Thetis: Conflicting Tenure and Zoning Decisions

The Province issued a Preedy Harbour aquaculture tenure after the local committee rejected rezoning. The local zoning requirement remained: the Trust notified the operator and began enforcement. This is a coordination failure, not proof that the Province cancelled the zoning.

Thetis Island documents conflicting decisions under separate tenure and zoning regimes. Provincial tenure did not itself remove the need to comply with local zoning.^[2][3]

A single operator's aquaculture rezoning bid at Preedy Harbour consumed years of Thetis Island Local Trust Committee process — a "very similar application" made in April 2020 and denied, a renewed application (TH-RZ-2022.1) reviewed at a February 28, 2023 public meeting, a virtual Community Information Meeting with roughly 30 attendees, and a unanimous LTC resolution on November 7, 2023 to proceed no further — before the file even reached the Minister of Forests.^[1] The committee's stated reasons were categorical: "Inconsistent with the Thetis Island Official Community Plan No. 88; Inconsistent with the Islands Trust Policy Statement; Incompatible with adjacent land and recreational uses; and Potential risk to sensitive ecosystems."^[1]

Despite the LTC twice rejecting the same operator's rezoning bid (April 2020, and unanimously in November 2023) and formally asking the Minister of Forests to deny the tenure,^[1] the Province of BC approved a Licence of Occupation for an 18.8-hectare industrial shellfish aquaculture site near Preedy Harbour by April 2025 — leaving the LTC to respond by notifying the operator that rezoning is still required, initiating bylaw enforcement, and asking the Islands Trust Executive Committee to raise the issue with the Ministry of Housing and Municipal Affairs.^[2][3]

To be fair to the record: the tenure was a Crown-land decision under provincial jurisdiction, not Trust misconduct, and the local committee kept fighting after the licence issued.^[2] But that is the indictment of the *system*, not a defence of it. The Province issued tenure despite local opposition, while the LTC retained its zoning and enforcement role. The official response expressly says rezoning was still required. The criticism supported here is poor coordination between separate decision-makers, not that the Province overrode the zoning.^[2][3]

Enforcement tells a similar story about pace. A single bylaw-enforcement file over an unpermitted salvage operation on Thetis took the Islands Trust roughly five years and a BC Supreme Court order to resolve, and the Trust ultimately had to carry out and fund the cleanup itself — it is now seeking to recover the cost.^[4][5] As CHEK News reported from the Trust's own court materials in 2024: "despite enforcement efforts, the site remains a safety hazard, with the risk amplified by a fire that occurred on the property in April 2023."^[4]

The costs of this machinery keep rising. During Islands Trust budget deliberations in December 2025, proposed tax increases for Local Trust Area households reached 13.8% before Trust Council advanced an 11.8% draft on December 4, with final approval set for March; staff attributed roughly 5.5 points of the increase to the loss of substantial revenue sources.^[6] Thetis trustee Peter Luckham told the meeting: "We all knew the bomb was in the attic; there's no fat on the bones left over from previous years."^[6] — offered, in fairness, as evidence the organization is already lean rather than profligate.^[6]

And what has a half-century of preserve-and-protect zoning produced on the ground? The Trust's own 2021-census-based housing profile for Thetis Island shows fewer than half of private dwellings (224 of 460, 49%) are occupied full-time, and among the island's 225 full-time households only 20 — 10%, per the profile's own figure — rent, versus 180 that own: a near-absence of rental housing^[7] in a region whose governing body has itself declared "a housing equity and workforce shortage crisis exists on many of the islands within the Islands Trust Area."^[8] In the Thetis Local Trust Area's associated islands, the Land Use Bylaw (No. 94, 2014, consolidated 2024) caps residential density at one dwelling per lot in its R1, R2 and R5 zones — "The maximum density in the R2 zone is 1 dwelling per lot" — with minimum lot areas of 1 hectare, minimum average subdivision lot areas of 4 hectares, and an outright subdivision prohibition in the Ruxton R1 zone.^[9] Low-density zoning is, of course, what the Islands Trust Act directs the Trust to weigh — which is exactly the point: the statute's single purpose leaves an island where working people cannot rent a home, and a local committee whose zoning decisions do not settle the separate provincial tenure question. The tenure does not itself cancel local zoning.^[3]