Heritage Revitalization Agreements
A Heritage Revitalization Agreement (HRA) is a formal, voluntary, and legally binding written agreement that is negotiated between a property owner and the City which functions similar to a Zoning Amendment Bylaw (Rezoning). The agreement allows the City to provide Zoning Bylaw relaxations as incentives to make it viable for owners to restore and protect properties with heritage merit. An HRA balances these relaxations (e.g., density, land use, parking, height, etc.) with the proposed level of heritage restoration and the heritage value of the property proposed to be protected.
An HRA is enabled through a Heritage Revitalization Agreement Bylaw and Heritage Designation Bylaw, which are registered on the title of the property. The latter bylaw is a form of long-term, legal protection which also requires regular maintenance of the heritage property, and may require City approval of changes to the heritage property through a Heritage Alteration Permit.
Additional information on heritage protection and development can be found on the Heritage Protection and Development page.
If proposed changes to a property do not conform to the Zoning Bylaw and the property has heritage value, an HRA may be used to facilitate the project and protect the heritage property.
Once a Heritage Revitalization Agreement application has been submitted and the application fees paid, the Planning file manager will conduct and coordinate review of the application, which may involve other City departments and committees. The application review process is informed by the scope and complexity of the development permit, as well as associated applications (e.g., development permit).
Information on key components of the development permit process are below. However, this information is not intended to be comprehensive and the Planning file manager will provide project-specific information once the application has been assigned.
As the City grows, new and improved infrastructure and services will be required to support the new residents and business that result from development. Development helps pay for the capital costs generated by growth through a combination of tools, including development cost charges and school site acquisition charges, Engineering off-site requirements (secured through Works and Services Agreements), and amenity and/or density bonus contributions..
Please note that in light of Provincial changes to development and land use legislation, the City is in the process of developing a new, comprehensive Financing Growth Strategy. This strategy is anticipated to contain a combination of Development Cost Charges (DCCs), Amenity Cost Charges (ACCs), Inclusionary Housing, and density bonus, and is expected to be released in 2025. Those with an interest in development in New Westminster should continue to monitor the City’s Financing Growth webpage for more information.
Recently, Council endorsed the Interim Density Bonus Policy, which is intended to help the City transition from a negotiated amenity process towards fixed rates while the new Financing Growth work is progressed.
For more information on financing growth tools, and to remain up-to-date on the status of the new Financing Growth Strategy, visit the Financing Growth webpage.
HRAs may be presented by staff to the Community Heritage Commission (CHC), a committee who advises Council on heritage-related matters. The CHC may comment on the heritage significance and the proposed restoration work for staff and applicant consideration.
Typically, Council is informed of a Heritage Revitalization Agreement (HRA) application near the beginning of the application review process, and again near the end of the process through the project’s First and Second Reading Report.
The First and Second Reading Report summarizes the information needed for Council to consider whether or not to give readings to the project’s HRA and Heritage Designation Bylaws and any other required bylaws. It is provided to Council for consideration once internal City review and public consultation is complete, and the application has been prepared to the satisfaction of City staff.
The First and Second Reading Report typically includes a project overview, consultation summary, summary of public benefits, and terms and conditions of bylaw adoption. Upon receiving this report, Council may provide any direction, such as to:
- Give First and Second readings to the enabling bylaws and forward them to a public hearing;
- Table the application and request more information or reports from City staff; or,
- Decline the application.
Other reports to Council may be required throughout the HRA process, as determined by the Planning file manager.
Public Hearings are required for Heritage Revitalization and Heritage Designation Bylaws. Should Council give first and second readings to a project’s bylaws, the project would be forwarded to a public hearing, after which Council would consider third reading of the bylaws.
Many HRA projects are subject to conditions of adoption, which are requirements that must be bet prior to Council’s consideration of whether to formally adopt the project’s bylaws (fourth reading of the bylaws). These are typically technical, legal and administrative requirements and may include: engineering works and services, outstanding payments, and the registration of any required legal documents. Once adoption requirements are finalized, the application would be placed on a Council agenda for consideration of final adoption, after which the HRA process would be complete and the application considered “approved” by Council. Subsequent permits, such as development, heritage alteration, and building permits are typically required to facilitate the form of development approved by Council.