit also require mandatory audit inspections. Request progress inspections during the construction process and final inspections when construction is complete. Learn more about commercial and housing inspections.

Before moving into a building or tenant space, an occupancy permit may be required. Occupancy permits and inspections can be requested after completion of final building and trade permit inspections. Learn more about occupancy permits.

Once compliance with applicable codes, standards and bylaws is confirmed, your permit will be closed, ending the permit process

A complete development permit application includes: 

1. prerequisite development applications, (e.g. subdivision, etc.) and land titles registration at Teranet Manitoba where required  
2. payment of the applicable fee
3. all required documentation, as per application forms

A complete building permit application includes:

1. prerequisite development permit approval, where required
2. declaration for development permit exemption, where applicable
   Note: For demolitions of dwelling units (e.g. single/two family dwellings, multi-family dwellings), a development permit application for the new build must be submitted at the same time as the demolition permit application unless you have a zoning variance and community committee approval, or an order to demolish due to unsafe conditions.
3. payment of the applicable fee
4. all required documentation, as per application forms

Special events/temporary approvals, signs, emergency residential shelters, and new home construction in new greenfield subdivisions (i.e. new communities) are exempt from requiring separate development and building permit applications. A complete combined application includes:

• payment of the applicable fee
• all required documentation, as per application forms

Once a complete application is received, the following process takes place:

1. Winnipeg Zoning By-law review

The application will be reviewed to confirm the project complies with the Winnipeg Zoning By-law and other applicable guidelines and regulations. If the project does not require supporting applications, or input from other City divisions/departments, it will only require administrative zoning approval. All other applications will be circulated.

All projects must comply with the Winnipeg Zoning By-law or Downtown Winnipeg Zoning By-law, which governs how land is used and developed. Both zoning bylaws contains minimum requirements, including but not limited to:

• building heights
• location of structures on land
• principle use of land
• parking requirements, etc.
  
  
2. Circulation

If your application requires feedback from other City divisions/ departments, it may be circulated to Urban Planning & Design, Water and Waste, Public Works and/or Fire Paramedic Services.

In some cases, supporting applications from these areas may be required to proceed (e.g. waterway permit, flood fringe variation permit, heritage permit, variance, etc.). Certain supporting applications require public postings, hearings, and Community Committee or City Council approvals. In cases where supporting applications can be appealed, the appeal period must pass before the development permit can be approved.

3. Decision

Once your application is reviewed, you will receive one of the following decisions:

• If compliance is demonstrated, your application will be approved and a development permit will be issued.
• If compliance is not demonstrated, you will either receive a request for information to re-review your application, or a request to submit a supporting application (e.g. variance, etc.) to proceed as proposed. Alternatively, you may withdraw your application and be eligible for a partial refund based on the Planning, Development, Building Fees and Charges schedule.
• If your application is refused, you will receive a notice of refusal outlining the reasons the application was not supported.

Building permit applications must align with prior development permit approvals (where a prerequisite development permit is required). Once a complete application is submitted, it is circulated for review.

1. Building code review
   Your application will be reviewed against the Manitoba Building Code, which sets out minimum requirements for the safety of buildings, including but not limited to:
   • construction materials and methods
   • structural requirements
   • energy efficiency requirements
   • building assembly details, etc.

Other applicable codes, standards and bylaws may also be assessed.

2. Fire prevention review

If a residential dwelling is adding a detached secondary suite, changing the use (e.g. single-family dwelling to daycare), or has unusual fire access, your application will be reviewed to confirm fire protection systems comply with the Manitoba Fire Code.

3. Heritage review

If your proposal is related to a heritage building or located in a heritage conservation district, your application may require a heritage permit.

4. Audit reviews

In some cases, your application may be audited to confirm it aligns with prior approvals provided under the associated development permit. This may include an audit by Water and Waste, Public Works and/or Urban Planning & Design. 

5. Decision

Once your application is reviewed, you will receive one of the following decisions:

• If compliance is demonstrated, your application will be approved and a building permit will be issued.
• If compliance is not demonstrated, you will receive a request for information required to re-review your application. Alternatively, you may withdraw your application and be eligible for a partial refund based on the Planning, Development, Building Fees and Charges schedule.
• If your application is refused, you will receive a notice of refusal outlining the reasons the application was not supported.

Building permit applications must align with prior development permit approvals (where a prerequisite development permit is required). Once a complete application is submitted, it is circulated for review.

1. Architectural (fire protection) review
   Your application will be reviewed against the Manitoba Building Code, which sets out minimum requirements for the safety of buildings, including but not limited to:
   • construction materials
   • exiting requirements
   • occupancy capacity
   • assembly details, etc.

Other applicable codes (e.g. National Energy Code for Buildings), standards and bylaws may also be assessed.

2. Structural review

If applicable, your application will be reviewed for compliance with Part 4, Structural Design of the Manitoba Building Code and CSA design standards referenced therein.

3. Mechanical review

If applicable, your application will be reviewed for compliance with Part 6, Heating, Ventilation, and Air Conditioning of the Manitoba Building Code (e.g. sprinkler systems, location and type of equipment).

4. Electrical review

If applicable, your application will be reviewed for compliance with Parts 3 and 9 of the Manitoba Building Code for electrical life safety systems (e.g. emergency lighting, exit signage), other related codes, and the Winnipeg Electrical By-law for general electrical systems (e.g. service and distribution, location and type of devices).

5. Fire prevention review

If your proposal includes new or altered fire protection systems, or access requirements change, your application will be reviewed to confirm compliance with the Manitoba Fire Code.

6. Heritage review

If your proposal is related to a heritage building or located in a heritage conservation district, your application may require a heritage permit.

7. Audit reviews

In some cases, your application may be audited to confirm it aligns with prior approvals provided under the associated development permit. This may include an audit by Water and Waste, Public Works and/or Urban Planning & Design. 

8. Decision

Once your application is reviewed, you will receive one of the following decisions:

• If compliance is demonstrated, your application will be approved and a building permit will be issued.
• If compliance is not demonstrated, you will receive a request for information required to re-review your application. Alternatively, you may withdraw your application and be eligible for a partial refund based on the Planning, Development, Building Fees and Charges schedule.
• If your application is refused, you will receive a notice of refusal outlining the reasons the application was not supported.