3767 Happy Valley Road

A development variance permit at 3767 Happy Valley Road in Metchosin has been approved, reducing the front yard setback from 7.5 m to 3.2 m to allow construction of an enclosed breezeway and a secondary suite above the existing garage. The addition is entirely vertical, contained within the current building footprint. The property sits inside a streamside protection and enhancement area adjacent to Bilston Creek under the Riparian Areas Regulation. The variance was the sole regulatory barrier; the underlying zoning already permits a secondary suite. Council voted unanimously to issue DVP 26-01 with no debate amendments. Staff recommendation was supported by a site-specific geotechnical report addressing flood potential and a review by qualified environmental professional Craig Barlo, who certified no impairment to creek function. Council members conducted a site visit that confirmed the extension would rise rather than expand outward and that the septic field siting had received prior approvals. Councillor Gray stated reservations about an earlier expansion within the riparian zone but found the current application acceptable because the footprint is unchanged and both geotechnical and environmental clearances are in place. No public opposition emerged — no one spoke at the meeting and the two pieces of correspondence received raised no concerns. The decision signals Metchosin council’s willingness to permit modest intensification in sensitive riparian areas when the work is vertical only, supported by robust technical studies, and verified through a site visit. The next step is issuance of the permit, after which a building permit can proceed. For properties along Bilston Creek and similarly protected watercourses, the takeaway is that council will weigh professional assessments heavily and distinguish between footprint expansion and upward additions within an existing envelope.

A development variance permit at 3767 Happy Valley Road in Metchosin has been approved, reducing the front yard setba…