The surge in development permit appeals in Calgary has raised significant concerns regarding the impact on housing affordability since the implementation of citywide rezoning. Recent figures from the Subdivision Development and Appeal Board (SDAB) indicate a marked increase in appeals, leading to discussions about how these delays are contributing to rising housing costs. Responses to inquiries from city councilors reveal that, since the rezoning decision in May 2024, there have been 269 development permit applications. Of these, 172 were approved, while 33 were appealed by the end of May 2025. These figures have prompted concerns about the implications for housing supply and affordability in the city.
Councillors Sonya Sharp and Kourtney Penner sought clarification on the rising number of appeals, with Penner expressing the need to ensure that the SDAB can manage the caseload effectively. The appeals mainly involve RC-G “discretionary uses” and H-GO permitted uses, which fall under the newly adopted zoning classifications aimed at diversifying housing options in Calgary. While some appeals may be warranted, others appear to be tactical maneuvers aimed at delaying development for various reasons. This scenario highlights a critical tension between increased housing supply efforts and the procedural complexities that can hinder timely development progress.
The role of the SDAB is pivotal, as it independently reviews development decisions made by the City of Calgary. With reports of increasing delays in the appeal process, there are growing concerns about the financial ramifications for developers. The administration indicated an average waiting period of 68 days from the notice of appeal to the merit hearing, which translates into significant costs for property developers—estimated at around $500 per day. These costs do not solely burden developers; they ultimately get transferred to end-users in the housing market, driving up rental prices and property costs for buyers.
Councillor Sharp, who opposed the citywide rezoning initiative, expressed apprehension regarding the procedural changes that have led to current delays. By removing public hearings from the rezoning process, the city may have inadvertently opened the door to increased appeals, ultimately hindering expedited development timelines. Sharp argues that delays in the permitting process, created by the absence of public engagement upfront, can result in significant setbacks, delaying projects that are vital for addressing housing demand.
In response to these challenges, SDAB Chair Tim Bardsley has acknowledged the spike in development permit appeals, emphasizing the board’s commitment to streamlining appeal processes. Bardsley noted that despite the increased caseloads, the SDAB is ensuring hearings commence within the legally required timeframe of 30 days following a properly filed appeal. Administrative efforts are underway to monitor the situation continuously, while a forthcoming report aims to provide a more comprehensive analysis of trends and contributing factors to the rising number of appeals.
Ultimately, the interplay between development permit appeals and housing affordability emphasizes the need for ongoing adjustments in the city’s planning and development processes. Both policymakers and stakeholders must collaborate to ensure that the housing market can respond effectively to demand without being stifled by procedural hindrances. As Calgary navigates the complexities of urban development, balancing the need for diverse housing options with timely and efficient processes will be crucial for the city’s long-term sustainability and growth.
