Clearwater County Land Use Bylaw: A Property Buyer's Guide

Clearwater County Land Use Bylaw guide for property buyers in Alberta
Understanding Clearwater County land use regulations before you buy

When purchasing property in Clearwater County, Alberta, understanding the land use regulations that apply to your specific parcel is essential before making an offer. The current governing document is Clearwater County Land Use Bylaw No. 25/050, adopted by Council on September 9, 2025. This new bylaw replaced the previous Land Use Bylaw 714/01, which had been in effect since 2001, and also rescinded LUB 450 for the Village of Caroline. The new bylaw was the result of an approximately 24-month community rewrite process designed to modernize outdated language, improve clarity and consistency, and provide greater flexibility for landowners and developers.

Always verify current regulations directly with Clearwater County Planning and Development at 403-845-4444 or planning@clearwatercounty.ca before purchasing, as bylaws are amended regularly. For current listings in the area, browse Clearwater County acreages for sale or all Clearwater County real estate listings.

What Changed with Bylaw No. 25/050

The new Land Use Bylaw No. 25/050 introduced several significant improvements over the previous 2001 bylaw. Key changes relevant to buyers and developers include:

  • Secondary suites added as permitted use in many districts: One of the most impactful changes for residential buyers. Secondary suites are now permitted in a broader range of land use districts than was previously the case.
  • More developments not requiring a permit: The new bylaw added additional detail in each district about developments that can proceed without a development permit, reducing administrative burden for straightforward projects.
  • More permitted or approvable uses: Many uses that were previously discretionary have been moved to permitted status, making the approval process faster and more predictable for these uses.
  • Consolidated land use districts: Several old districts were merged or renamed. If you are familiar with the old bylaw's district designations, confirm how they map to the new bylaw's districts with Clearwater County Planning.
  • Village of Caroline merged: LUB 450 for the Village of Caroline was rescinded and its lands brought under the new Clearwater County Land Use Bylaw No. 25/050.
  • Updated fee schedule: A new Fee and Refund Schedule for Planning and Development was adopted by Council on March 11, 2025, replacing the previous schedule from 2014.

Overview: How the Land Use Bylaw Works

Clearwater County's Land Use Bylaw outlines the rules for the development and use of land and buildings within the county for each land use district. Every parcel in the county has a designated land use district, and what you can build or operate on that parcel depends entirely on its designation. The bylaw also identifies the process and authority for land use redesignations, subdivision, and development permit applications.

Planning and development in Clearwater County is governed by a hierarchy of statutory documents. The Municipal Development Plan provides the overarching framework for how the county will grow. The Land Use Bylaw implements the MDP at the parcel level. Intermunicipal Development Plans coordinate planning with adjacent municipalities, most significantly with the Town of Rocky Mountain House. Area Structure Plans provide additional planning direction for specific communities within the county.

Planning staff are available to advise on permits, zoning, property lines, future development plans, access issues, and various land use regulations. Contact them at 403-845-4444 or planning@clearwatercounty.ca, or visit the county office for in-person assistance.

Key Land Use Districts in Clearwater County

Clearwater County's Land Use Bylaw No. 25/050 includes the following key district types. Note that several old districts were consolidated or renamed under the new bylaw:

  • Agricultural (A) District: The primary district for farming, ranching, and agricultural operations. The majority of rural land in Clearwater County falls within this designation. Permitted uses include farm residences and agricultural buildings. Non-agricultural uses typically require discretionary approval or a formal redesignation.
  • Country Residential (CR) District: For residential development on larger rural parcels, suited to buyers seeking a rural home without active agricultural operations. Secondary suites are now a permitted use in this district under Bylaw No. 25/050.
  • Hamlet Residential (HR) District: For residential development within Clearwater County's hamlets and smaller communities. Secondary suites are now permitted in many hamlet residential designations under the new bylaw.
  • Commercial (C) District: For commercial businesses, retail, and service uses, typically within or adjacent to Rocky Mountain House and the county's hamlets.
  • Industrial (I) District: For industrial activities including manufacturing, warehousing, and resource-related operations. Generally not suitable for residential use.
  • Direct Control Districts (DC): Site-specific districts created for unique developments that do not fit standard categories. Each DC district has its own specific regulations set by Council.

Confirm the specific land use district for any parcel you are considering by contacting Clearwater County Planning and Development at 403-845-4444. The county's land use district maps can assist in identifying designations for specific parcels.

Permitted and Discretionary Uses

Within each land use district, uses are classified as either permitted or discretionary:

  • Permitted Uses: Allowed as of right if the proposed development conforms to all applicable provisions of the Land Use Bylaw, such as setback requirements. A development permit is still required before construction begins, but approval is not subject to discretion if standards are met.
  • Discretionary Uses: Require review and approval from the County's decision-making authority. Approval is not guaranteed and conditions may be attached. Examples include home-based businesses and certain commercial uses in residential or agricultural zones.

The new Bylaw No. 25/050 moved several previously discretionary uses to permitted status. What was true under the old 2001 bylaw may no longer apply. Confirm the current classification of any specific use with Clearwater County Planning before purchasing.

Secondary Suites: A Key Change in Bylaw No. 25/050

One of the most significant improvements in the new Land Use Bylaw is the addition of secondary suites as a permitted use in many land use districts across the county. Under the previous 2001 bylaw, secondary suites were more restricted. Buyers considering a property where a secondary suite is present or planned should:

  • Confirm whether the secondary suite is listed as a permitted use in the specific land use district of the parcel
  • Verify that any existing secondary suite has a valid development permit
  • Confirm the size and configuration requirements for secondary suites in the applicable district

Contact Clearwater County Planning and Development at 403-845-4444 to confirm the secondary suite rules for any specific parcel.

Development Permits: What Requires One

A Development Permit is a written approval from Clearwater County confirming that a proposed project complies with the Land Use Bylaw. Most construction, additions, changes in use, and significant alterations require a development permit. Development undertaken before a permit is in place is illegal under the Land Use Bylaw.

The new Bylaw No. 25/050 expanded the list of developments that do not require a permit within each district. However, most new construction and significant changes still require approval. The development permit application process involves:

  1. Identifying the land use district for your property and confirming your proposed use is permitted or discretionary.
  2. Contacting Clearwater County Planning and Development (403-845-4444 or planning@clearwatercounty.ca) for pre-application guidance if you are uncertain about requirements.
  3. Preparing required documentation including site plans, building designs, and any applicable assessments.
  4. Submitting a complete application with the applicable fees under the March 2025 fee schedule.
  5. Awaiting review and approval before commencing any construction or development.

Application forms and detailed requirements are available from Clearwater County Planning and Development or on the Clearwater County Planning and Development page.

Setbacks and Development Standards

Setback requirements define the minimum distance that structures must be placed from property lines, roads, and other features. Typical setbacks for residential properties in Clearwater County include:

  • Residential buildings: 7.6 metres (25 feet) from the front and rear yard; 3 metres (10 feet) from the side yard.
  • Accessory buildings: Reduced setbacks of typically 1.5 metres (5 feet) from side and rear property lines, depending on the land use district.
  • Highway and road setbacks: Properties adjacent to provincial highways or county roads may be subject to larger setbacks. Confirm with the county before planning any construction near a highway.

Always verify the specific setback requirements for your parcel's land use district with Clearwater County Planning and Development before purchasing or planning any construction. The new Bylaw No. 25/050 may have changed setback standards from the previous bylaw.

Real Property Report Compliance

Clearwater County enforces the Land Use Bylaw through Development Officers who endorse Real Property Reports for compliance. A Real Property Report (RPR) is a legal survey document prepared by an Alberta Land Surveyor showing the location of all structures on a property relative to the property boundaries.

Buyers should request a current Real Property Report with county compliance endorsement as part of their purchase due diligence. If structures on a property do not comply with the Land Use Bylaw, the Development Officer may decline to endorse the RPR, and the property owner must take corrective action before a compliant endorsement can be issued. Enforcement actions available to the county include written warnings, Stop Orders, and fines.

Non-Conforming Uses

Non-conforming uses are properties or activities that were legally established under the previous Land Use Bylaw 714/01 but may not comply with the new Bylaw No. 25/050. Given the comprehensive scope of the September 2025 rewrite, buyers should pay particular attention to whether any existing use on a target property may now be non-conforming under the new rules. Non-conforming uses may continue but are restricted: they cannot be expanded or substantially altered without compliance with the updated bylaw. Confirm the status of any potentially non-conforming use with Clearwater County Planning before purchasing.

Overlay Districts and Environmental Considerations

Some areas in Clearwater County are subject to overlay districts that impose additional regulations on top of the base land use district rules, typically to protect natural resources, manage flood hazards, or address other specific environmental concerns. Clearwater County encompasses 18,691 square kilometres of Alberta landscape, including the David Thompson Corridor and Rocky Mountain House area, with significant watercourses and natural features that may trigger overlay requirements.

If your target property is near a river, creek, wetland, or other sensitive feature, confirm overlay district status with Clearwater County Planning before purchasing. Additional approvals or assessments may be required before development can proceed in or adjacent to these areas. Contact Alberta Environment at 1-800-222-6514 for environmental concerns related to specific properties.

Rocky Mountain House and the Town-County Relationship

The Town of Rocky Mountain House is the primary urban centre in the Clearwater County area. The town and county cooperate extensively on economic development, tourism, recreation, and the delivery of municipal services. They share an Intermunicipal Development Plan (IDP) that coordinates land use planning decisions in areas near their shared boundary.

Buyers considering properties near Rocky Mountain House should be aware that the IDP affects planning in the fringe areas between the town and county boundaries. Confirm any IDP implications for a specific parcel with Clearwater County Planning before purchasing.

Due Diligence Checklist Before You Make an Offer

Buyers should complete the following checks before making any offer on a Clearwater County property:

  • Confirm the land use district designation for the specific parcel under the new Bylaw No. 25/050
  • Review permitted and discretionary uses for that district, noting changes from the old bylaw
  • Verify setback requirements under the new bylaw for all existing structures
  • Request a Real Property Report with Clearwater County compliance endorsement
  • Confirm secondary suite status if one is present or planned
  • Check for overlay districts, flood zones, or environmental designations
  • Confirm development permit requirements for any planned construction or changes
  • Verify well water and septic system condition through independent inspection
  • Confirm road access and whether the property is on a maintained county road
  • Review any applicable Intermunicipal Development Plan if near Rocky Mountain House

See also the rural real estate FAQ, the septic and well inspection checklist, the well water guide for Alberta acreage buyers, and the how to buy an acreage guide.

Clearwater County Property Search

Browse current listings across Clearwater County and surrounding central Alberta:

Frequently Asked Questions: Clearwater County Land Use Bylaw

What is the current Land Use Bylaw for Clearwater County?

The current bylaw is No. 25/050, adopted September 9, 2025. It replaced LUB 714/01 (2001) and LUB 450 for the Village of Caroline. Always verify the current version with Clearwater County Planning at 403-845-4444 before making any development decisions.

What are the main land use districts?

Agricultural (A), Country Residential (CR), Hamlet Residential (HR), Commercial (C), Industrial (I), and Direct Control districts. Several old districts were consolidated under the new bylaw. Confirm your parcel's current designation with the county.

Are secondary suites now permitted in Clearwater County?

Yes. Bylaw No. 25/050 added secondary suites as a permitted use in many districts, a significant change from the previous bylaw. Confirm whether secondary suites are permitted in your specific parcel's district with Clearwater County Planning at 403-845-4444.

Do I need a development permit for all construction?

Most construction and changes in use require a permit. The new bylaw expanded the list of developments not requiring a permit within each district, but most new construction still requires approval. Confirm requirements with Clearwater County Planning at 403-845-4444 or planning@clearwatercounty.ca before starting any work.

How does Clearwater County enforce the Land Use Bylaw?

Development Officers endorse Real Property Reports for compliance. Enforcement actions include informational letters, written warnings, Stop Orders, and fines. A Stop Order may be issued to property owners or occupants for any contravention of the Land Use Bylaw.

Where can I find a Clearwater County real estate agent?

Contact Diane Richardson at 403-397-3706 for guidance on buying property in Clearwater County. She has over 15 years of experience with rural acreage and farm purchases across Alberta.

Diane Richardson, Clearwater County and central Alberta real estate agent

About Diane Richardson

Diane Richardson is a licensed real estate agent with CIR Realty and has been helping buyers and sellers across rural Alberta for over 15 years. She brings practical knowledge of land use bylaws, rural due diligence, and the buying process to every transaction. Contact Diane at 403-397-3706 or diane@mypadcalgary.com. Read client reviews on the testimonials page.

Last updated: March 2026. Land use regulations change. Always verify current requirements directly with Clearwater County before making any purchase or development decisions. Source: Clearwater County Land Use Bylaw No. 25/050 (adopted September 9, 2025).

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