Winnipeg Home Addition Site Plan for Permit

Example of a Winnipeg home addition site plan showing the existing house, proposed addition, property boundaries, setback dimensions, accessory structures, and a sample lot-coverage summary.

Adding a bedroom, family room, kitchen extension, mudroom, attached garage, or other living space can improve how a home functions. Before construction begins, however, the City of Winnipeg must be able to confirm that the addition fits on the property and complies with applicable zoning and building requirements.

A clear Winnipeg home addition site plan for permit shows the complete property from above. It identifies the existing house, the proposed addition, all relevant property lines, setback dimensions, existing structures, streets, lanes, and other site features that may affect approval.

This guide explains what should appear on the site plan, why existing structures matter, how setbacks are reviewed, and how lot coverage can affect the size of a proposed home addition.

Do home additions require permits in Winnipeg?

Yes. The City of Winnipeg states that all house additions and attached garages require both a development permit and a building permit.^[1]

The two permits address different parts of the project:

• Development permit: Confirms the proposed use, size, location, and design comply with zoning and other applicable City requirements.
• Building permit: Confirms the proposed construction complies with the Manitoba Building Code, Winnipeg Building By-law, and related standards.

Building plans must match the development permit approval or application. Electrical and plumbing work may also require separate trade permits.^[2]

Applicants may be able to have the development and building permit applications reviewed concurrently rather than completing the development permit first. The correct approach depends on the project and supporting approvals required.^[3]

What is a home addition site plan?

A home addition site plan is an overhead drawing that shows how the proposed addition fits on the property.

It is different from the floor plan, foundation plan, and building elevations:

• Site plan: Shows where the addition will be located on the lot.
• Floor plan: Shows the interior layout, room names, dimensions, walls, doors, windows, and framing.
• Foundation plan: Shows the foundation dimensions and structural arrangement.
• Elevations: Show the exterior appearance, height, windows, doors, roof, and finished grade.
• Cross-section: Shows how the foundation, floors, walls, insulation, and roof are assembled.

The City’s addition permit application lists the site plan and building plans as separate required documents. For digital submissions, the City also asks applicants to place the site plan and building plans in separate PDF files.^[4]

For a broader local overview, see our

Winnipeg site plan for permit guide
.

What should a Winnipeg home addition site plan show?

The City asks for a fully dimensioned site plan. A rough sketch or satellite image without accurate labels and measurements may not provide enough information for permit review.

1. Property lines and lot dimensions

The site plan should clearly show the front, rear, and side property lines. Where available, include the overall lot width and depth.

Every setback measurement depends on the correct location of these boundaries. A fence, hedge, driveway, sidewalk, or row of trees should not automatically be treated as the legal property line.

Where the boundaries cannot be reliably established from existing documents or survey markers, a Manitoba Land Surveyor may be needed.

A permit site plan is not automatically a legal survey. Read our guide explaining the

difference between a site plan and a property survey
.

2. The existing house

Show the complete footprint of the existing house, not only the wall where the addition will be attached.

Label the building as the existing house and include relevant dimensions. The drawing should make it easy to understand where the original building ends and where the proposed work begins.

The site plan may also show:

• Existing porches and covered entrances
• Attached garages
• Bay windows and building projections
• Existing decks and stairs—see our Winnipeg deck site plan guide
• Exterior doors near the proposed work
• Walkways and driveways beside the house

3. Proposed addition footprint

The proposed addition should be clearly distinguished from the existing house. It can be labelled, shaded, outlined, or hatched so the permit reviewer can identify it immediately.

Show the exterior length and width of the addition. For an irregular or L-shaped addition, provide enough individual dimensions to define the complete footprint.

The drawing should also indicate whether the proposal is:

• A one-storey rear addition
• A side-yard addition
• An attached garage or carport—see our Winnipeg carport site plan guide
• A front entrance or vestibule addition
• A covered porch
• A second-storey addition over an existing footprint
• A three-season or four-season room

4. Setback dimensions

The City’s permit application asks for the distance from the building to all property lines and accessory structures.^[4]

Depending on the addition location, the site plan should show:

• Distance from the addition to the rear property line
• Distance to the nearest side property line
• Distance to the opposite side property line where relevant
• Distance to the front property line
• Distance to detached garages, sheds, or other accessory structures

Measure to the closest exterior portion of the addition. Roof overhangs, steps, landings, porches, bay windows, and other projections may also need to be considered.

5. Existing accessory structures

Existing structures should not be omitted simply because they are not part of the renovation.

Show relevant detached structures such as:

• Garages
• Carports
• Sheds
• Gazebos
• Pool houses
• Detached secondary suites
• Covered patios

These buildings may affect separation distances, fire-protection requirements, open yard space, access, and lot coverage. Where the property also contains a detached garage, review our

Winnipeg detached garage site plan guide

for setback, access, and accessory-building information.

6. Existing decks, porches, and covered areas

Show existing decks, porches, stairs, landings, and covered outdoor areas when they are near the addition or may affect the site calculation.

A covered deck or porch may be treated differently from an uncovered low deck when calculating building coverage. The site plan should accurately identify whether a structure is open, covered, enclosed, or attached to the house. For a deck included with the addition, our

Winnipeg deck site plan guide

explains how to show the platform, stairs, setbacks, and surrounding structures.

7. Streets and rear lanes

The City’s application form specifically asks for street and lane locations to be included on the site plan.^[4]

Clearly label:

• The front street
• Any side street on a corner lot
• A public rear lane
• The existing driveway or private approach—see our Winnipeg driveway widening site plan guide if access will be changed
• Construction access where relevant

If construction access will cross City property somewhere other than an existing private approach, the addition permit application states that a separate crossing permit may be required.^[4]

Where the addition also changes the driveway width, curb opening, parking area, or vehicle approach, coordinate the proposal with the

Winnipeg driveway widening site plan requirements
.

8. Overhead electrical lines

Where applicable, show the location of overhead electrical lines that cross or border the property.

Utility lines can affect the addition footprint, roof design, construction access, crane placement, excavation, and worker safety.

Underground utilities should also be located before excavating for foundations, piles, grade beams, sewer services, or water lines.

9. Legal property description

The City includes the legal property description among the required site-plan information.^[4]

The legal description is different from the municipal street address. It may be found on a survey, property title, tax record, or other official property document.

10. North arrow and scale

Add a north arrow to orient the drawing and use a consistent scale. All labels and dimensions should remain readable after the drawing is converted to PDF.

A scale bar can also be helpful, although written dimensions should remain the primary source of measurement.

Our

site plan checklist for additions and other residential permits

can help you organize the required information.

Winnipeg home addition setbacks

There is no single setback that applies to every home addition in Winnipeg.

The required front, side, and rear yards can depend on:

• The property’s zoning district
• Whether the property is in a mature or recent community
• The width and depth of the lot
• Whether the lot is interior, corner, or reverse corner
• The existing house location
• Neighbouring building alignment
• The addition’s height and number of storeys
• Roof overhangs and other projections
• Development agreements or site-specific zoning conditions
• Waterway, floodway, heritage, or design-review requirements

Winnipeg’s zoning by-laws establish rules for the location and size of buildings, including setbacks, lot coverage, parking, and landscaping. Applicants should confirm the zoning of the specific property before finalizing the addition design.^[5]

Where the proposal cannot meet a required setback, the homeowner may need to modify the addition or apply for a zoning variance.

A variance is not automatic approval. The City reviews whether the requested change is reasonable, compatible with the area, and the minimum modification needed to address the property constraint.

Front and rear yard alignment

In some established neighbourhoods, the required front or rear yard may be influenced by the location of nearby homes rather than only a fixed standard.

The City provides a yard-alignment application for certain projects where:

• An addition is being constructed on an existing home
• At least 80% of the lots on the block already contain houses
• The front-yard or rear-yard alignment needs to be established from surrounding development

This process helps determine whether the addition should align with neighbouring homes on the same block.^[6]

Windows near a property line

The distance between the addition and the property line can affect whether windows are permitted in the new exterior wall.

The City’s house-addition construction guide states that windows are not permitted in walls located less than 1.2 metres, or 4 feet, from the property line when the wall faces a neighbouring property.^[2]

This can affect room layout and exterior design. Moving the addition slightly farther from the property line may provide more flexibility for windows, natural light, and emergency egress.

Bedroom windows must also meet building-code requirements for emergency escape openings. These details should be addressed on the floor plans and elevations.

What is lot coverage?

Lot coverage generally describes how much of the property is occupied by buildings and structures, expressed as a percentage of the total lot area.

For example, if the qualifying building footprints total 200 square metres on a 600-square-metre lot, the calculated coverage would be approximately 33.3%.

The exact calculation must follow the current Winnipeg Zoning By-law. Some decks, stairs, projections, porches, accessory buildings, and covered areas may be included or excluded depending on their design and the applicable definition.

Why lot coverage matters for an addition

A proposed addition increases the principal building footprint. Even where the addition complies with all setback requirements, it may cause the property to exceed the maximum permitted lot coverage.

A useful lot-coverage review may consider:

• The existing house footprint
• The proposed addition footprint
• Attached garages
• Covered porches and roofed decks
• Qualifying accessory structures
• Other structures included under the applicable zoning definition

Lot-coverage limits are not identical throughout Winnipeg. They can vary by zoning district, dwelling type, lot size, neighbourhood policy, and site-specific regulation. The City’s zoning page advises applicants to review the zoning rules before applying because the by-laws regulate both the location and size of structures.^[5]

How to calculate lot coverage for a proposed addition

A basic preliminary calculation can be completed in five steps:

1. Confirm the total lot area.
2. Calculate the footprint of the existing house.
3. Add the footprint of the proposed addition.
4. Add other structures that must be included under the applicable zoning rules.
5. Divide the combined covered area by the lot area and multiply by 100.

Example:

• Lot area: 600 m²
• Existing house: 150 m²
• Proposed addition: 32 m²
• Other included structures: 36 m²
• Total preliminary coverage: 218 m²
• Preliminary lot coverage: 36.3%

This is only a mathematical example. The important question is which structures the applicable by-law requires you to include and what maximum applies to the specific property.

Why all existing structures should be shown

Leaving a detached garage, shed, deck, or covered porch off the drawing can create an inaccurate picture of the property.

Existing structures help the reviewer evaluate:

• Available yard area
• Building separation
• Fire-protection concerns
• Construction access
• Drainage routes
• Lot coverage
• Parking and driveway arrangements
• Potential utility conflicts

Even an existing structure that is excluded from a particular coverage calculation may still need to appear on the site plan because it affects the physical layout of the lot.

Drainage and grading considerations

A home addition changes the roof area, foundation footprint, and amount of ground available to absorb water.

Before finalizing the site plan, consider whether the addition will:

• Block an existing drainage swale
• Redirect runoff toward a neighbouring property
• Create a narrow low area between buildings
• Interfere with downspout discharge
• Require changes to finished grade
• Cover an existing catch basin or drainage feature
• Conflict with basement-window wells

The site plan should identify known drainage features where they affect the project. More complex properties may require a separate grading, drainage, or site-servicing plan prepared by an appropriate professional.

Waterways, flood areas, and special development policies

Properties near rivers, creeks, flood-prone land, stormwater-retention basins, heritage areas, or development-policy areas may be subject to additional requirements.

The City advises applicants to use its development policy search tool to determine whether special regulations or guidelines apply to the property.^[7]

Additional approvals may include:

• Waterway permits
• Floodway or flood-fringe review
• Heritage permits
• Design review
• Plan approval
• Variance applications
• Alternative equivalent compliance

What building drawings are required?

The site plan is only one part of the addition permit package.

The City’s application form identifies the following building drawings:^[4]

• Building elevations
• Floor plans with framing and dimensions
• Room-use designations
• A fully dimensioned foundation plan
• A cross-section with construction details

Depending on the project, additional documentation may include:

• Structural engineering
• Mechanical drawings
• Energy-efficiency information
• Ventilation-system documentation
• Professional designer certificates
• Electrical and plumbing permit applications

The City’s house-addition guide also provides sample drawings and general construction information for foundations, framing, windows, insulation, smoke alarms, and inspections.^[2]

Three-season and four-season additions

The intended use of the addition should be clearly identified on the plans.

A screened room, three-season sunroom, unheated porch, and fully heated four-season addition do not necessarily have the same construction requirements.

The City’s application form asks floor plans to identify room use, including whether a room is screened, three-season, or four-season.^[4]

A heated addition may require:

• Energy-efficiency compliance
• Insulation and vapour-barrier details
• Heating and ventilation design
• Appropriate foundations
• Windows meeting applicable energy and egress requirements

Construction access

Home additions often require excavation equipment, concrete trucks, framing deliveries, waste bins, and other construction activity.

The proposed construction access route should be considered before the addition is approved. Access may be limited by:

• Narrow side yards
• Neighbouring fences
• Overhead utility lines
• Street trees
• Existing garages and sheds
• Public sidewalks and boulevards
• Rear-lane conditions

Where construction vehicles must cross City property outside an existing private approach, a crossing permit may be required.^[4]

Common home addition site-plan mistakes

Applications may be delayed when the site plan does not give reviewers enough information to confirm zoning compliance.

• Showing only the proposed addition and not the complete property
• Failing to distinguish existing construction from proposed work
• Omitting one or more property lines
• Providing only one setback measurement
• Measuring from a fence instead of the legal boundary
• Leaving garages, sheds, decks, or covered porches off the drawing
• Using an incorrect lot area
• Failing to include a lot-coverage calculation where needed
• Ignoring roof overhangs and building projections
• Leaving the street or rear lane off the plan
• Failing to identify overhead electrical lines
• Omitting construction access
• Using sample setback values without checking the property zoning
• Submitting a blurry or undimensioned satellite image
• Using labels too small to read in the final PDF

See our article on

common site plan mistakes that delay permit approval

for additional guidance.

What to provide when ordering a home addition site plan

Collecting accurate information before drafting begins can reduce revisions and permit delays.

Useful documents and details include:

• The complete property address
• The legal property description
• A survey, staking certificate, subdivision plan, or other property document
• The proposed addition length and width
• The number of storeys
• The preferred addition location
• Measurements to all property lines
• The existing house dimensions
• Dimensions of garages, sheds, decks, and other structures
• Photos of the house and proposed construction area
• Information about roof overhangs, porches, and stairs
• The location of streets, lanes, driveways, and walkways
• Known easements and utility lines
• Any grading or drainage information
• Any comments already received from the City

Homeowners can also review our national guide to a

site plan for a home addition permit in Canada

and our

Manitoba site plan services guide
.

Frequently asked questions

Does every home addition in Winnipeg require a permit?

Yes. The City states that all house additions and attached garages require development and building permits.

Does the City require a site plan?

The addition permit application lists a fully dimensioned site plan among the required documentation. It must show streets and lanes, distances to property lines and accessory structures, applicable overhead electrical lines, and the legal property description.

How close can an addition be to a property line?

The setback depends on the property zoning, lot configuration, existing building location, neighbourhood rules, addition height, and other site conditions. Confirm the requirement before finalizing the design.

Does an existing shed need to appear on the site plan?

Yes, when it is relevant to the site layout. Existing accessory structures can affect building separation, access, drainage, setbacks, and lot-coverage review.

Does a deck count toward lot coverage?

It depends on the deck’s height, roof, enclosure, and the zoning definition that applies. An uncovered low deck may be treated differently from a roofed or enclosed deck.

Is 60% the maximum lot coverage in Winnipeg?

Not universally. Maximum lot coverage varies by zoning district, property type, neighbourhood regulations, and site-specific conditions. The 60% shown in the article image is an illustration only.

Can the addition have windows beside the property line?

The City’s house-addition guide states that windows are not permitted in a wall facing a neighbouring property when that wall is less than 1.2 metres, or 4 feet, from the property line.

Can a site plan replace the architectural or structural plans?

No. The site plan explains where the addition will be built. Separate elevations, floor plans, foundation plans, sections, framing information, and other construction details are required.

Can a drafting site plan replace a legal survey?

No. A permit site plan shows the project layout using available property information. A Manitoba Land Surveyor establishes legal boundary positions.

Order a Winnipeg home addition site plan

A well-prepared site plan helps the City understand how the addition fits between the property lines, existing house, garages, sheds, decks, driveways, and surrounding site features.

Siteplans.ca prepares residential permit site plans using available property records, customer-provided measurements, photographs, and proposed project details. Reasonable edits are included when a permit reviewer requests drawing changes within the original project scope.

Permit, zoning, setback, lot-coverage, drainage, and construction requirements can change and may vary by property. Confirm current requirements with the City of Winnipeg before construction. Siteplans.ca does not replace a Manitoba Land Surveyor, engineer, architect, contractor, or municipal authority where those services are required.