Public pressure is mounting on Vancouver city council to cancel the July 14 public hearing for the city's ambitious master plan to create 17 new high-density retail villages. Expert voices, including former co-chief planner Larry Beasley and a coalition of 30 urbanists called Housing Reset, argue the plan is illogical and will harm existing neighbourhood commercial areas.
Former Planner Warns of 'Profound Negative Consequences'
Larry Beasley, the former co-chief planner for Vancouver, has written a strong four-page letter to the mayor and council warning that the plan to upzone almost 600 city blocks is a 'serious misdirection that will have profound negative unintended consequences to the whole city.'
Housing Reset, a coalition of veteran urbanists, architects and scholars, has also urged Mayor Ken Sim and councillors to stop the hearing because the 'everything-all-at-once' initiative 'would harm existing neighbourhood commercial areas,' according to a statement from the group.
Critics Question Logic Behind Village Site Selection
Planner Lewis Silberberg, lead author of a 2023 report on retail vitality and walkable neighbourhoods, questions why the village sites—which currently contain only a scattering of shops—were chosen. He said the plan appears to break the cardinal rule of retail planning: 'Thou shall not create competition with existing neighbourhoods,' especially with established commercial centres.
All critics support clustering retail outlets for walkability and efficiency but oppose the sweeping upzoning, including for buildings up to six storeys. They say it will endanger existing commercial centres, some already struggling with vacancies.
Density vs. Community: The Core Disagreement
Erick Villagomez, a UBC planning lecturer, wrote in an opinion piece for The Vancouver Sun: 'At its core the disagreement may not be about density itself but rather the difference between planning for density versus planning for community. Planning for density asks how many homes can fit in a neighbourhood. Planning for community asks how those homes connect to schools, parks, libraries, businesses, transit, public spaces and the social fabric that already exists. Density is measured in units. Community is measured in relationships, belonging and quality of life.'
Simon Fraser University business ethics professor emeritus Mark Wexler sees the Villages Plan controversy as a classic battle between 'entrepreneurs' and 'communitarians.' Entrepreneurs, including developers and their political allies, believe in moving fast and 'win, baby, win,' Wexler said. But communitarians, like Villagomez and Housing Reset members, support 'going slowly and increasing participation' so that 'everyone can end up enjoying peace and prosperity.'
