BC Housing's Tiny Homes Village

What is a tiny homes village?

A tiny homes village is a collection of compact, individual, modular sleeping units clustered together with shared amenities (e.g. living room, washrooms, and laundry) spaces. The village provides transitional housing, which is more permanent than a shelter, to people who have experienced homelessness, and supports them on their path toward stable and permanent housing.

Villages include various supports like health services, nutritious meals, skills building, recovery services, tenant support, and transportation. Tiny homes villages have also been found to provide greater cultural safety for Indigenous residents, as compared to higher density or more institutional-style buildings.

Who will live at the tiny homes village in New Westminster?

Tenants apply through BC Housing, which functions similar to a landlord. BC Housing selects residents through a Coordinated Access and Assessment evaluation program.

BC Housing has committed the village units to people who already live or are sheltering in New Westminster. Some factors used to identify someone’s connection to New Westminster, when they do not have a permanent address in the city, include:

• Regularly engage with supports and services in New Westminster, including with outreach;
• Reside in New Westminster for considerable length(s) of time in their lives;
• The presence of informal supports (such as family) in the community. 

Do residents live for free in the tiny homes village? Is it open to the public?

BC Housing operates this transitional housing like other forms of rental housing or housing with support. Tenants pay rent, sign an agreement, and they can stay for one month or to a maximum of six years. It is their home, similar to a private rental residence.

When are residents moving into the tiny homes village in New Westminster?

BC Housing has advised that they expect to welcome tenants in late 2026 or early 2027.

Why is the tiny homes village in New Westminster located along River Drive?

The site was selected and privately leased by BC Housing. The land needed to be vacant, which is rare in New Westminster. The site also had to be readily available and large enough to accommodate the following:

• Approximately 30 units and amenity buildings (greater than 30,000 sq.ft./2,700 sq.m)
• On-site parking
• Loading and delivery
• Waste storage and collection, so as not to block surrounding residents, local businesses, or emergency response

The site also needed to be relatively level (flat); outside the flood plain; accessible to transit and cycling routes; and serviced for water and electricity. The River Drive location met all these criteria.

The City’s strategic and housing plans acknowledge the need for an equitable distribution of projects across the city, and that all neighbourhoods play a role in supporting housing needs. The City’s Crisis Response Bylaws (No. 8285 and No. 8286), adopted in 2021, allow government owned emergency and affordable housing on properties in all land use designations and zones.

How was the mixed-industrial nature of the location taken into account?

Given the location of the housing near industrial businesses, an Industrial and Rail Adjacency Safety Plan and other similar measures will be in place at the village. This plan will include both design and programming elements. Noise is also being considered in the design of the village.

BC Housing completed an environmental assessment on the property, with no contamination found and no further investigation required, per the Provincial Contaminated Sites Regulations.

When was the tiny homes village announced for New Westminster?

BC Housing addressed a time sensitive opportunity with the City of Victoria’s tiny homes village being decommissioned. The village needed a new home quickly, and New Westminster had the opportunity to have the physical housing units relocated within our community. Neighbours and City Council were advised of the project in February 2026 and a community open house was held on March 19, 2026. A summary of the community meetings is available on BC Housing’s website. The modular units arrived this spring in New Westminster to their new home on River Drive. The village is expected to be open for five years starting early in 2027.

How is safety going to be managed at the tiny homes village?

BC Housing and the housing provider are responsible for the safety and cleanliness. Safety is being managed for the benefit of both residents and neighbours through:

• 24/7 on-site staffing;
• Controlled access with a single-entry point;
• Security cameras;
• Increased lighting in the area;
• Program agreements for residents, which includes a crime-free addendum and addresses expectations about appropriate and respectful behaviour— especially as it relates to the health and safety of both other residents and neighbours.

City bylaws, such as for noise or unsightly premises, would apply and could be enforced, as with any private property. New Westminster Police, the City’s Community Liaison Officers, and the Crises Response Outreach Team would each engage with the residents or surrounding areas as needed, and as they do elsewhere in the community.

 What mechanisms are in place if concerns or complaints arise?

Once the housing is tenanted, local neighbours will be provided with a “who to call/when to call” card with direct phone number for the on-site staff, who can work to address immediate issues.

BC Housing will provide a Letter of Commitment to the City. A Neighbourhood Inclusion Table is expected to be established too, so that any community concerns can be discussed and addressed proactively. A neighbourhood inclusion table is a group of representatives from BC Housing, the nonprofit housing provider, the City, and community members.

In addition, the non-profit housing provider (hired by BC Housing to manage the housing) will be subject to an Operations Management Plan, which the City will be party to. Similar to a Good Neighbour Agreement, these documents are meant to hold both BC Housing and their non-profit housing provider accountable to community throughout the lifetime of the project. 

This three-fold approach addresses both design and operational considerations; provides a mechanism for responding to off-site concerns; and offers an opportunity for community members to be engaged. The same approach is being used for the HEARTH funded shelter at 502 Columbia Street in New Westminster, as well as other HEARTH program projects province-wide.

The City and BC Housing are committed to ongoing communication, monitoring, and neighbourhood engagement once the housing is tenanted.

Did the City streamline project approvals?

Rules and regulations were not changed to allow the tiny homes village. In 2021, the City made it policy that emergency, shelter, supportive, or affordable housing and similar uses are outright allowed in all Official Community Plan (OCP) land use designations and zoning districts in the city, provided the site is owned or leased by government or a government agency (Crisis Response Amendment Bylaws No. 8285, 2021 and No. 8286, 2021).

Because of this, housing like the tiny homes village has a streamlined regulatory process which does not include a Council process or public hearing. It is intended to address urgent housing, health, or other emergency needs.

Will there be infrastructure upgrades and improvements to the surrounding area?

Yes. Some minor servicing upgrades are needed for the property, to ensure safe and reliable access to water, electricity, and telecoms (phone service and wifi) for staff and residents. BC Housing will also make upgrades to the surrounding area including clearing vegetation, adding lighting, and expanding sidewalks, to ensure safety around the site for residents and neighbours. Similar to a private development, a “Works and Services Agreement” is required between BC Housing and the City. 

How much of the cost is the City contributing? 

Both the construction and operation of the tiny homes village will be primarily funded by the Provincial Government’s HEART & HEARTH program which is administered by BC Housing as part of their Belonging in BC plan.

The City has an established Affordable Housing Reserve Fund, which non-market housing developers can apply to for funds, in lieu of asking the City for relaxations—especially related to required infrastructure improvements or fees and charges.

The City has Policy and Funding Allocation Guidelines for the requests, which restricts each project to a maximum of $500,000 over the project’s lifetime. The tiny homes village project has applied to this funding program. 

How does the City prioritize funding and supporting Crises Response initiatives (like housing with supports) compared with other services and infrastructure projects needed in our community?

There are two major ways the City sets priorities for its work. Firstly, City Council creates a Strategic Priorities Plan for their term. The 2023-2026 plan includes five priority areas:

1. Community Belonging and Connecting

2. Homes and Housing Options (housing projects like this one are under this priority area)

3. People-Centered Economy

4. Safe Movement of People

5. Asset Management and Infrastructure

Another way priorities are set and funding is distributed, is through Council’s approval of the City’s Financial Plan (budget).

Learn about the 2026-2030 budget process, and how to give input or participate in the annual budget process. All residents and business owners/operators are encouraged to take part in the budget process, to ensure it supports our shared vision for a thriving and sustainable community. 

Why were the village’s housing units moved out of Victoria?

Victoria’s Caledonia Place village (aka Tiny Town) was decommissioned at the end of its funding cycle, as is proposed for New Westminster’s village. The end of funding for the village coincided with the expiry of a Temporary Use Permit granted for the housing by the City of Victoria. People lived at Caledonia Place for approximately five years, and most have since been transitioned to other more permanent homes.

Caledonia Place was located at Caledonia Ave and Vancouver Street, across from the Royal Athletic Park baseball stadium. Victoria currently has eight HEART & HEARTH program projects in their community. 

Can BC Housing renew the village after the six year time frame?

The village is proposed to be in place for up to six years which is the duration of the Provincial HEART & HEARTH funding commitment. The intention is for the village to be in place while other more permanent, purpose-designed housing units are developed in New Westminster, at which point residents would be transitioned to those more permanent homes.

Another similar project, or extension of the project after six years, would be subject to the regulations and funding that exist at that date. 

Are there other tiny homes villages in British Columbia?

Yes and they are located in Duncan, Kelowna, Vancouver, and Victoria offer notable provincial examples of the success of tiny homes villages.