Vancouver’s Heather Lands Project Expands by 63% to 4,250 Homes

The Heather Lands development in Vancouver will see a substantial increase in housing, rising from 2,612 to 4,250 homes, marking a remarkable 63% growth. This initiative is spearheaded by the First Nations and Aquilini Development. A new rezoning application has been submitted to adjust the original plan for the site, which previously housed the BC RCMP headquarters.

Located just west of Queen Elizabeth Park, the Heather Lands project spans 21 acres within the Cambie Corridor and is set to redefine the area’s residential landscape. The updated plan retains the essence of the previously approved redevelopment concepts, originally established in May 2018 and revised in June 2022, but it introduces significant changes, primarily an increase in the density of residential towers.

Major Changes to Tower Heights and Housing Mix

The revised master plan proposes to increase the height of 11 of the 13 planned towers. Notably, a 15-storey structure will now reach 33 storeys, while a 25-storey tower will be elevated to 46 storeys. Previously, the tallest buildings were capped at 28 and 25 storeys, respectively. The addition of a 14th tower further enhances the project’s scope, which now includes a mixed-use structure comprising about 246,000 sq. ft. of market residential space and nearly 4,000 sq. ft. allocated for retail and dining options.

The Indigenous cultural centre planned for the site will be reduced from 25,000 sq. ft. to 10,000 sq. ft. due to its distance from the First Nations’ reserve neighbourhoods, which may limit its accessibility and utility to the community. The centre will still be accompanied by a residential tower, contributing to the project’s overall density.

The shift in housing strategy includes a substantial increase in affordable housing options. The new proposal outlines a mix that includes 2,937 below-market leasehold strata homes under the provincial government’s Affordable Housing Initiative (AHI), alongside 701 market leasehold strata homes and 612 social housing units. This contrasts with the earlier plan, which had a different composition of housing types, including 1,672 market leasehold strata homes and various rental units.

Financial Support and Community Benefits

In September 2024, the provincial government allocated $672 million to support the Heather Lands development, aimed at facilitating the construction of thousands of below-market housing units. Under this initiative, buyers will initially finance 60% of the market price, with the government covering the remaining 40%. This investment is poised to make housing significantly more accessible for residents.

The First Nations involved in the project will also contribute to social housing efforts, constructing 281 units on their owned parcel and providing land for an additional 331 units at no cost to the City of Vancouver. Should the AHI funding be withdrawn, the project will maintain a housing mix of 70% market leasehold strata, 20% social housing, and 10% secured purpose-built market rental housing.

The Heather Lands project is not situated on a reserve, as the three partnering First Nations acquired the land from the Canada Lands Company (CLC) a decade ago. CLC has remained engaged in the project to facilitate the rezoning application. The real estate development is being led by the MST Partnership, which includes Aquilini Development, known for its ownership of the NHL’s Vancouver Canucks.

As the redevelopment progresses, the project is expected to deliver significant public amenities, including a 4.4-acre central park and a childcare facility for up to 125 children, exceeding earlier plans for a smaller facility. Additional provisions include a designated area for a future French-language public elementary school, and improvements to public transit infrastructure, enhancing accessibility to the surrounding community.

Demolition of the existing police headquarters began in 2024, with the project planned to unfold in five phases. The first phase will focus on the southeast parcel, followed by the southwest parcels, ultimately culminating in the northern portions of the site.

In exchange for the increased density, the project will contribute approximately $112 million in development fees to the municipal government and allocate $5.8 million for public art, featuring Indigenous installations on the site.

This ambitious development not only aims to address the pressing housing needs of Vancouver residents but also seeks to integrate community-driven amenities and infrastructure, marking a pivotal step forward for the local First Nations and the city as a whole.