Erick Villagomez: The Villages Plan: What it is, why it’s happening and why some people are concerned.
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If you’ve heard people talking about Vancouver’s proposed villages plan and wondered what all the fuss is about, you’re not alone.
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The idea sounds simple enough. The city wants to create 17 “village” areas across Vancouver — small neighbourhood hubs where people can live close to shops, services, restaurants, parks and other everyday amenities. The goal is to make it easier for people to meet many of their daily needs within a short walk, bike ride or roll from home.
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Most people would agree that sounds like a good thing. Walkable neighbourhoods are popular. Local businesses are popular. More housing options are popular. The villages plan is built around all three ideas.
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So why is it generating so much debate?
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The answer isn’t that people oppose walkable neighbourhoods. Many of the plan’s critics support the same goals as the city. The disagreement is largely about how those goals should be achieved and what unintended consequences might come with them.
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The city’s argument is straightforward. Vancouver continues to grow, housing remains expensive and many parts of the city are still dominated by detached housing. The villages plan is intended to allow more homes in these areas while creating local commercial hubs that residents can walk to.
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Under the proposal, areas around 17 selected intersections — about 13,000 lots — would be pre-zoned for a range of new housing types. Some sites would allow townhouses and small apartment buildings. Others would allow apartment buildings up to six storeys.
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Unlike traditional planning processes, where rezonings are reviewed site by site, pre-zoning establishes permitted density and building form in advance. Over time, the city hopes more residents living near shops and services will help create vibrant, complete communities.
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For supporters, this is simply good planning. More housing. More walkability. More local businesses. Critics, however, argue that the reality may be more complicated.
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The most common concern is whether Vancouver is focusing on the right locations. Many existing neighbourhood shopping streets are already struggling. Dunbar Street, for example, has one of the highest retail vacancy rates on Vancouver’s west side, while Point Grey Village faces similar challenges. Critics question why the city is creating new commercial nodes when some existing ones are finding it difficult to attract customers and businesses.
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The city argues that added housing density around village centres will eventually provide the customer base needed to support local retail. Opponents worry new retail space could arrive long before enough customers do, creating additional competition for businesses already under pressure.
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Another concern involves housing choice. The villages plan is often presented as expanding options, but approximately 750 properties closest to proposed village intersections have been identified as future commercial expansion areas intended to accommodate retail growth. Critics argue this channels those properties toward four- to six-storey mixed use redevelopment, limiting alternatives like small apartment blocks, townhouses, and laneway houses. Existing homeowners in these areas would also be unable to build additions to their homes.
