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.
A property's zoning and OCP designation can be confirmed online here. Rezoning applications in TOD Areas will be evaluated against all City policies and regulations. To determine a site's redevelopment potential, contact the and review the Interim Development Review Framework.
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.
My property is on the same block as properties that are in the transit oriented development area, is there a way to achieve the same densities and heights elsewhere?
Properties must be within the designated transit oriented areas to be eligible for Provincial heights and densities. The future of these types of edge properties was supported by Council as part of an update to our Official Community Plan (OCP) in June 2026. These changes are anticipated to be adopted in the fall of 2026. Until designations are changed, current land use designations in the OCP reflect development opportunities on sites that are not within a transit oriented area. More information about the anticipated change to the OCP can be found here. A map of edge properties identified for changes to their land use designation can be found here.
Can a property be developed to a lower density or smaller form than the Provincial densities and heights?
Yes, a property can be redeveloped based on its existing zoning without Council approval. The property's zoning does not have to match the Provincial heights and densities for that to happen. An owner or developer may also apply to rezone a property in order to allow a building that is less than the Provincial heights and densities. For example, a 6-storey building may be built where the maximum allowed is an 8-storey building. The Interim Development Review Framework also provides guidance for ground-oriented housing applications within TOD Areas.
Is consolidation or assembly of lots required to reach the Provincial densities and heights?
Generally, larger developments require more space. Consolidation (land assembly) is often practical as it can improve construction feasibility and result in a better design. Applications for low, mid and high rise buildings must meet the lot size and frontage minimums established in the Interim Development Review Framework.
Rezoning applications that create "remainder lots" (single or awkward lots left behind) may not be supported by staff in the application's Council approval process. This is because it will typically lower the ability of the remainder lots to provide much needed housing. When this situation occurs, development applicants are asked to show how the remainder lots they create could be reasonably developed on their own, to similar levels as the proposed by the current development.
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, supersede the height and density entitlements created by the Transit Oriented Development Areas. Any future heritage application to protect a heritage asset would need to consider the densities envisioned under these land use designations.
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.
For more information on the City's heritage programs, click here.
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.
Can lanes, streets, or other public property be purchased as part of redevelopment in the transit oriented areas?
Generally, the City doesn’t sell road-like land, as it is used for many purposes including underground or overhead servicing (water and electricity), operations like garbage pick-up, transit or bike lanes, emergency services (fire, police, ambulance) access, and tree canopy and small greenspaces.
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 Province. 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.
How will we be notified about new development?
Public Hearings will be held when required by the Local Government Act (e.g. Official Community Plan Amendments, Heritage Designation Bylaws, etc.). The Local Government Act prohibits holding a public hearing for residential rezoning applications that are consistent with the Official Community Plan, and it is the City’s practice to generally waive public hearings for non-residential rezoning applications that are consistent with the Official Community Plan. A notification of Public Hearing not held or prohibited will be distributed prior to Council consideration.
Why do we need growth?
The Province has established growth expectations (housing targets, and housing needs report) for New Westminster, and Metro Vancouver requires New Westminster shows how it will accommodate its share of projected regional growth.
Through the Official Community Plan, we aim to ensure that we are accommodating this growth in the way that best meets our current and future community’s needs. This includes ensuring we are facilitating housing choice, and supply in the right places.
How do I learn more about the impacts to my property?
If you would like to learn more, you can review the resources provided above, or contact the for assistance.
