from discretion to direction: thriving in the era of policy-driven development
If your competitive edge has long depended on relationships, rezoning finesse, or knowing how to “work the system,” it’s time to recalibrate. A quiet but profound shift is underway in British Columbia’s development landscape—one that’s upending the old playbook and replacing it with a new rulebook. The era of planning-as-dealing is giving way to planning-as-policy—and the implications are enormous.
For developers who understand the shift, this is a moment of opportunity: faster approvals, clearer expectations, and a more level playing field across municipalities. But for those slow to adapt, the rules will seem more rigid, the competition sharper, and the market less forgiving.
This article breaks down what’s changing, why it matters, and how top-performing development firms are already adjusting their strategies to win in a more transparent, policy-led environment.
the playing field just got leveled
For decades, insider knowledge and personal relationships often determined who could unlock density, secure infrastructure approvals, or bend timelines in their favour. Today, that advantage is rapidly eroding.
Key infrastructure obligations—like road dedications, sewer connections, and transportation demand management—are no longer negotiated at rezoning. They are legislated, standardized, and implemented through Development Permit (DP) and Building Permit (BP) processes, with clear authority granted to Approving Officers and new Servicing Officers under Bill 16.
This shift:
Makes requirements visible and enforceable in bylaw—not discretionary or relational.
Reduces ambiguity and negotiation-driven delay.
Gives newcomers and established players equal access to the rules of the game.
Supports cross-market scalability, where the same policies apply regardless of your local political capital.
In short, the rules are becoming clearer, more consistent, and more public—making it easier to operate across jurisdictions.
why smart money is moving faster
This shift isn’t just regulatory—it’s financial.
When planning processes are opaque and discretionary, capital follows the developers who know how to navigate the uncertainty. But as bylaws and processes become standardized, capital will increasingly flow toward the project itself, not just the person behind it.
Projects that align with policy—and can demonstrate compliance early—will win funding and move faster.
This removes a long-standing barrier for institutional investors who have been hesitant to enter fragmented, negotiation-driven municipal environments. In a policy-led system, it becomes easier to evaluate risk, underwrite projects, and accelerate deployment of capital.
five moves to stay ahead
Here’s what forward-thinking developers should do right now:
1. Master the Bylaws
Stop relying solely on rezoning consultants or political strategies. Deeply understand:
Infrastructure bylaws (especially those tied to Section 525 and the “four horsemen” of infrastructure: road, water, sewer, drainage)
Development Permit Area guidelines
Transportation Demand Management (TDM) policies
Housing Needs Reports and how they affect OCP updates
Pro tip: Site-level infrastructure requirements are now embedded in policy. You won’t negotiate your way out of them—you’ll need to plan for them upfront.
2. Build Internal Policy Expertise
Hire or contract professionals who can interpret local bylaws, assess regulatory risk, and liaise effectively with municipal staff before the first permit application is filed. The most successful firms will treat bylaw review and policy alignment as core development functions, not peripheral tasks.
3. Engage Earlier
Development and Building Permits are the new battleground. Early engagement with planning and engineering staff—before formal applications—can save months later.
The Approving Officer and, increasingly, the Servicing Officer, hold authority over key approvals. Treat them as strategic allies, not obstacles.
4. Invest in Standardization and Scale
If you’re active in multiple municipalities, policy clarity is your competitive advantage. Standardize your internal checklists and pro forma templates to align with updated legislation. The more jurisdictions converge around consistent rules, the easier it will be to scale your platform.
5. Focus on Execution, Not Favouritism
Developers who built their models around council relationships will need to adapt. What matters now is speed, compliance, and readiness. That’s good news for efficient operators, and for those with a long-term view.
goodbye to backroom negotiations
“Planning as dealing” is over. The new era is about clarity, accountability, and execution. Projects must meet legislated requirements—not charm councils.
The most resilient developers will embrace this shift not as a constraint, but as a competitive advantage. In a world where everyone plays by the same rules, those who understand the rules best—and execute the fastest—will win.
looking for strategic buyers or sellers
If you’re a developer navigating this shift toward policy-led planning—or looking for strategic sites that align with emerging legislation—I’d welcome the chance to connect. I work exclusively in land, with a focus on helping sophisticated developers unlock value through insight, precision, and execution.
Just as I’ve mapped out the trends in this article, I bring the same clarity and foresight to matching the right buyers with the right opportunities.
If you’d like to stay ahead of what’s coming—or if you have a site you’re considering bringing to market—reach out or sign up for my list. I’ll make sure you hear about my exclusive deals worth knowing about.
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British Columbia. (2023, December 7). Bill 16: Housing Statutes Amendment Act, 2024 [Legislative summary]. Government of British Columbia. Retrieved June 18, 2025, from https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-initiatives/new-local-government-tools
British Columbia. (2015). Local Government Act (S.B.C. 2015, c. 1), § 525. Retrieved from https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/r15001_00#section_525
Patterson, G. (2025, June 10). New legislation you need to know [Conference presentation]. Planning Institute of British Columbia Seminar, Sheraton Wall Centre, Vancouver, BC.
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