Provincial Housing Legislation Implementation

In Spring 2025, the City carried out community engagement through Our City, Our Homes – an initiative focused on how different housing types can fit into New Westminster’s neighbourhoods. The goal of engagement was to help residents learn more about proposed changes to the City’s housing programs, while also inviting them to share feedback on proposed locations and housing types. Residents had the opportunity to ask questions, and share concerns and hopes about the future of housing. Visit the Our City, Our Homes Be Heard New West page or see the 'Resources' section below to learn more about past community engagement including event materials and feedback.

Why have the colours and/or names of land use designations changed?

New designations were created to align with the new Transit Oriented Development Area legislation. This resulted in names and colours of other designations being updated for clarity. In addition, land use designations were harmonized across the Official Community Plan and Downtown Community Plan.

Is zoning in the Transit Oriented Development Areas changing?

The City is not pre-zoning the Transit Oriented Development Areas for the heights and densities enabled by Provincial legislation. Most properties or consolidations of properties within these areas will need to be rezoned in order to meet the heights and densities set out by the Province. The new legislation does not override municipal zoning. 

The Affordable Housing Acceleration Initiative included pre-zoning for eligible affordable rental housing projects, up to six stories, within Transit Oriented Development Areas. Click here for more information on the Affordable Housing Acceleration Initiative.

What is the impact of a changed land use designation on my property value and taxes? 

Property taxes are calculated based on the assessed value of a property, which is set annually by BC Assessment, the provincial agency responsible for determining assessed property values, using market conditions and property characteristics. Tax rates are set every year by City Council.

Visit the City's Property Taxes and Utilities webpage for current tax rates and payment information.

If you feel the assessed value for your property is inaccurate, you can submit an appeal to BC Assessment. Click here for more information on assessment appeals.

How is the City planning for infrastructure and amenities alongside new development?

In response to the release of the Provincial Housing legislation in November 2023, the City is updating a number of plans that guide the City’s ongoing delivery of services, to meet current needs, and to plan for future needs of our growing community. These documents are being creating using recently updated population projections that reflect the new growth that has been enabled by the Province.

The City is developing a Financing Growth Strategy to ensure development pays for the growth-related portion of the infrastructure and amenities needed to build a livable city. This includes updates to the Development Cost Charges program to pay for the cost of upgrading or providing transportation, drainage, water and sanitary infrastructure and developing parkland to support new development.

The City has also created a new Amenity Cost Charge program to fund growth-related amenities such as community centres, libraries, and daycares. Maintaining, renewing and developing new infrastructure and amenities to serve residents and growth remains a challenge, and the City will continue to advocate for senior government support.

You can learn more about the City’s Financing Growth work here.

How will heritage be protected within the Transit Oriented Development Areas?

The new land use designations have been applied to properties within Transit Oriented Development Areas, regardless of heritage status. However, existing heritage protections, such as Heritage Designation or Heritage Revitalization Agreements registered on title, supersede the height and density entitlements created by the Transit Oriented Development Areas. Any applications to achieve the densities envisioned under these land use designations would need to demonstrate how the heritage asset would be retained, and how the proposal would be compatible with the site’s historic values. In many circumstances this would limit the ability for substantial redevelopment on the property.

Within the Queens Park Heritage Conservation Area, requirements such as the need for a Heritage Alteration Permit prior to altering or demolishing a building continue to apply. Building to Transit Oriented Development Area density would require a rezoning, and Council would give consideration to heritage impacts as part of their review of any such application.

How will the City address parking and traffic?

In Transit Oriented Development areas, the City can no longer require a developer or owner to supply a minimum number of vehicle parking spaces in a residential building. Parking will still be required for accessibility stalls and for bicycles. In other types of uses or buildings, like commercial (e.g. a retail store) and institutional (e.g. a school), parking requirements have not impacted.

Traffic will continue to be part of life in a growing region. The City is investing in walking, cycling, and transit connections to reduce reliance on private vehicles and planning local street improvements that prioritize safety. Transit Oriented Development Areas are anticipated to be well-connected with transit and active transportation options like walking and cycling paths which are expected to reduce the need for personal vehicles.

How will impacts to school enrollment be managed?

Planning for school capacity is led by the New Westminster School District (School District 40), with funding from the Ministry of Education and Childcare. The City liaises regularly with the School District, shares updated growth projections, supports school planning, and jointly advocates to the Province for sufficient capital funding to meet the needs of school aged children in our growing community.

The City recently updated the Official Community Plan to permit public schools in most land use designations, supporting a smooth permitting and development process as new school projects are funded.

Housing and Land Use Planning
604-527-4532