22nd Street Station Area Master Plan

The area around the 22nd Street SkyTrain Station is identified in the Official Community Plan (OCP) as a Frequent Transit Development Area (FTDA). As such, the 22nd Street Station Area is intended to accommodate higher-density development, with good access to transit and amenities.

A Master Plan will be created that further details how the area will develop. The Master Plan will ensure that growth in the area meets and supports the needs of the community, and will further explore the issues and neighbourhood improvements raised during earlier consultation. The added detail will also guide how the City evaluates development applications.

City staff has recommended to Council that the Master Plan be adopted before any rezoning applications are considered in the area. 

Proposed Land Uses

The 22nd Street Station Area is envisioned as a higher density, mixed-use node, with shops and commercial services on Seventh Avenue, east of the station. Higher density residential development would locate near the SkyTrain station, while low rise residential buildings and infill townhouses would “step down” into the surrounding neighbourhood of Connaught Heights. This vision was created through the review of the OCP, which was adopted in October 2017.

Update: Transportation Study Baseline Report

Our transportation consultant has now completed a comprehensive assessment of existing conditions in the 22nd Street Station Area. A Baseline Report Summary has been produced to provide an overview of the main issues and opportunities the Transportation Study will be considering as it moves forward over the coming months. More detail about the Detailed Transportation Study can be found below.


One important step in the Master Plan process was to develop a strong understanding of the 22nd Street Station Area in order to provide a foundation for moving forward. The Backgrounder summarizes existing conditions in the area, and also serves as a resource that outlines in greater detail the purpose and process of the Master Plan.


Click here to view the Backgrounder for the 22nd Street SkyTrain Station Area Master Plan

  • When you sign up for our mailing list, you’ll receive information about the Master Plan process plus updates for future consultation events. Click here to sign up!

    To discuss any of the material with a member of our staff, please contact the Planning Division. 

    Phone: 604-527-4532

    You can also sign up for Citypage Online, follow the City on Twitter or ‘like’ the City on Facebook. These are great ways to stay connected to hear about upcoming events!

  • As part of Step One of the Master Plan process, the City has contracted Watt Consulting to lead a Detailed Transportation Study for the area. The Study will identify potential transportation and urban design improvements in the 22nd Street Station Area and the greater Connaught Heights neighbourhood, with the goal of achieving a multi-modal transportation system that supports compact, sustainable and resilient community development.

    Community and Stakeholder Engagement

    The Study is informed by considerable public engagement already undertaken to date by the City for the 2017 Official Community Plan, and the subsequent 2018 Connaught Heights Traffic Calming Plan. The Study builds from that past engagement and will invite area residents, stakeholders and the public to help further develop and refine recommended improvements. Refer to the ‘How to Get Involved’ heading on this page for ways to be updated on future consultation events. 

    In order to ensure a more nuanced understanding of transportation issues and opportunities in the 22nd Street Station Area, two targeted consultation events were held recently:

    1. On September 20, 2018 key stakeholders (e.g. Ministry of Transportation and Infrastructure, TransLink, BC Hydro, etc.) participated in a Technical Design Workshop to discuss innovative solutions to the transportation challenges in the area.
    2. On October 9, 2018 members from the ACTBiPed and Access Ability Advisory Committees participated in a walking tour to explore the unique challenges facing transit users, pedestrians, cyclists and persons with disabilities as they navigate the Station Area.

    Findings from these events and other community engagement will be consolidated into a future Council report, which will be posted on this web page. Subscribe to our mailing list to be informed on future opportunities through which to become involved in the Detailed Transportation Study.

    Transportation Study Baseline Report

    Our transportation consultant has completed a comprehensive assessment of existing conditions in the 22nd Street Station Area.

    The report identifies the current transportation system in terms of public transit, road, pedestrian and cycling networks, and outlines the main issues and opportunities the Transportation Study will be considering as it moves forward over the coming months. It also identifies the potential implications of "new mobility" solutions like car sharing, electric vehicles, ride-hailing services, and autonomous vehicles.

    A Baseline Report Summary provides an overview of these issues and opportunities. Please if you think we missed any important issues or opportunities, or if you have any other questions or comments about the Baseline Report Summary.

  • The City has also begun work on Step Two of the Master Plan process: determining priorities for community amenities and infrastructure in and around Connaught Heights, and investigating how growth can be leveraged to help pay for those priorities.

    The City has retained Coriolis Consulting Corp. to help prepare a Financing Growth Strategy. The Strategy will explore the potential revenue generated from new development, an approach to collecting funds or in-kind contributions, and an assessment of amenity and infrastructure needs.

    Once this technical work is complete, the project team will consult the community to make sure we understand the community's priorities for amenities and infrastructure. Council will use your feedback to help them decide on a preferred strategy for financing growth.

  • The process to create the Master Plan for the 22nd Street Station Area began in January 2018, and will proceed until early 2020. The Master Plan will be developed in four phases, as outlined below. Community consultation will be conducted throughout this period to provide project updates and to help refine the community’s vision and priorities for the future. 

    Step One: Background Research and Detailed Transportation Study

    The Study will provide transportation improvement options for the Area that address existing issues with the network, and identify new requirements based on anticipated development patterns and increased demand stemming from growth. The Study is expected to address all modes, inform future development and identify future capital projects that will facilitate improvements. The study will build on the Connaught Heights Traffic Calming Plan, which is being implemented now to start addressing transportation concerns identified by the community.

    Step Two: Financing Growth Strategy

    The Financing Growth Strategy will consider how to finance the infrastructure and amenity requirements of the community as it grows. This phase of work will explore the potential revenue generated from new development, an approach to collecting amenity contributions, and a prioritization of community and infrastructure needs.

    Step Three: Master Plan Development

    Master Plan Development, which will incorporate the findings of the Detailed Transportation Study, community feedback and other analyses, along with:

    • The Financing Growth Strategy, including tools that the City will use to meet the needs of the growing community;

    • Public Realm Design Guidelines that provide comprehensive direction for the development and enhancement of the public realm; and

    • Development Permit Area Guidelines to provide further direction for the design of private developments and their relationship to the surrounding neighbourhood. 

    Step Four: Master Plan Finalization and Adoption

    During this phase, Council will endorse the Master Plan developed in Step Three. City staff will also bring forward amendments to the OCP to formalize the land use designations for the 22nd Street Station Area, and incorporate a new Development Permit Area and associated guidelines. 


  • If you own property in the 22nd Street Station Area, you may be approached by a developer, real estate agent, or other prospective buyer expressing interest in your property. The City does not provide advice about private real estate transactions, but residents are encouraged to become informed about the value of their property and its future development potential before making a decision related to land sales.

    For specific questions about your property, contact the Planning Division at or 604-527-4532.

    Real Estate Speculation

    Note that the Master Plan will not create any new development rights (entitlements) for the 22nd Street Station Area. Development rights are determined by the Zoning Bylaw. If the type of development permitted in the Zoning Bylaw is different from that envisioned in the Master Plan, an applicant may apply for a rezoning in order to change the entitlements (e.g. land use, density) for the property.

    A rezoning entails a formal public process and the final decision is made by Council. Council is under no obligation to approve a rezoning, even if it is consistent with the Master Plan. Applicants should also be aware of the development costs associated with rezoning, such as development cost charges, community amenity contributions, and the construction of new or upgraded services. The City of New Westminster cautions against speculation based on anticipated rezoning or development decisions.

  • We have put together a list of frequent questions we hear during the Master Plan process. We will continue to add to this list as more questions arise.



    Yes. Landowners can apply to develop their property according to current zoning regulations at any time. The master planning process is intended to inform the future development of the area from a variety of perspectives, including land use, urban design, transportation, parks and open space, and servicing. To make sure that development projects are consistent with the overall planning objectives for the area, City staff has recommended to Council that the Master Plan be adopted, with appropriate changes amended into the Official Community Plan, prior to any rezoning applications being considered within this area.



    Landowners will be able to apply to build the same things they are allowed to build today, according to their existing zoning. After the Master Plan is adopted, the zoning of the property would need to be changed (through a rezoning process) before a landowner can build the new land uses envisioned in the Plan. The proposed redevelopment would need to be consistent with the Master Plan for Council to consider supporting the application.



    Yes. There is no obligation for landowners to change their existing land use. For many people their current land use, such as a single detached house, is right for them and will continue to be part of the neighbourhood. Regardless of whether a landowner is thinking of selling their property, changing its land use or keeping the current land use, landowners can make an appointment to discuss their options with City staff by emailing .



    Gradually over time. Redevelopment only happens when several elements combine to make a feasible project. First, a developer must be interested in proposing a project in the area, which means they feel confident that their proposal fits with City policy, that the project would be financially viable, and that there is sufficient market demand for the built units. Second, redevelopment requires lot assembly, which means current landowners must be willing to sell their properties to a developer to allow for consolidation. Finally, redevelopment requires rezoning and a Development Permit, which are subject to community consultation and Council approval.



    The City uses a combination of tools to ensure that development helps pay for the capital costs (i.e. the new or upgraded streets, sewers, affordable housing, parks and other services) generated by population growth.

    First, a developer is obligated to provide (or upgrade) all the infrastructure within and immediately adjacent to the development site, as well as other services that the development triggers for an upgrade. This includes water, electrical, sidewalks, street lighting, etc. All infrastructure must be constructed to meet current City standards.

    Second, Development Cost Charges (DCCs) are levied on new development to fund City transportation, drainage, water and sanitary infrastructure, as well as parkland acquisition and development. The DCC rates are based on a detailed analysis of the infrastructure investment that will be required to support the expected growth. The City also collects DCCs on behalf of Metro Vancouver to pay for regional sanitary sewer and drainage works, and school site acquisition charges on behalf of New Westminster School District No. 40 to purchase new school sites or expand existing school facilities.

    Third, the City often secures additional amenities (or cash in lieu) to benefit the community where redevelopment occurs. A Financing Growth Strategy will be prepared as part of the master planning process, which will identify specifically what a developer must contribute towards additional amenities and infrastructure.



    Construction is disruptive to the community. The City has a number of development requirements that help to mitigate the impacts of construction, including traffic management plans, Street Occupancy Permits, and the regulations of the Construction Noise Bylaw. Additional policies, procedures and bylaws are in place to control such construction issues as truck traffic, tree protection, erosion and sediment control, site lighting, and construction hoarding (i.e. temporary fencing).



    The City of New Westminster is committed to minimizing the impacts of displacement for renters throughout the city. The City provides education, information and funding to help other organizations assist renters in need. This has included partnering with the Tenant Resource & Advisory Centre (TRAC) in 2016 and 2017 to host workshops about tenants’ rights, and distributing TRAC’s Tenant Survival Guides to inform tenants about their rights when facing an eviction. Additionally, the City helps connect renters with various housing organizations and provides funding to the New Westminster Rent Bank, which supports renters who may be in a temporary crisis and have difficulty paying for rent, security deposit and/or utilities.

    In addition, the Province has recently amended the Residential Tenancy Act to extend protection for renters, such as requiring a four-month notice to end tenancy for demolition, renovation or repairs to the dwelling unit, or for conversion of the unit to another use. Tenants also now have 30 days to dispute the notice with the Residential Tenancy Branch.



    The market value of a property should reflect what is possible to do under existing zoning entitlements, i.e. the highest and best use of the land consistent with the Zoning Bylaw. The Master Plan will not change the zoning entitlements in the 22nd Street Station Area.

    It is risky to determine the value of a property based on zoning entitlements different from those in the Zoning Bylaw, as Council is under no obligation to approve a rezoning, even if it is consistent with the Master Plan. There are also significant amenity and transportation improvements required in this neighbourhood, so the amenity contributions expected from redevelopment will be high.



    First, developers must wait until the Master Plan is endorsed by Council and the proposed land use designations have been amended into the Official Community Plan. Only once those two steps are complete could a developer determine whether their project aligns with the City’s policies for future development in the area. Until that time, applications that require rezoning of any property in the Area would be considered premature.

    Should the Master Plan be endorsed by Council, and if a developer believes that their project is viable and consistent with the Master Plan and other City policy, then they should schedule a Pre-Application Review (PAR) before moving forward with a formal application. Formal Rezoning and Development Permit applications would be required to go through the standard development review process, which includes City staff review and consultation with the public, committees and other stakeholders before being presented to Council for consideration. Council will then consider the rezoning bylaw and Development Permit, a process that requires several bylaw readings, a public hearing and final consideration of whether to adopt the rezoning bylaw and issue the Development Permit.

    More information about the development application process and requirements may be found on the City of New Westminster website.


  • Throughout the process, all of the event materials and reports to Council will be posted on this webpage. Take a look through the material to see what has been accomplished to date.

    Background Material from the OCP Review Process

    Material from the OCP review process that relates to the 22nd Street SkyTrain Station area is included below. Click here for more detail on the process of creating the OCP and click here to see the all of the consultation material and past Council reports. Click here to view the OCP, adopted in October 2017.

    Your Plan for OUR CITY

    Open houses held in February 2017 presented the draft Official Community Plan for community review and feedback. 


    Our Future City

    The purpose of the events held in September and October 2016 was to present the draft vision, goals, policies, and Future Land Use Map. While feedback was received on each of these items the focus was on getting feedback on the draft Land Use Designation Map so that appropriate revisions could be made.


    Community Conversation on Housing

    Open houses, workshops and online survey were used to gather feedback between November 2015 and February 2016 to gather feedback on what housing fits and where housing goes.


    Neighbourhood Visioning Process

    The purpose of the Neighbourhood Visioning Process was to explore the questions with the community such as: what do you think your neighbourhood and the city should be like in the future? This was the first step toward creating the Land Use Designation Map.