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Planning and permits

Continued development and sound planning contribute substantially to the County’s economic viability.

Our Planning and Development department works closely with businesses, developers, residents, Council, and the Economic Development team to move projects forward from concept to completion.


Private businesses (developers) and individual landowners do most of the development within the County. The County may occasionally build infrastructure such as roads, parks and bridges.

Our Development Services workgroup regulates land use and the subdivision of land, and administers development permits.

Development permits

Nearly all forms of building and development requires a permit to ensure that the proposed project complies with the Land Use Bylaw.

Development comes in many forms, such as constructing new buildings or additions, replacing or repairing existing buildings, changing the use of buildings, excavating or stockpiling soil, installing signage on buildings or private land, and starting a home-based business.

To apply for a development permit, complete the applicable development permit application.

Submit your application to Development Services by email, drop it off in person, or mail it to:

Leduc County
Development Services
101-1101 5 Street
Nisku, AB T9E 2X3

If you aren't sure whether your development requires a permit, email Development Services or call 780-979-2113.

The Planning and Development department will determine the completeness of a development permit application within 20 days of the submission, unless this time period is extended through a written agreement between the applicant and the department.   

After the application is deemed complete, a decision will be rendered within 40 days of the date of completion noted within the acknowledgment. 

Off-site levies

Developers in the Nisku Business Park and parts of the East Vistas and Saunders Lake areas are required to pay fees called off-site levies to help cover the infrastructure costs associated with new developments and subdivisions.

The Greater Nisku and Area Off-Site Levy Policies and Procedures outlines exemptions and contributions. Visit our taxes and fees page to learn more about the requirements and costs associated with off-site levies in Leduc County.

Greater Nisku and Area Off-Site Levy Bylaw comprehensive review

In 2024 and 2025, Leduc County, along with an external consultant, will complete a comprehensive review of the Greater Nisku and Area Off-Site Levy Bylaw. This project will be rolled out over the next two years, as follows:

  • Scope establishment, engineering analysis and cost to be completed in 2024.
  • Public participation to take place in 2025. During this stage, public participation opportunities will be listed on this webpage and at

A new bylaw will be in place by the end of 2025.

Interim changes to the bylaw

A comprehensive review of the Greater Nisku and Area Off-Site Levy Bylaw should take place every seven to 10 years to ensure that infrastructure needs are properly identified and the associated cost to construct the needed infrastructure is reasonably accurate.

The current bylaw was approved in 2017. Since it was approved, no updates - including changes to fees - have been completed, which means Leduc County is not recovering the costs required for infrastructure when you consider the inflation rate from 2017 to 2024.

In spring 2024, Leduc County is proposing an interim adjustment to the bylaw, which will include the following updates:

  1. An inflation factor will be applied to the fees identified in the 2017 bylaw.
  2. The font and format of the bylaw will be updated.

For the 2024 bylaw amendment, Leduc County will use Statistics Canada's Building Construction Price Index (BCPI) as the inflation factor.

The BCPI measures change over time in contractors' prices to construct a range of new commercial, institutional, industrial and residential buildings. The contractor's price reflects the value of all materials, labour, equipment, overhead and profit to construct a new building. It excludes value added taxes and any costs for land, land assembly, building design, land development and real estate fees.

The BCPI is of use to government agencies undertaking economic analyses and other users that are interested in evaluating the impact of price changes on capital expenditures. 

Recommended index BCPI from 2017 to 2023

The below BCPI index starts in the year 2017 (baseline is 100) and the table demonstrates that in Q4 2023, the index for Edmonton is 135.3 for non-residential buildings. This indicates that what cost $1.00 in 2017 is now $1.35 at the end of 2023.

Type of building: non-residential buildings

Source: Statistics Canada

Geography Q1 2023 Q2 2023 Q3 2023 Q4 2023
St. John's, Newfoundland and Labrador 121.8 123.4 124.1 125.2
Halifax, Nova Scotia 131.5 134.1 134.5 135.4
Moncton, New Brunswick 135.6 141.0 143.5 144.8
Montreal, Quebec 144.6 146.3 146.9 147.6

Ottawa-Gatineau, Ontario part, Ontario/Quebec

151.0 154.9 158.1 159.6
Toronto, Ontario 150.6 152.3 155.3 156.2
Winnipeg, Manitoba 125.8 127.7 127.9 129.2
Saskatoon, Saskatchewan 120.5 122.4 124.6 125.8
Calgary, Alberta 122.1 123.9 125.0 125.7
Edmonton, Alberta 132.0 133.0 134.4 135.3
Vancouver, British Columbia 132.6 136.2 138.0 139.3


Based on the information provided by Statistics Canada for the BCPI for Edmonton, there is a 35.3 per cent increase to the index from 2017 to the end of 2023.

  • An increase of 35 per cent is too significant to apply to the off-site levy fees in one year, so administration is recommending that a 12 per cent increase be applied to the fees for 2024 (one third of the 35.3 per cent increase or a 1.7 per cent increase per year from 2017 to 2024).
  • The fees would acknowledge in part the realities of the inflationary increases to the cost of construction over the last seven years. The new fees would be as follows: 

2024 bylaw amendment: proposed fees

Off-site levy type Basin 2017 rate per hectare Applied factor of 12 per cent Difference per hectare in dollars
Roads Greater Nisku basin $88,367 $98,971 $10,604
Water Greater Nisku basin $20,600 $23,072 $2,472
Water North Vistas basin $2,175 $2,436 $261
Sanitary sewer East Vistas basin $9,676 $10,837 $1,161
Sanitary sewer Saunders Lake basin $8,894 $9,961 $1,067

If off-site levies have already been fully paid on your property:

  • These bylaw amendments will have no impact as off-site levies can only be collected once per property.

If off-site levies have not yet been paid on your property:

  • Outstanding levies due to development or subdivision can be paid at the 2017 bylaw rate until the third reading of the new bylaw is complete, which is scheduled to take place on May 28, 2024.
  • Outstanding amounts that remain after the third reading of the amended bylaw will be adjusted using the new rates.
  • Off-site levies triggered by development permits or subdivision applications that are approved after the third reading of the new bylaw will be calculated using the new rates.

Section 648.1(1) of the Municipal Government Act (MGA) states the following:

Appeal of off-site levy

Any person may, subject to an in accordance with the regulations, appeal any of the provisions of an off-site levy bylaw relating to an off-site levy for a purpose referred to in section 648 (2) or (2.1) to the Land and Property Rights Tribunal on any of the following grounds:

a. that the purpose for which the off-site levy is to be imposed is unlikely to benefit future occupants of the land who may be subject to the off-site levy to the extent required by the regulations;

b. that the principles and criteria referred to in regulations made under section 694(4)(b) that must be applied by a municipality when passing the off-site levy bylaw have not been complied with;

c. that the determination of the benefitting area was not determined in accordance with regulations made under 694(4)(c);

d. that the off-site levy or any portion of it is not for the payment of the capital costs of the purposes set out in section 648(2) or (2.1), as applicable;

e. that the calculation of the off-site levy is inconsistent with regulations made under section 694(4) or is incorrect;

f. that an off-site levy for the same purpose has already been imposed and collected with respect to the proposed development or subdivision.

For more information on the comprehensive review or interim changes to the Greater Nisku and Area Off-Site Levy Bylaw, please contact Renee Klimosko, General Manager - Financial and Corporate Services, at 780-979-6191 or

Subdividing land

If you want to divide a parcel of land into smaller lots, you need to get approval from Leduc County. After the subdivision is approved, it can be registered and separate land titles will be issued by the Alberta Land Titles Office

Learn more about the subdivision process.

Safety codes permits

Construction or safety codes permits are issued under the authority of the Safety Codes Act. Through the issuance of safety codes permits, Leduc County supports economic viability by making the municipality a safe and desirable place to live and work.

Before you begin work on a building, electrical, plumbing or gas project or private sewage installation, you will require a safety codes permit. Timelines for issuing safety codes permits vary; for more information specific to your project, contact our Safety Codes team by email or at 780-979-2113.

Refer to Leduc County's Fees and Charges bylaw for a complete list of safety codes permit fees.

Nisku Business Park burn permits

Business representatives who wish to have an open fire in the Nisku Business Park must have a fire permit. Permits are required year-round in Nisku, and you can apply for a fire permit online. Note: online fire permits are only available in Nisku Business Park.

Planning policies

The Planning and Development department produces a variety of plans, reports and studies that guide our development and land use planning decisions.

We follow federal and provincial legislation and consider environmental and historical impacts as well as approved municipal policies for all planning and development decisions.

Municipal Standards

Leduc County's Municipal Standards (MS) are intended to assist Leduc County, developers and their representatives, and contractors in the design, preparation and submission of plans and specifications for construction of municipal improvements and infrastructure that will meet the servicing requirements for commercial, industrial, and residential subdivision and development within Leduc County.


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