Zoning and Permits, Explained: What to Know Before You Design Anything

You have a property. You have an idea of what you want to build.

Maybe it is a custom home, duplex, houseplex, garden suite, or another type of residential project. The natural next step seems like it should be designing it.

Not quite.

Before we start thinking about floor plans, exterior materials, kitchens, bedrooms, or what the finished home might look like, we need to understand what the property actually allows.

At Arcadia Design, this is one of the first conversations we have with clients because a great design is only useful if it can actually move forward.

Zoning Comes Before Design

Every property is governed by regulations that influence what can be built and how a building can sit on the site. Depending on the property, these requirements can affect things such as:

• Number of dwelling units
• Building size and height
• Setbacks and lot coverage
• Parking and access
• Secondary suites and garden suites
• Duplex or multi-unit potential

Two properties that look almost identical from the street can have very different development opportunities.

This is why we do not believe in beginning with a predetermined floor plan and trying to force it onto a property afterward. We start with the property.

What Has Changed in Surrey?

Residential development in Surrey has changed considerably over the past several years.

Changes to provincial housing legislation led municipalities throughout British Columbia to update zoning regulations to accommodate more forms of small-scale multi-unit housing. Surrey adopted zoning changes in 2024 to support Small-Scale Multi-Unit Housing, commonly referred to as SSMUH. The framework includes housing forms such as duplexes, houseplexes, secondary suites, garden suites, and coach houses, depending on the property and applicable regulations.

For some homeowners, this creates development opportunities that may not have existed under previous zoning. It does not mean every property can automatically accommodate every housing type. Lot size, location, servicing, existing covenants, development permit areas, site conditions, zoning regulations, and other requirements can all affect what is possible.

That is exactly why understanding the property should happen before substantial design work begins.

What Does Zoning Actually Tell You?

Think of zoning as the framework that helps establish what can happen on a property.

A homeowner might come to us wanting to build a large custom home. Once the property is reviewed, setbacks, lot coverage, easements, trees, access, servicing, or other constraints may influence the usable building area.

Another homeowner may come to us expecting to build one home and discover that there are other housing configurations worth exploring. That could change the entire direction of the project.

The important point is that the design should respond to the property instead of fighting against it.

Zoning and the Building Code Are Different

These are often confused. Zoning generally deals with land use and how development can occur on a property. Building codes establish technical requirements that buildings must satisfy.

British Columbia's Building Code includes minimum requirements related to areas such as safety, health, accessibility, fire and structural protection, and efficiency.

A project needs to account for both the municipal requirements affecting the property and the building code requirements affecting the building. A layout can look great conceptually and still need to change once technical requirements are considered. That is why these considerations should be part of the design process rather than something discovered at the very end.

Then There Are Permits

Once the design and required documentation have been developed, a project can move toward the appropriate municipal approval process.

For small-scale multi-unit housing in Surrey, a building permit is required. Depending on the property and circumstances, additional approvals or development permits may also apply. The exact requirements can vary considerably from project to project.

This is another reason early property research is valuable. Potential issues are much easier to address before a design is finalized than after substantial work has already been completed.

Why Permit Applications Can Take Time

There is a common perception that obtaining a permit means submitting drawings and simply waiting for an approval. In practice, there can be considerably more coordination involved.

A submission may involve design drawings, site information, structural engineering, energy requirements, servicing information, municipal comments, revisions, and other supporting documents depending on the project. Municipal review can also result in questions or requested revisions.

Good documentation cannot guarantee a particular approval timeline, but a coordinated design process can help identify potential issues earlier.

The Property Should Shape the Design

This is one of the most important principles behind good residential design. Do not become too attached to a design before understanding the property.

A photo online might inspire the exterior. A floor plan might have the kitchen you want. A recently completed home down the street might be approximately the size you are imagining. But your property has its own opportunities and constraints. Good design responds to those conditions.

Instead of starting with “How do we fit this house onto this lot?” we prefer starting with “What is the best home we can create for this property and the people who will live here?”

There is an important difference between those two questions.

Thinking About a Duplex or Multi-Unit Property?

This conversation has become increasingly relevant in Surrey. Small-scale multi-unit housing regulations have created new possibilities for qualifying properties.

But maximum density should not automatically be treated as the best design. Lot dimensions, access, privacy, parking, servicing, outdoor space, building configuration, natural light, and the livability of each residence still matter. A property might allow additional housing, but the design challenge is creating homes people actually enjoy living in. That is where thoughtful duplex design becomes important.

Before You Spend Money on Plans, Understand the Property

If you are considering a custom home, duplex, garden suite, houseplex, or multi-unit project, one of the smartest first steps is understanding your property. That early work can help answer questions such as:

• What can potentially be built here?
• What zoning applies to the property?
• What setbacks or site constraints need to be considered?
• Could multiple units be possible?
• What type of design makes sense for this lot?
• What approvals may be required?

Once those questions are better understood, the design process becomes considerably more productive. At Arcadia Design, we believe the strongest projects start long before the final floor plan. They start by understanding the property, understanding the requirements, and finding the opportunity between the two.

Planning a Residential Project in Surrey?

If you own property in Surrey or elsewhere in the Lower Mainland and are considering building, start by understanding what may be possible. Arcadia Design works with homeowners, builders, and developers to turn property potential into thoughtful residential design.

Requirements depend on the individual property in every case and should be confirmed with the City of Surrey or the appropriate professionals before you finalize any project decisions.