ANALYSIS | Vancouver’s New Mega Developments

Photo Credit: City of Vancouver

Faced with a mounting housing crisis, the City of Vancouver is attempting to tackle the city’s growing unaffordability through a series of mega-developments. However, these ambitious projects are facing backlash from residents concerned about the changing face of their neighbourhoods.

"We need bold actions to address this crisis, and that includes developing more housing options," Mayor Ken Sim said in a recent press conference. "Our goal is to ensure that Vancouver remains a livable city for everyone."

In 2023, the Demographia International Housing Affordability Survey ranked Vancouver the most unaffordable city in the world, and a recent Bank of Canada report labeled the situation a "full-blown [housing] crisis." Vancouverites must commit 106.4 per cent of the median income to home ownership, the report found. 

Leading the effort to address the housing shortage is the Broadway Plan, which includes a $2.8 billion SkyTrain extension and extensive high-density residential and commercial rezoning plans along the corridor. The subway project is expected to be completed in 2027.

"The Broadway Corridor is important for the city, the region, and the province. Building more homes near transit is good for people, and communities, and helps people access more transit, infrastructure, and services,” said Housing Minister Ravi Kahlon.

However, as many new developments on Broadway have been announced to rise above 20 stories, some citizens have voiced concerns about the change. Many have argued that "anti-Vancouver" high-rise designs will overshadow the city’s characteristic skyline. 

Similarly, the Sen̓áḵw development, spearheaded by the Squamish Nation, plans to deliver nearly 6,000 housing units on a 10.5-acre site near the south side of the Burrard Bridge. The project aims to provide much-needed housing, particularly for indigenous and low-income families. 

Nonetheless, the development's modern, high-density design has sparked backlash from some community members who fear the high-rises will clash with Vancouver’s traditional aesthetic. 

Opponents of these projects argue that Kits Point’s unique charm and livability are at risk, with many locals protesting against the increased density in a townhome area. But while these developments raise questions about Vancouver’s future identity, the push for high-density housing is seen as a necessary step to address the affordability crisis, with the developer claiming the towers will abide by their surroundings.

The Oakridge Park development, which sees the construction of over 10,000 new homes, a public park, and significant commercial space, is another project aiming to alleviate the housing shortage. While the project promises to create a vibrant new community hub, it has also drawn criticism over its scale and priorities. Over 80 per cent of the new units are intended for upper class buyers.

“We are continuing to build the wrong kind of housing, which is luxury,” said Colleen Hardwick, an urban geographer.

Despite criticism of Vancouver’s many new developments, the need for more housing in Vancouver is undeniable. The city’s population is projected to grow by over 200,000 people in the next two decades, intensifying demand for affordable housing. 

“We welcome actions being taken by local governments to remove barriers to creating the homes our communities need,” Kahlon told Daily Hive Urbanized. He stressed the need for developments focused on providing affordable housing rather than high-profit luxury units.

As architect and politician Patrick Condon told the Vancouver Sun, “It looks to me like the Broadway plan and the citywide plan are grounded in the same ‘trickle-down’ housing policies.” 

Alternatively, the most widespread rezoning plan will largely go unnoticed. The government’s recent Transit Oriented Development Zoning (TOD) plan aims to encourage higher density development near transit stations across the region.

Declaring 52 new TOD areas as “within 800 meters of a rapid transit station and 400 meters of a bus exchange,” the province has allowed for higher density to center around transportation services. In Vancouver, this could allow eight-story buildings to be built within 200–400 metres of stations, gradually decreasing as it reaches further from transit stations. The approach is designed to reduce reliance on cars, lower carbon emissions, and make better use of existing transit infrastructure. 

The implementation of mega developments and zoning plans highlights a broader trend toward urban densification, but there is still a margin for error. These developments need to address the urgent need for affordable housing while maintaining the qualities that make Vancouver a desirable place to live. 

As the city moves forward with these ambitious projects, Vancouver’s future depends on its ability to ensure that it remains liveable and affordable for all residents.