Land Use

Change Comes to Gordon Head

Those of us who have lived in Gordon Head for some time have noticed a great deal of change in the way that land is used. The pace of change seems to be increasing. Your association would like your ideas on how we can deal with the changes that are coming to our area. 

The Municipality of Saanich has indicated that it will support increased population density in the municipality. There appear to be several reasons for this.

• The need for more housing as people move into the region.
• A desire to limit urban sprawl. The Agricultural Land Reserve (ALR) and the Urban Containment Boundary keep farmland and green spaces from being developed.
• Promotion of public transit. An expanded public taransportation system needs a higher population density to make it economically viable.
• Limitation of greenhouse gas emissions. Services will be built in areas of higher population density and will encourage walking and the use of public transit.
• The need to provide for affordable accommodation in an area where the cost of single family homes is becoming prohibitive.

This move on the part of Saanich to concentrate and contain growth has taken several forms. 

• The designation of areas where significant increases in density will be allowed.
  • Major Centres such as Uptown, Royal Oak and University (McKenzie and Shelbourne).
  • Neighbourhood Centres; McKenzie and Quadra and Shelbourne at Cedar Hill Cross Road.
  • Villages; Feltham, Cadboro Bay, Cordova Bay and Broadmead.

The type of building that will be approved in these areas ranges from multi story apartment buildings to town homes, to mixed residential/commercial developments and institutional use.

• Saanich has indicated support for increased density in residential neighbourhoods. This includes duplexes, triplexes, townhomes, multi family residential (up to 4 stories) and residential/commercial mixed use. 

• We have also seen the official approval of secondary suites in the part of Saanich South of McKenzie 

• There appears to be tacit approval of secondary suites in other areas of the municipality as well as the use of auxiliary buildings as self-contained rental accommodation.

• Gordon Head is beginning to see the replacement of older homes on larger lots. In many cases, this involves the subdivision of the lot and the construction of two or more houses on the same parcel of land. 

This has resulted in situations where a 1400 sq. ft. home on a 12000 sq. ft. lot is replaced by two 3000 sq ft houses. It has been our observation that each of these homes is likely to have a self-contained suite and an auxiliary building with living accommodations. So, one modest home is replaced by 6 dwellings.

The Constitution of the Gordon Head Residents’ Association states: 

The purposes of the Society are: 2 (c) To limit population densities of the community by encouraging the single family dwelling nature of the area. 

Unfortunately, this is no longer possible and your association has been dealing with the problem of how to balance the positive aspects of densification with the need to preserve the quality of life in our area. 

We are presently dealing with a proposal for Shelbourne Street where 5 single family homes may be replaced with 84 condominium and town house units. The Gordon Head Store will be replaced by a mixed commercial/residential project with 4 town homes. There are several other projects in the planning stage that will result in an increase in the number of people living on the property.

We know that some developments may have a positive effect, allowing for more appropriate use of the property or having the potential to provide facilities and services that are beneficial for the community.

How does this increase in density affect us Gordon Head?

Some of the concerns that members have expressed to us are: increased traffic on the streets, parked vehicles creating hazardous conditions on our residential streets, loss of privacy and the quiet enjoyment of back yards, increased transience and lack of connection with neighbours. 

The GHRA would like your input as we try to come to terms with these changes in our community. You can give us your ideas on the website or by emailing us at contact@gordonhead.ca

1. Do we agree with Saanich’s push to create centres of higher population density?
2. What do you see as the positive and negative effects this densification?
3. What are the consequences of not increasing the population density in Saanich?
4. How can we mitigate the negative effects while enhancing the positive effects of urban density?
5. How should the association respond when faced with development proposals that increase density?
6. What should we be requiring of Saanich and developers in return for increased density? 

For more information on Saanich’s planning for the future go to http://www.saanich.ca/living/ocp.html