When it comes to intensification one of the things we have long supported is the idea that it’s critically important that density is done well. It’s no use just building high density on its own and it’s the access to local amenities that will determine just how liveable a place is. As the amenities in an area increase it helps to make development much more viable and transport is one of the most important in that regard. Build a motorway through an area and it’s not going to be very conducive to residential development, build a rapid transit line and you can get quite the opposite.  Vancouver is one of the best examples of this and this video from last year shows the impact over 30 years that the initial Skytrain line has had on the area it passes through.

In 2009 Vancouver built the Canada Line which is another line on their Skytrain network. This article from The Atlantic Cities is about some of the impacts that have occurred along the route.

But the light rail line is also becoming a model for spurring environmentally responsible growth around stations, where people will ride transit more and drive less. The Canada Line has sparked a development boom unlike anything in the region’s history.

The most striking transformation is happening in Richmond, a suburb south of Vancouver. Richmond was a bedroom community for decades. Since the late 1990s, it’s turned into the region’s primary settling point for Chinese immigrants. However, Richmond has still retained the look of a North American suburb, with a highway-like main street pocked with large malls and parking lots on either side.

Now, Richmond is the southern terminus of the Canada Line, with easy transit access to both Vancouver and the international airport. The train runs on an elevated track above the main street, No. 3 Road. Since the rail line opened in 2009, clusters of mid-rise apartment towers have gone up around stations. More are in the works. By 2040, Richmond expects to see 30,000 more people living around the line in its city center, and all the parking lots covered with buildings.

It would be interesting to hear how the local retailers near train stations are doing. But it’s not just Richmond benefiting from the Canada Line:

Vancouver is also seeing a development boom around the Canada Line. Near one station, a 1950s era indoor shopping mall called Oakridge is being redeveloped with 13 new apartment and office towers and more retail space. Oakridge is owned by a subsidiary of the Quebec credit union that is one of the main investors in the Canada Line project.

Elsewhere on the line, Vancouver currently has 12 projects approved, 13 applications underway, and 10 more inquiries. If everything gets built, that will add another 4,100 housing units to Cambie Street, whose previous life was as a sleepy row of single-family homes.

“The province and the city made a significant transit investment and now what we’re seeing is that people are greatly attracted to it,” says Brian Jackson, Vancouver’s general manager of planning. “It’s been a magnet for new development.”

Vancouver got to its planning work a bit later than Richmond did. A Cambie Corridor plan was not finalized until 2011. But even before that happened, land values along the line soared and properties started trading hands.

The city’s major developers say they have one priority when they look at project sites these days – access to transit. “It used to be about location, location, location,” says the city’s most influential real estate marketer, Bob Rennie. “Now it’s transit, transit, transit.”

One of those is this development I talked about a few months agoClearly the Skytrain has been immensely successful on many fronts in reshaping the city.

Over the next few years I think we’re going to increasingly see similar activity along parts of our rail network – although not likely as high and we won’t truly see any major change on the western line until the CRL is built dramatically reducing travel times to the CBD and elsewhere. The only thing that will hold this back is going to be the Unitary Plan however I suspect we will likely be on to a second version by then which will hopefully address some of these issues. Morningside is a good example of where there could be substantial changes if the zoning allowed for it.

On the issue of development Kent has kindly created this map which shows the location of the apartments in our development tracker and also shows how they would relate to the Congestion Free Network which would further open up large areas to vastly improved transport options.

Share this

13 comments

  1. Matt it would be good to explain Kent’s map at the end. This shows recently announced residential developments scaled by red dot size plotted onto our CFN map. Showing that already new developments are being placed well for a high class Rapid Transit Network.

          1. Yeah it’s weird. At a certain scale it’s wrong but keep zooming in. The data is correct, but there are these lingering issues with some of the tiles…

        1. Kent, great map. Well done. Do you think the Milford apartments on top of the mall should go here too? It’ll show that they are not really in a good “transit” place…

  2. The area between Morningside station & St Lukes seems nicely suitable for a cluster of mid to high rise apartments and turning Morningside Drive into a fantastic retail main street.

    1. Well, that area was zoned for 4-storey Mixed Use in the draft Unitary Plan, but our fearless councillors decided it would be better to keep it for (the existing) low-density light industrial use.

  3. Is the Alexandra Park development really going to be built in the green belt of Cornwall Park near Puriri Drive? I assumed it would be next to Alexandra Park itself. It’s a very pretty location, but a wee bit too far to walk to rail line, supermarket etc.

    1. It’s in a fairly good position, I think: post-New Network it’ll have the Ellerslie-Pt Chev frequent route stopping outside the front door, and the Onehunga-CBD-Takapuna frequent route less than 10 minutes walk away on Manukau Road.

Leave a Reply