SCDES BCM considers special permits for activities seaward of the baseline only under extraordinary circumstances. If conditions outlined in S.C. Code Ann. Regs. 30-15(F) are met, SCDES BCM may grant special permits for the construction or reconstruction of a habitable structure and additions to habitable structures seaward of the baseline, for reconstruction of a pool seaward of a habitable structure (if the pool is landward of an existing functional erosion control structure), and for commercial properties for reconstruction of parking lots and drainage devices seaward of the baseline which are absolutely necessary for the economic viability of the project. Construction and reconstruction activities associated with special permits cannot take place on active beach or on the primary oceanfront sand dune.  Special permits issued for new or replacement habitable structures seaward of the baseline will include a required condition that a deed restriction be filed with the County's Register of Deeds. The deed restriction will convey with the property and will state that the property owner must remove the structure if it becomes located on active beach in the future. 

Due to their interference with natural transport of sediment, jetties and offshore breakwaters also require a special permit. These structures will only be permitted after thorough analysis of the project demonstrates that there will be no negative effect on adjacent areas. See S.C. Code Ann. Regs. 30-13(N) for project standards.  

The special permit application process includes submitting a complete permit application form with a professionally developed plat/site plan of the proposed activity including the location of the baseline and setback line. Once the application has been received, SCDES BCM will place the project on public notice for 30 days to receive comments from all interested parties. Within 15 days of the public notice being posted, the applicant is required to run a 1-day legal ad in the local and state circulated newspaper, which opens a 15-day public comment period for beachfront activities. Additionally, the Department is required to notify all adjoining property owners and the local government via certified mail. The application fee for special permits is $1,000 ($250 if the applicant is a state or local government). 

Please visit ePermitting and select the “BCM Critical Area Activities” form to apply online. 

SCDES BCM staff are available to assist property owners. If you suspect authorization may be required for your beachfront activity, or if you have questions related to authorization requirements, please contact SCDES BCM’s Beachfront Management Section at (843) 953-0200, or visit the Project Manager Finder Application to find contact information for SCDES BCM project managers by geographic area.