SSMUH Opportunities in Brentwood Bay

What SSMUH Allows in Brentwood Bay

Central Saanich has adopted SSMUH bylaws under Bill 44. For properties within the urban containment boundary, which includes the Brentwood Bay village and its residential perimeter:

• Lots of 280 sq m or more: up to 4 units without rezoning
• Lots under 280 sq m: up to 3 units (primary dwelling plus secondary suite and garden suite)
• Standard building permit process; no public hearing required for SSMUH-compliant projects
• Garden suites (backyard cottages) permitted on qualifying lots under the provincial framework

Properties outside the urban containment boundary, including rural and agricultural parcels, are generally not covered by SSMUH. If a property you are considering is on a larger rural lot in Central Saanich, confirm its status with the municipality before making development assumptions.

The Brentwood Bay Income Angle

Brentwood Bay has a specific income dynamic that does not exist in most other Peninsula communities: the Butchart Gardens tourism corridor. Over one million visitors annually pass through Brentwood Bay, creating persistent short-term rental demand from visitors who want proximity to the gardens without paying hotel rates in Victoria.

For buyers building a garden suite or secondary suite, this tourism demand creates a second income scenario that runs parallel to the standard long-term rental market. Central Saanich's short-term rental bylaws currently require principal residence registration for operating an STR, so the income model works best for owner-occupied properties where the suite is rented separately, not for absentee investors.

• Peak short-term rental demand: May through September, driven by Butchart Gardens and Gulf Islands ferry access
• Off-peak: strong long-term rental demand from Peninsula healthcare workers, service sector employees, and retirees
• Marina-adjacent properties: additional demand from boaters and Gulf Islands visitors using the Brentwood Bay ferry

Where the Development Case Is Strongest

• Village-adjacent residential streets (Verdier Ave, Marchant Rd, Stelly's Cross Rd perimeter): within walking distance of the marina and Butchart Gardens, on municipal water and sewer, with lot sizes that typically qualify for the 4-unit SSMUH threshold
• Mid-century cottages and ranchers on 600 to 900 sq m lots: the most common infill target; existing structures are often at or below replacement value, making demo-and-rebuild or addition scenarios viable
• Properties with rear lane or garden suite potential: detached garden suites in Brentwood Bay attract both long-term tenants from the Peninsula and short-term visitors during peak tourism season

What to Watch For

• ALR proximity: some larger Brentwood Bay parcels on the village perimeter abut ALR land; confirm the ALR boundary for any property before assuming subdivision or multi-unit development
• Central Saanich STR bylaws: principal residence requirement for short-term rentals; confirm current bylaw status with Central Saanich before structuring an income plan around STR revenue
• Limited infill land: Brentwood Bay is a small, defined village; the number of lots with practical development potential is limited relative to Langford or Saanich East, which can affect resale liquidity for development properties
• Waterfront overlay constraints: properties with Tod Inlet or Saanich Inlet frontage face additional setback and height restrictions under the Riparian Areas Regulation and Central Saanich's shoreline policies
• Permit processing timelines: Central Saanich has limited planning staff; allow 12 to 20 weeks for permit processing on straightforward SSMUH applications

Brentwood Bay's tourism income angle works best when the financing is structured to account for seasonal STR revenue alongside standard rental income. A mortgage broker who understands Peninsula properties can help you structure the purchase so the development scenario is financed correctly from day one.