MD of Bighorn No. 8 Land Use Bylaw: A Property Buyer's Guide

The Municipal District of Bighorn No. 8 occupies one of Alberta's most distinctive real estate settings: the Bow Valley corridor west of Calgary, flanked by the Rocky Mountains and bordered by Banff National Park. Purchasing property here offers outstanding natural beauty and a rural mountain lifestyle, but the planning environment is more complex than most Alberta counties. Wildlife corridors, escarpment topography, resort and tourism uses, and a tight Bow Valley footprint all shape how land can be used and developed.

The current governing document is Land Use Bylaw No. 09-Z/18, first approved in 2018 and most recently consolidated on September 9, 2025. A comprehensive Land Use Bylaw Review and Update is actively underway in 2025-2026, with Round 3 of public engagement scheduled for March 2026. Buyers should be aware that the bylaw may be updated during this review period.

Always verify current regulations directly with MD of Bighorn Planning Services at 403-673-3611 (or 403-233-7678 Calgary direct line) or planning@mdbighorn.ca before purchasing, as bylaws are amended regularly. Email inquiries are preferred to phone, as planning staff may need time to prepare detailed responses. For current listings, browse MD of Bighorn acreages for sale or all MD of Bighorn county property. For broader rural property guidance, see the rural real estate FAQ and the how to buy an acreage guide.

Overview: How the Land Use Bylaw Works

The MD of Bighorn Land Use Bylaw is the principal planning document used in the day-to-day control of development activities within the municipality. It functions by dividing land into districts and specifying development regulations within each district. It also delineates the procedures for processing and making decisions on development permit applications, and the mechanisms for enforcing land use regulations.

Policies in the Land Use Bylaw are consistent with the general planning policies of the Municipal Development Plan (MDP), which is the primary policy document providing long-term guidelines and policy direction for future growth and development within the municipality. Area Structure Plans and Redevelopment Plans for specific communities provide additional planning direction beyond the MDP and LUB.

Land use district designations can be confirmed through the MD of Bighorn's land use maps, including updated hamlet maps for Dead Man's Flats, Exshaw, Harvie Heights, Lac Des Arcs, and Benchlands (updated 2024), and the complete rural land use map (updated September 2025). Contact Planning Services at planning@mdbighorn.ca to confirm the designation for any specific parcel.

The Bow Valley Setting: What Makes This MD Unique

No other rural municipality in the Calgary region shares the MD of Bighorn's combination of planning constraints and opportunities. Before purchasing any property here, buyers must understand several characteristics that shape what is possible:

• Mountain and foothill terrain: Steep slopes, escarpments, and variable topography impose setback and geotechnical requirements that do not apply in flatter parts of Alberta. Properties near escarpments require professional slope assessment.
• Wildlife corridors: The Bow Valley is a critical wildlife movement corridor. The Land Use Bylaw includes specific provisions around bear attractant vegetation and development near sensitive habitat areas.
• Highway 1A corridor: Access to provincial highways is subject to Alberta Transportation and Economic Corridors approval in addition to county development permit requirements.
• Tourism and resort character: The MD includes resort accommodation, visitor accommodation suites, and other tourism-related land uses not commonly found in agricultural counties.
• Proximity to Banff National Park: Properties near the park boundary are subject to federal environmental review requirements for certain types of development.
• Limited developable land: The Bow Valley's topography severely restricts the amount of developable land, making property in the MD of Bighorn scarcer and more complex to develop than in prairie counties.

Key Land Use Districts

The MD of Bighorn Land Use Bylaw 09-Z/18 includes a range of district designations reflecting the municipality's diverse land base. Key districts include:

• Agriculture Conservation (AC) District: The primary designation for larger rural parcels focused on agricultural and conservation values. Subdivision regulations within this district were updated by Bylaw 05-Z/24 (May 2024). Permitted uses are more restrictive than standard agricultural districts in prairie counties, reflecting the conservation orientation of the Bow Valley.
• Country Residential District: For residential development on rural parcels. Setback requirements and development standards reflect the mountain terrain and the need to protect adjacent natural areas.
• Hamlet Residential Districts: Specific residential designations within each of the five designated hamlets, with regulations tailored to the character and topography of each hamlet. Updated hamlet land use maps were issued in 2024.
• Resort Accommodation District: For resort and lodging developments serving the Bow Valley tourism market. Resort accommodation is defined as buildings or groups of buildings used primarily for temporary lodging of visitors, not for use as a primary residence.
• Commercial Districts: For commercial uses within and adjacent to hamlets and highway corridors.
• Logging Overlay District: A special overlay that applies additional regulations to areas where logging activities may occur or have occurred. Properties within the logging overlay should be specifically identified and reviewed with Planning Services before purchase.
• Direct Control Districts: Site-specific districts for unique developments requiring custom regulatory frameworks established by Council.

Confirm the specific land use district for your target parcel with MD of Bighorn Planning Services at planning@mdbighorn.ca before making any offer.

Unique Provisions in the MD of Bighorn Land Use Bylaw

Several provisions in Bylaw 09-Z/18 are specific to the MD of Bighorn's mountain and Bow Valley context and are not typically found in other Alberta rural municipalities:

Escarpment Setbacks

The bylaw defines an "Escarpment Toe" as the transition line between the escarpment and adjacent land areas where slopes are 15% or less, as determined by a qualified professional. Development near escarpments requires careful site planning and may require geotechnical assessment. Buyers should confirm whether any portion of a target property is near an escarpment and what setback requirements apply before purchasing.

Bear Attractant Vegetation

The bylaw includes a specific definition of "Bear Attractant Vegetation": native or non-native plants that may attract bears, including fruit trees or shrubs, berry patches, buffaloberry, and wolf willow. Development permits may include conditions relating to the management or removal of bear attractant vegetation on the subject property. This reflects the MD's location as an active wildlife corridor and the importance of minimising human-wildlife conflict in the Bow Valley.

Visitor Accommodation Suites

The bylaw permits Visitor Accommodation Suites as a discretionary use in certain districts, subject to specific conditions including fire safety requirements, evacuation plan posting, fire extinguisher installation, and a fire safety inspection prior to commencing operations. Buyers considering properties with existing visitor accommodation suites should confirm that all permits are in place and conditions satisfied before purchasing.

Kennel Regulations (Updated Bylaw 05-Z/24)

Bylaw 05-Z/24 (May 2024) amended the kennel development permit renewal process, changing from a fixed 5-year renewal period to a renewal timeframe at the discretion of the Municipal Planning Commission. Buyers of properties with existing kennel operations should confirm current permit status and renewal terms with Planning Services before purchasing.

Accessory Building Heights

Standard accessory buildings in the MD of Bighorn are limited to a height of 5.5 metres (18 feet). However, where an accessory building contains an approved Studio Suite, the maximum height may be 8.0 metres (26.2 feet), in accordance with applicable bylaw provisions.

Development Permits: What Requires One

A development permit is required for most construction, changes in use, and significant modifications to property in the MD of Bighorn. Development commenced before a permit is issued is illegal under the Land Use Bylaw. No construction or development is permitted on, over, or under any registered right of way.

Items that are exempt from a development permit must still meet all Land Use Bylaw regulations, including setbacks, and may still require a Safety Codes Permit. The development permit process involves:

1. Confirming the land use district for your property and whether your proposed use is permitted or discretionary.
2. Submitting a complete application (including the application form, all supporting information required by the bylaw, signatures, and applicable fees) to Planning Services. Applications can be submitted in person at 2 Heart Mountain Drive, Exshaw; by mail; or by email to planning@mdbighorn.ca.
3. For large drawing sets, contact Planning Services in advance for file submission instructions.
4. For permitted uses: the Development Officer reviews and approves. For discretionary uses: the Municipal Planning Commission makes the decision.
5. Upon receipt of a Notice of Approval, development may not commence until the effective date of the issued permit.
6. Decisions may be appealed within 21 days of the first publicised date of a Notice of Approval or Refusal.

For forms and procedures, visit the MD of Bighorn Planning Services page.

Permitted and Discretionary Uses

• Permitted Uses: The Development Officer can approve a development permit for a permitted use without referral to the Municipal Planning Commission. Note that no appeal lies in respect of the issuance of development permits for permitted uses unless the provisions of the Land Use Bylaw were relaxed, varied, or misinterpreted by the Development Authority.
• Discretionary Uses: The Municipal Planning Commission decides on all discretionary use applications and applications referred by a Development Officer. Approval is not guaranteed, and conditions may be attached. Public notification of adjacent landowners is part of the discretionary use process.

Compliance Assessment and Real Property Reports

A Compliance Assessment in the MD of Bighorn requires an up-to-date Real Property Report (RPR) prepared by a registered Alberta Land Surveyor. The RPR must show the location of all structures relative to property boundaries. Planning Services reviews the RPR against current bylaw requirements and issues a Compliance Assessment confirming whether structures comply.

Buyers should always request a Compliance Assessment as a condition of purchasing any property in the MD of Bighorn. Non-compliance identified during this process must be resolved before a compliant assessment can be issued. Submit Compliance Assessment requests to Planning Services at planning@mdbighorn.ca.

Highway Access and Alberta Transportation Requirements

Many properties in the MD of Bighorn have access via Highway 1A or other provincial highways. Any new highway access or modifications to existing access require a Roadside Development Permit from Alberta Transportation and Economic Corridors, in addition to any county development permits. Buyers planning any development that could affect highway access should confirm requirements with both the MD and Alberta Transportation before purchasing.

The 2025-2026 Land Use Bylaw Review

The MD of Bighorn is actively undertaking a comprehensive review and update of Land Use Bylaw 09-Z/18. This review is intended to address several priorities:

• Creating consistency, fairness, and unity in land use planning across all communities
• Addressing increased demand for well-managed growth and development
• Planning for environmental sustainability in response to climate change
• Modernising regulations and aligning with evolving trends
• Streamlining the approval process and reducing administrative burden
• Ensuring alignment with provincial legislation and current municipal planning documents

Round 3 of public engagement was scheduled for March 2026. Buyers purchasing property in the MD of Bighorn during this active review period should be aware that land use regulations may change as the updated bylaw is adopted. Monitor the MD of Bighorn website for updates and confirm current regulations with Planning Services before making any offer.

The Five Hamlets of the MD of Bighorn

The MD of Bighorn contains five designated hamlets, each with its own land use maps and specific development regulations. Updated hamlet land use maps were issued in 2024:

• Dead Man's Flats: Located along the Trans-Canada Highway east of Canmore. A small commercial and residential hamlet serving the highway travel market and local residents.
• Exshaw: The location of the MD of Bighorn municipal office (2 Heart Mountain Drive). A small hamlet with industrial and residential character, home to a major cement plant.
• Harvie Heights: A residential hamlet situated above the Trans-Canada Highway with mountain views and a strong sense of community character. FireSmart vegetation management work has been ongoing in this hamlet.
• Lac Des Arcs: A small lakeside hamlet east of Canmore along the Bow River. Recreational character with access to the Bow River.
• Benchlands: A residential hamlet in the Bow Valley with its own specific land use designations and development standards.

Hamlet-specific land use maps are available on the MD of Bighorn website or from Planning Services at planning@mdbighorn.ca.

Due Diligence Checklist Before You Make an Offer

Buyers should complete the following checks before making any offer on an MD of Bighorn No. 8 property:

• Confirm the land use district designation for the specific parcel using the applicable land use map
• Verify permitted and discretionary uses for that district under current Bylaw 09-Z/18
• Confirm all applicable setbacks, including escarpment setbacks if the property is near a slope
• Request a Compliance Assessment with a current Real Property Report from Planning Services
• Check for logging overlay, wildlife corridor designations, or other overlay requirements
• Confirm highway access requirements with Alberta Transportation if the property accesses a provincial highway
• Verify the status of any existing visitor accommodation suites, kennel operations, or discretionary uses
• Check proximity to any environmentally sensitive areas or Banff National Park boundary
• Confirm development permit requirements for any planned construction or changes
• Monitor the 2025-2026 LUB Review for any proposed changes affecting your intended use
• Verify well water and septic system condition through independent inspection
• Confirm road access, emergency access requirements, and FireSmart status

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

Frequently Asked Questions: MD of Bighorn No. 8 Land Use Bylaw

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 and the MD of Bighorn LUB is actively under review. Always verify current requirements with the MD of Bighorn at planning@mdbighorn.ca or 403-673-3611 before making any purchase or development decisions. Source: MD of Bighorn Land Use Bylaw No. 09-Z/18 (consolidated September 9, 2025).