BC Housing's Tiny Homes Village
New Westminster is now part of a Provincial government program called “HEART & HEARTH” to address homelessness. Funded through this Provincial program, BC Housing is building a tiny homes village at 502 Twentieth Street (at River Drive).
Background
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 serves as transitional housing for people who have experienced homelessness, supporting them on their path toward stable and permanent housing.
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. Duncan, Kelowna, Vancouver, and Victoria offer notable provincial examples of the success of tiny homes villages.
A time sensitive opportunity arose with the tiny homes village in Victoria’s Caledonia Place village being decommissioned. The village needed to find a new home quickly, and New Westminster had the opportunity to have it relocated to our community.
BC Housing's tiny homes village in New Westminster
BC Housing's tiny homes village will provide homes for 30 New Westminster residents. The residents can stay for as little as a month, to as long as six years. In the meantime, planning and construction is underway elsewhere in New Westminster for more permanent, purpose-designed housing with supports.
The tiny homes village will be:
- Operated by an experienced, nonprofit housing provider
- Be a closed, secured site that is staffed 24/7
- Will offer on-site wrap-around supports to residents, like daily meals, life-skills training, recovery services, health care, and transportation
Residents will pay rent and sign a program agreement, which includes participation and behavioural expectations. The village is transitional housing, not a public-use shelter, nor an overdose-prevention service (i.e., supervised injection/inhalation site).
To learn more about the project, including criteria for its future tenants, and how and when a nonprofit housing provider will be chosen, visit BC Housing’s website.
- What is a tiny homes village? Are there others in British Columbia?
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 serves as transitional housing for people who have experienced homelessness, supporting them on their path toward stable and permanent housing. To that end, villages include wrap-around supports for residents such as health services, nutritious meals, skills building, recovery services, tenant support, and transportation. This approach helps to break the cycle of homelessness.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. Duncan, Kelowna, Vancouver, and Victoria offer notable provincial examples of the success of tiny homes villages.Who will live here?
The village provides transitional housing. Like other forms of rental housing or housing with support, tenants pay rent and sign an agreement to live there. They can stay for as little as a month, to as long as six years (the duration of the village program).Tenants apply to BC Housing (which functions similar to a landlord). BC Housing selects residents through an evaluation program called Coordinated Access and Assessment. Transitional housing is more formal than a shelter, and applicants must demonstrate a level of personal stability to be selected.BC Housing has committed the units in the village 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 engaging with supports and services in New Westminster, including engagement with outreach;
- Having resided in New Westminster for considerable length(s) of time in their lives;
- The presence of informal supports (such as family) in the community
Why was the tiny homes village 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. Because of the location, it is anticipated that a shuttle service would be provided to residents in order for them to access services elsewhere in the city.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.Why were neighbours informed of the village so close to arrival of the units on site?
The tiny homes village is expected to welcome tenants in December 2026. Neighbours and City Council were advised of the project in February 2026, and a community open house is scheduled for March 19th, 2026.A time sensitive opportunity arose with Victoria’s Caledonia Place village being decommissioned. The village needed to find a new home quickly, and New Westminster had the opportunity to have it relocated to our community. The modular units from Victoria’s village are expected to arrive at River Drive for on-site storage this spring, sometime between March and May 2026.Why was the village 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 in 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 has eight HEART & HEARTH program projects in their community.How is safety going to be managed?
BC Housing and the housing provider are responsible for the safety and cleanliness of this housing. Safety is being managed for both residents and neighbours through:- 24/7 staffing on-site;
- 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.
Given the location of the housing near industrial businesses, a Rail Safety Plan and other similar measures will be in place at the village too.
For the City’s part: 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.For nuisances: City bylaws, such as for noise or unsightly premises, would apply and could be enforced, as with any private property.What mechanisms does the City have if concerns or complaints arise?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 made up of representatives from BC Housing, the nonprofit housing provider, the City, and community members.In addition, the nonprofit 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 nonprofit housing provider accountable to community throughout the lifetime of the project.This three stem 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 public hearing. It is intended to address urgent housing, health needs, or other emergency needs.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 asking for up to $500,000 over the project’s lifetime. It is expected the tiny homes village project would apply to this funding program.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 make upgrades to the surrounding area as well, such as 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” would be required between BC Housing and the City.Can BC Housing renew the village after the 6 year time frame?The village is proposed to be in place for up to six years: that 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.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 Connecting2. Homes and Housing Options (housing projects like this one are under this priority area)3. People-Centered Economy4. Safe Movement of People5. 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. Winter 2025-2026
- New Westminster becomes a HEART & HEARTH partner community
- Modular units from Victoria’s Caledonia Place tiny homes village become available for relocation
- Immediate neighbours in New Westminster are advised of the New Westminster location and project plans
- BC Housing presents the project to New Westminster City Council
Spring 2026
- Information sessions are held by BC Housing for the project’s immediate neighbours
- A community information session to be held by BC Housing for a more general audience (March 19th)
- Modular units are shipped by truck to the site for temporary storage while the village design is being finalized
Summer 2026
- BC Housing staff work in collaboration with City of New Westminster staff to finalize the village design, including infrastructure and life-safety needs
- Living units from Victoria are updated on-site, and additional modular amenity buildings are shipped to the site
- BC Housing runs a public Request for Proposals (RFP) process to secure an experienced, non-profit housing provider as the operator for the housing
- BC Housing engages a contractor who begins to prepare the site for construction of the village (clearing vegetation, service connections, etc.)
Fall 2026
- BC Housing evaluates the proposals, and awards the operator contract to a housing provider, working with them on tenanting criteria and operational standards (like curfew times, partnerships with service providers, pet policy etc.)
- The tiny homes village set-up is finalized
- A tenant selection process occurs through BC Housing’s Coordinated Access Program, using their Vulnerability Assessment Tool, with priority given to people who already live or are regularly sheltering in New Westminster
Winter 2026-2027- Opening the village to residents
Community Open House
On Thursday March 19, 2026, BC Housing hosted a community open house at Anvil Centre. This event included the latest project information available at that time.
Participants were able to ask questions of both BC Housing and City of New Westminster staff.
Take a look at the poster boards on display at the event.A summary report on discussion themes at this event, and at small-group sessions held with immediate neighbours earlier in March, is being prepared and will be posted publicly by BC Housing.
Contact
When residents move in, which is expected in December 2026, BC Housing will provide a clear “who to call and when to call” contact card to neighbours and community groups. That card will include direct contact information for the housing provider, who will have staff on-site 24/7. 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 made up of representatives from BC Housing, the nonprofit housing provider, the City, and community. The group would meet on a regular basis.
Until that time, BC Housing can be contacted at .
For any issues arising off-site on public property, reach out to the City’s Community Liaison Officers, the Crises Response Outreach Team, or the Biohazard Removal Program, by calling 604-527-4502. For maintenance issues visit seeclickfix.com (which is also available as an app on your phone). For questions related to the City’s housing and homelessness programs, please contact .