• Land development in Regina follows a layered approval process: area planning, zoning, subdivision, and development permits.
• Recent bylaw updates in 2025 have expanded permitted uses across many zones, affecting how new projects are assessed.
• Working with an experienced local contractor helps ensure site preparation aligns with each regulatory stage.
Getting a parcel of raw land approved and ready for construction in Regina requires moving through several distinct regulatory stages, each governed by the City and, in some cases, the Province of Saskatchewan. Understanding the sequence before breaking ground saves significant time and cost.
Experienced contractors excel in land development, transforming raw land into build-ready sites. For property owners and developers, though, that physical transformation only becomes possible after the planning and approval layers are resolved. Engaging in land development Regina projects without a clear picture of the regulatory path is one of the most common sources of project delays.
How Regina’s Planning Framework Is Structured
The City is responsible for guiding future growth and change through Design Regina: The Official Community Plan and regulating development through the Regina Zoning Bylaw and the Subdivision Bylaw.
These documents form a hierarchy. The Official Community Plan (OCP) sets the city-wide vision, Secondary Plans translate that vision into neighbourhood-level policy, and Concept Plans address individual sites or smaller development phases.
Secondary Plans guide growth and development for large areas within the city such as neighbourhood development or commercial areas. They also provide direction for major land use decisions and set out infrastructure requirements. Secondary plans are adopted by City Council and approved by the province. Concept Plans provide detailed directions for smaller areas of land such as an infill site or single phase of a larger development.
Knowing which tier applies to your parcel determines which applications you need to file first.
The Core Approval Steps
The table below summarizes the primary stages most land development projects in Regina pass through:
|
Stage |
What Happens |
Who Decides |
|
Secondary / Concept Plan |
Land use framework established |
City Council (+ Province for Secondary Plans) |
|
Zoning Bylaw Amendment |
Permitted uses and site regulations confirmed or changed |
City Council |
|
Subdivision Approval |
Legal parcels created, boundaries registered |
City Development Officer or Council |
|
Development and Building Permits |
Construction authorization issued |
City Administration |
1. Concept Plan or Secondary Plan approval
Concept plans are adopted and approved by City Council. The application process for these plans starts with the Secondary Plan and Concept Plan Application Form.
2. Zoning confirmation or amendment
Zoning determines the possible permitted and discretionary uses of the land parcel, as well as regulations about lot size, coverage, and placement of buildings. If you wish to develop or make an improvement to a parcel and it is not in agreement with the zoning, you can request an amendment to the Zoning Bylaw.
Depending on the application and the municipality, the zoning amendment process can take up to one year. Building that timeline into your project schedule from the start is critical.
City Council passed updates to The Zoning Bylaw, 2019 in 2024 and 2025 to allow for different kinds of housing and mixed commercial land use in neighbourhoods across the City. These changes may reduce the need for amendments on certain infill and mixed-use sites.
3. Subdivision approval
Subdivision applications must be approved by the Development Officer or City Council and may be subject to conditions of approval. Once a Certificate of Approval and executed plan of proposed subdivision is issued by the City, a plan of survey is prepared for registration at the Information Services Corporation of Saskatchewan to create legal parcels of land.
Once the Concept Plan is approved, the developer will engage legal land surveyors and professional engineers to prepare subdivision plans and detailed construction drawings. These drawings need to adhere to all City of Regina development standards and bylaws.
4. Development and building permits
Most permit applications require a site plan with the submission. A site plan identifies buildings and other features in relation to property boundaries. Building permits cannot be issued until the development permit is in place, and construction cannot begin until the permit is issued.
For permit submissions, the Government of Saskatchewan’s Land Planning and Development Application portal allows developers to submit subdivision applications and related documents online, improving accessibility throughout the process.
Public Review and Commission Involvement
Not every application goes straight to an administrative decision. Applications directed to Council will first be considered by the Regina Planning Commission (RPC), who will then provide a recommendation to Council. Both the RPC and Council meetings are open to the public.
Through the review of subdivision applications, the Ministry of Government Relations ensures every new site created is suitable for its intended use. This process takes into consideration public safety, efficient use of infrastructure, and compatibility of adjacent land uses.
Anticipating public notice requirements and potential objections early allows development teams to address concerns before they become formal delays.
Frequently Asked Questions
Do all Regina land development projects require a Concept Plan? Not always. Concept Plans are typically required for new greenfield developments or significant infill sites. Smaller projects on already-zoned land may proceed directly to subdivision and permit applications.
What triggers a Zoning Bylaw amendment? Requests for a re-zoning of property or for developments not in agreement with the Zoning Bylaw must include a submission requesting an amendment to the Zoning Bylaw.
Are there fee waivers available for certain projects? The City is now waiving certain development application fees when an application creates intensification on a site within City Centre, Heritage and North Central.
When can site preparation and civil work begin? Civil construction, grading, and servicing work generally begin after subdivision approval and the execution of a Servicing Agreement, but physical construction on buildings requires a valid building permit.
If you are planning a residential, commercial, or municipal development project in Regina and want a construction partner experienced in site preparation, civil construction, and build-ready land delivery, Synergy Construction Ltd offers services spanning general contracting, civil construction, and land development. Reach out early in your planning process to align site work with each approval milestone.
