Overview
In late 2023, the Provincial government passed legislation that required municipalities to designate Transit Oriented Development (TOD) Areas near transit hubs, to encourage additional housing to be created in well-connected places.
In New Westminster, TOD Areas are defined as land within 800 meters of a SkyTrain station. There are five areas in New Westminster:
- 22nd Street Station (learn more about the vision for the area)
- New Westminster Station
- Columbia Station
- Sapperton Station
- Braid Station
In TOD Areas, the Province has required the City to consider applications with the forms (building height) and densities (calculated with a floor space ratio) shown in the table below. However, local governments retain the ability to turn down applications for reasons other than height or density.
Minimum Allowable Height And Density
| TOD Area Tier | Distance from SkyTrain Station (Metres) | Allowable Building Height (Storeys) | Allowable Density (Floor-Space Ratio) |
|---|---|---|---|
| 1 | 200 or less | Up to 20 | Up to 5.0 |
| 2 | 200 - 400 | Up to 12 | Up to 4.0 |
| 3 | 400 - 800 | Up to 8 | Up to 3.0 |
The City has planned for and enabled development for many years around its SkyTrain stations. However, the introduction of the Provincial housing legislation has enabled more dispersed housing than previously planned. Updates to land use designations have been made to align with the Provincial framework.
Transit Oriented Development Land Use Designations
Land use designations have been updated around four of the five SkyTrain stations in New Westminster, to align with the minimum height and densities referenced above. Learn more information on the new Mid Rise and Limited Mid Rise land use designations within TOD Areas.
Land use designations around 22nd Street SkyTrain will be updated through implementation of reGENERATE vision for that area.
Development Opportunities
For detailed information on making a development application in one of New Westminster's TOD areas see:
- Interim Development Review Framework (June 2026), which outlines expectations and interim policy for the review of development applications during this time of change as new housing legislation is implemented.
- Making a Development Application page, for information on application processes and applicable policies.
A land use designation in the Official Community Plan does not mean that (re)development is allowed outright or that the site is 'pre-zoned' for construction. For many properties, a rezoning application will still be required. The new legislation does not change the existing rezoning process such as application fees or staff review. It also does not remove the City's ability to establish some conditions of approval for applications, such as protection for existing tenants and infrastructure and servicing upgrades.
Speculation Disclaimer
The transit oriented development area tiers and maps do not create development rights.
The transit oriented area maps show the geographic distance from the SkyTrain stations, based on coordinates provided by Provincial government. The building heights and densities described in the new legislation must be considered in those locations, alongside previously existing City policies and regulations. That evaluation happens through a rezoning process.
Development rights are determined by the Zoning Bylaw. If the land use and densities allowed in the Zoning Bylaw are different than outlined in the legislation, an applicant may make a rezoning application. If approved, the zoning change is what alters the property's development rights. A rezoning includes a formal public process and the final decision is made by Council.
Council is required to consider the new legislation, but may choose not to approve an application based on other City policies and guidelines.
The City of New Westminster cautions against speculation based on anticipating Council's decisions.
Applicants should also be aware of the development costs associated with rezoning, such as development cost charges, parkland dedication, and construction of new or upgraded services. Learn more about development finance in New Westminster.