Agri-tourism, Accommodations, & Airbnb on Farmland
Drafted: June, 2018
Updated: January, 2023
Updated: November, 2024
Introduction:
Agri-tourism and secondarily, accommodations for tourists and agri-tourism can play a positive role in supporting farm viability, fostering public engagement with agriculture, and can enrich a community culturally and financially.
However, farmland in BC within the ALR is regulated and protected, keeping land price and property taxes low, which also makes farmland appealing and vulnerable to exploitation by those looking to build and operate much more lucrative endeavours. This risk has been exacerbated by the ease of social media promotion, record high land prices. and short-term rental crackdowns, revealing a loophole in labelling STR’s on farmland “agri-tourism” to appear to meet ALR larger allowances for accommodations.
Retreat centres, luxury airbnbs, and event venues can net a year’s farming income in just a few weeks or months, making the work involved in proposals, marketing, and “workarounds” to the regulations well worth the investment.
Building tourist accommodations on protected farmland and ALR land is not an option for addressing STR restrictions elsewhere. We examine the impacts of and best practices for tourist activities and accommodations on protected ALR land, recognizing farmland as a finite resource essential to the well-being and future of our communities, food systems, environmental health, and local economies.
Our position statement can be found at the end of this page.
1. Definitions
“ALR” refers to the Agricultural Land Reserve – farmland that is protected from development and subdivision for the purposes of food production and food security, and represents 5% of BC’s land area.
“ALC” refers to the Agricultural Land Commission, an independent administrative tribunal in BC, responsible for overseeing the Agricultural Land Reserve (ALR).
“ALR Regulations” refer to the Agricultural Land Reserve Use Regulations created by the ALC to guide the use and protection of the ALR.
“STR” refers to short-term rentals of homes, condos, tents, RVs, and other structures, such as bed and breakfasts, airbnb, VRBO
2. Guiding Documents & Resources
3. Understanding the Difference
It’s important to note the distinction between ALR-regulated “Tourist Accommodations”, “Agri-tourism”, “Agri-tourism Accommodations”, and what most people call “Short-Term Rentals” or airbnbs. They are not interchangeable when considering regulations.
Events, Gatherings, and Accommodations on ALR land are regulated provincially. See ALR Regulations.
“Tourist Accommodations”
are permitted, only in the primary residence, using up to 4 bedrooms. If permitted in local zoning and bylaws, tourist accommodations may operate year-round.
* may be further regulated in local bylaws
Events/Gatherings
are considered “Non-Farm Use’, Up to 10 events/gatherings are permitted per year, for up to 150 guests, for no more than 24 hours each (weddings, music shows, etc.)
* may not be regulated or restricted in local bylaws
Agri-tourism IS:
defined in the ALR Regulations, and are on-farm, agricultural activities open to the public whether a fee is charged or not. Examples include pumpkin patches; agricultural heritage exhibits; cart, sleigh and tractor rides; cattle drives; petting zoos; harvest festivals; and corn mazes.
* a right of ALR land holders and may not be restricted by local governments.
Agri-tourism is NOT:
- Airbnbs or any other short-term rental on ALR land
- retreats: yoga (not even goat yoga), wellness, corporate/business, fitness/health, spiritual, or meditation
- recreational or relaxation: “glamping”, sauna, spa, massage
- any non-agricultural event (i.e. weddings, music, film, cultural events)
- farm product sales (retail outlet, farm stand, or otherwise)
This is not to say these activities or events may not occur on ALR land – simply that they are not “agri-tourism” by definition, and therefore, not relevant to nor eligible for agri-tourism accommodations.
Room for interpretation and/or misuse of the regulation: the definition of “tours” and “educational activities” are highly subjective. Local governments and food systems advocates should be mindful of both the value of tours and on-farm education, and the risk of abuse of these terms to exploit the regulations for other purposes.
Agri-tourism Accommodations ARE:
defined in the ALR Regulations, and are accommodations provided in support of, secondary, and relevant to the agri-tourism activity. That is, sleeping units that are necessary for and accommodate guests who are participating in on-farm agri-tourism events/activities. This may be tents, trailers, or bunk rooms for guests of a weekend wool-spinning workshop, for example.
* not a right of ALR land holders, and may be restricted by local governments.
Agri-tourism Accomm’s are NOT:
- An airbnb or short-term rental on ALR land, that may be booked by guests that are not affiliated with an agri-tourism event or activity. Accommodation on farmland is NOT agri-tourism in and of itself.
- Accommodations with marketable “farmy” perks (i.e. fresh eggs, proximity to animal pens, a bowl to pick berries, grain to feed ducks, dogs and cats to pet)
- Accommodations provided as part of any non-agricultural activities (concerts, weddings, spas, etc.)
Agri-tourism acccommodations may NOT exist or operate without active agri-tourism. This is regulated by the BC Land Commission, and may not be overridden by local governments.
Room for interpretation and/or misuse of the regulation: Where accommodations have been permitted for planned agri-tourism activities, once built, land owners may be tempted to operate the accommodations year-round or not connected to agri-tourism activities. Temporary units such as tents, trailers, or vehicles can be easily removed seasonally, or when agri-tourism event/activity is not occurring, providing minimal long-term impact on farmland.
4. Considerations
- Primary Activity must be Agriculture: Agriculture must remain the primary activity on ALR land. Agri-tourism may occur, but must be secondary to, incidental to and compatible with agricultural production. Agri-tourism accommodations may also exist, but only ancillary to agri-tourism. Income from agri-tourism and accommodations that exceeds the income from agriculture would indicate that the primary activity on ALR Land is not agriculture.
– - Supplemental Incomes: Most farmers require supplemental incomes outside of farming; 85% of Sunshine Coast farmers reported relying on some form of “off-farm income”. Income from on-farm accommodations can provide critical secondary income to support the viability of farming altogether.
– - Average farm size in BC: 355 acres vs. the Sunshine Coast: 5-10 acres
ALR Regulations are written for the “average” farm which, on the Sunshine Coast, is significantly smaller than the rest of the province. Due in part to regional differences like size, ALR regulations allow accommodations to be more strictly regulated by local bylaws. For perspective, provincial regulations that permit up to ten sleeping units could equate to 350 – 700 units here, on the same 355 acre footprint of just one “average BC farm”. This is a good example of the importance of local land regulations, and what “setting precedent” can mean in smaller regions where exceptions are given.
– - Risks to Coast Farmland & Food Security: The Province of BC grows almost 50% of what we eat, vs. less than 2% on the Sunshine Coast due in part to limited availability of arable land, leaving more than 98% of the food we eat to be shipped here by barge and ferry. Local production is of excellent quality and is highly sought after. Fertile land of unique agricultural value exists around Henry/Reed/Russel in Area E/Gibsons; Tyson Road in Wilson Creek; and Mason road/upper West Sechelt. The limited supply of farmland, and high production on small lots makes protection of farmland locally of particular importance.
– - Food Charter: The District of Sechelt and Town of Gibsons adopted the Sunshine Coast Food Charter in 2020, which vows to support a healthy, local food system. Land use bylaws, policy, and discussion about amendments should consider this Charter.
– - Suppressed Land Value: ALR land has suppressed/lower land values due to regulations restricting development and subdivision intended to protect arable land and incentivize food production. Local land use policies must be protective and restrictive enough so as not to entice investors or developers intending to purchase farmland at lower values, seek zoning amendments, and then use farmland to build facilities and accommodations that increase land values in a way that renders farmland inaccessible or unaffordable for agriculture in the future – potentially permanently.
– - Farm Status: Most Sunshine Coast farms only need a gross farm income of $2,500 to obtain/maintain farm status with BC Assessment (farms between 2-10 acres). This amount has not been adjusted with inflation, nor changed since the 1990’s. Today, farm status can be met with just 12 chickens laying one carton of eggs a day for most of the year, or a veggie market garden selling $150/week from June to September. Farm status provides significantly lower property tax rates, PST exemptions, access to government funding, and exemptions during water restrictions.
– - 5% Rule: The total developed area for structures, landscaping and access for the accommodation must be less than 5% of the parcel. This includes driveways, decks, landscaping, outdoor amenities for guests such as outdoor kitchens, gazebos, etc. Refer to the ALC’s Information Bulletin 06 for more information, including restrictions on fill (i.e. gravel).
– - Human Waste: Agri-tourism and agri-tourism accommodations, particularly in larger numbers, bring human waste, and local governments should ensure bylaws, plans, and regulations to protect significant impact on soil, groundwater, nearby surface water/creeks, and inevitably, human health.
Position Statement
Jan 12, 2023
updated Nov 10, 2024
Based on the above definitions, guiding documents, and considerations:
We support the allowance of one Tourist Accommodation per parcel on Agricultural land, outside of the primary residence, that may be rented year-round, as long as it does not convert a home or second dwelling on the parcel into tourist accommodations. We recognize that this position is not in compliance with and would require a change to current ALR Regulations, and may also not be in compliance with and may require a change to local zoning bylaws and/or STR regulations.
We support local zoning bylaws that allow up to two (2) Agri-tourism accommodations/units on parcels over 1 hectare, if all other ALR Regulations are met. We recognize this may also not be in compliance with and may require a change to current local zoning bylaws and/or STR regulations.
We oppose changing the zoning and/or bylaws in a way that would allow any more than two (2) Agri-tourism units, and one (1) Tourist accommodation unit, and we oppose any exceptions or requests for zoning amendments parcel-by-parcel. Rezoning parcels one by one provides far more complications long term than updating a zoning bylaw that applies to all parcels. There are no exceptional farms that warrant subjective exceptions to good bylaws.
