Housing
December 1, 2025
What's New
2830/2850 Lansdowne Proposal
Background:
The proposed development involves two adjacent R-2 zoned lots on Lansdowne Road. The developer proposed construction of three homes (2 principal buildings + 1 Accessory Dwelling Unit) on each of the two properties, for a total of six residences, totalling close to 20,000 sq.ft. of built space, accessed by a shared driveway in the middle of the two lots.
The developer worked on his plan with Oak Bay’s Planning Department and the Advisory Design Panel. He went in front of Council on September 8/’25 with the expectation he would receive the final approval needed to get a building permit. Council’s approval was necessitated by the fact that the project is in the Uplands and is therefore subject to the Uplands Siting and Design Guidelines.
Council listened carefully and asked many questions about the design, the tree canopy, impact on the park-like setting, etc., but ultimately they refused the developer permission to build the project as presented; they asked him to re-visit his design, further engage with Oak Bay’s Planning Dept. personnel and return to council with a revised proposal.
Council was concerned about the massing and proportion of dwelling spaces on the lot, the amount of landscaping vs. built square footage and the impact on the tree canopy. They appreciated the quality of the architectural design but felt the proposal ‘read like a subdivision’ rather than the intent of the Bylaw, of one or two principal buildings, plus possible secondary suites or ADUs on any lot (total of 4 dwellings permitted by the Bylaw, as instructed by the Province). They even indicated they might consider a single building with multiple dwellings, but were concerned about the form and character of the proposed six homes, where formerly two individual homes had stood.
Concerns were raised as the plan required 48 of 65 protected trees be removed and the length of time it would take to recover the mature tree canopy. UNA Board members had reached out to the Oak Bay Arborist to stress the importance of his group’s input to the impact on the Uplands tree canopy of any new development proposal. There were also concerns about the fit of the proposed development within the original Olmsted vision for the neighbourhood and the National Historic Site context.
There was significant negative opinion among Uplands residents about the proposed development, with a campaign of letters to Council opposing the proposed development; the proposed development was seen as an unwanted precedent that could lead to many more similar proposals. A survey opposing the proposed development garnered almost 600 signatures.
Update
On November 24, 2025, Oak Bay Council denied the developer’s re-submission of his planned 6-home development on Lansdowne. The developer, working with Oak Bay staff, had made changes to his original proposal by reducing the number of mature trees to be removed from 48 to 30, reducing driveway widths, updating the fencing between the homes and increasing replacement tree plantings.
The developer concluded his revised proposal allowed for ‘considerate and moderate densification’. An ‘overwhelming’ written response from residents urged Council to reject the revised proposal, which they did by a narrow vote. However, they encouraged the developer to consider revising his proposal and return with a redesign that took into account all the concerns expressed by Council (and by residents, through Council).
What’s Next:
2830/2850 Lansdowne Road: the UNA will continue to monitor any further proposals put forward by the developer related to these properties.
The UNA monitors any proposals for new housing, zoning bylaw changes, impacts to the tree canopy and other changes to the unique elements in the Uplands and we alert UNA members to this information.
August 5th, 2025
What's New
The UNA carefully monitors any proposals for new housing, zoning bylaw changes, tree canopy changes and changes to other unique elements of the Uplands, and will alert UNA members to such proposals:
2830/2850 Lansdowne Road
This proposed development involves two adjacent lots in the Uplands on Lansdowne Road, located on the north side between Ripon Road and Norfolk Road. Both properties are zoned R-2 Residential Use. The purpose of the application is to permit the proposed construction of a Small Scale Multi Unit Housing development consisting of three homes on each of the two subject properties (two principal buildings and one Accessory Dwelling Unit/per lot), for a total of six residences across the two lots, accessed by a single shared driveway in the middle of the two lots.
At its July 14/’25 presentation to the Advisory Design Panel on Uplands Design and Siting (ADP), Oak Bay planning staff described the development as “six units each having a unique design in a similar style which creates architecturally harmonious appearance”. The individual units would each have their own yard areas demarcated by fences and will appear as six individual homes on a shared driveway. The proposed development is intended to add diversity to the high-quality housing stock in Uplands by offering modern dwelling units with smaller and lower-maintenance yards that are still designed to be in keeping with the elevated architectural character of the neighbourhood.
Two ADP members raised questions concerning the application. One ADP member spoke in favour of the application (diversity of design for the Uplands; excellent quality development). One concern is the loss of trees (48 of 65 protected trees will be removed) but they were satisfied that replacement tree plan adequately addresses this issue. There was a question about using horizontal slat fencing to demarcate lot boundaries instead of using landscaping. The architect for the proposed development advised that landscaping (i.e. plantings) would be used to soften the fencing.
The other ADP member focussed on the two garages associated with each home. The architect for the proposed development responded by saying that a 2-car garage at each home was required by the ‘market’ and mentioned that the garages were not opening directly onto Lansdowne Rd.
The ADP recommended that Council approve the Uplands Siting and Design Permit for this project with one consideration: a request that Council consider minimizing the impact of the garages.
Issues that have been raised by UNA members concerning the proposed development are:
- It is assumed that the proposed development will be a bare land strata but no details have been provided
- Of 65 bylaw protected trees located across the two sites, 48 are slated for removal. Reasons for removal include tree location in or adjacent to building envelopes or within the driveway route. In accordance with the replanting ratios required by the Tree Protection Bylaw, these protected trees are required to be replanted at either a 1:1 or 2:1 ratio (depending on species) and a total of 81 new trees are required to be planted to compensate for the 48 removals, resulting in a net gain in the number of trees on site. The landscape plan notes that the final canopy coverage target percentage will be determined by the project arborist. At the present time it is not known whether the planting plan will meet the 45% canopy coverage target required for R2 zoned properties under the Tree Protection bylaw. OB staff has stated that “given the volume of trees to be replanted, it seems very likely the target will be met or exceeded. This will be confirmed by the project arborist prior to permit issuance.” If the proposed development is approved, a tree permit will be required for removal and/or work within the protected root zone of any trees being retained. Key issues: will the planting plan for the proposed Lansdowne development meet the 45% tree canopy coverage target required for R2 zoned properties as set forth in the Tree Protection Bylaw? Does the proposed design of the project meet residents’ expectations regarding form and character of dwellings in the Uplands? What will be the nature of the land tenure?
- There is concern about the adequacy of infrastructure to support six dwellings on sites where previously only two homes have been located.
What's Next
Council will consider the ADP recommendation regarding the Lansdowne housing proposal at Council’s September 8 or 15/25 meeting. OB Staff have advised that pursuant to the Oak Bay Council Procedure Bylaw, there is no public participation opportunity at the Council meeting – i.e., members of the public cannot verbally oppose the Lansdowne project during the ‘Public Comments’ section of the Council meeting or when the Agenda item is discussed.
However, comments can be made in writing concerning the Lansdowne project. Public input concerning the proposed development, in writing, addressed to Council, is encouraged prior to September 8/25. Email communication may be sent to obcouncil@oakbay.ca
Note to UNA members: while public comments cannot be made to Council about an individual proposed project, residents are permitted to speak in general terms about issues such as affordable housing, Uplands’ historical value, the park-like environment, the tree canopy’s role in climate mitigation, etc. Written submissions related to individual projects are encouraged, as noted above.
While Uplands enjoys the status of a National Historic Site (as of 2019), that designation is honorary and does not protect the neighbourhood from additional small scale multi unit housing projects. Up to four dwellings can be built on any lot that formerly held one single family home.
While not in the Uplands, the UNA is also monitoring a major proposed infill housing project along the Oak Bay waterfront. Sotheby’s International Realty has applied to build three residential towers along a 6-acre stretch of land directly across from the Victoria Golf Club on Beach Drive. The project would include 582 dwelling units.
Plans are currently being reviewed by Oak Bay staff and will then be posted on the District’s Development Tracker, which will provide updates on the application process.
A development of this magnitude would require changes to the District’s zoning bylaw, in addition to an amendment to the Official Community Plan, both of which would trigger public hearings, if Council decides the application has sufficient merit.
Former Entry
What's New
In order to increase housing availability in BC, at least 4 dwelling units can now be built on any lot in Oak Bay, including lots in the Uplands neighbourhood. Starting in 2024, Oak Bay’s mandated additional dwelling quota was 664 units over a 5-year period. A Housing Needs Report was subsequently completed in early 2025, forecasting the need for 3,761 dwelling units in Oak Bay in the coming 20 years (see Background section).
Concurrent with the Province’s housing directive, one of Oak Bay Council’s key priorities for the 2022 – 2026 term also addresses the need for increased/diverse housing in the District. The goal of this priority is to enable the creation of more diverse and affordable Oak Bay housing that is responsive to current and future community needs and climate change imperatives.
What’s Next
Oak Bay will update its Official Community Plan (OCP) and Zoning Bylaw in late 2025 to accommodate Provincial legislative requirements related to housing, focussing on multi-family and infill housing options. Modus Planning, Design & Engagement consultants sought input from residents at four recent public sessions and they will work with Oak Bay staff to complete the update (see OCP section for details).
OCP activities provided UNA members with the opportunity to provide input to planning, land use and housing issues that will affect Oak Bay and the Uplands neighbourhood over the next 20 years. The UNA will review the draft report to Council.
The UNA will also monitor the District’s Housing Action Program (HAP) projects underway in Oak Bay, especially as they relate to the Uplands.
Oak Bay staff have informed the UNA that the Uplands Regulation bylaw, which authorizes the Uplands Design Guidelines for siting and architectural design applications, is likely to be reviewed. The UNA Board is considering how best to participate in this review. The UNA’s objective is to preserve the original goals for the Uplands as set out in the Guidelines, bearing in mind the legislative changes permitting densification in the Uplands.
Background
Oak Bay operates under the provisions of the BC Local Government Act, which sets out all powers, duties and functions for municipal governance throughout the Province. The Provincial initiative (Bill 44) related to increased housing required the District to reprioritize projects to ensure legal compliance and implementation of the Provincial Legislation, as summarized below:
District Housing Action Program (2024-2028)
The District’s new Housing Action Program (HAP) combines Council Priority Projects related to housing, while also responding to the Provincial housing initiatives. This goal has become the District’s top priorities for the next 2 years.
Housing Supply Act: response to the Housing Target Order (2023-2028)
The Housing Supply Act gives the Province the authority to set housing targets in municipalities; Oak Bay’s initial target order was for a minimum of 664 net new housing units to be completed by 2028. Housing targets are measured annually by net new units completed/occupied and actions taken by the Municipality to facilitate targets. However, while local governments set policy conditions to enable housing construction, the pace of activity is dependent on external factors such as financing and land/materials/trades availability.
When Oak Bay did not meet expected targets at the end of the first year, the Minister appointed a Housing Advisor to review the situation and make recommendations. The resulting report noted that the District wasn’t deliberately trying to thwart provincial legislation, and was making ‘reasonable efforts’ to meet housing targets. The report included recommendations related to streamlining approvals, staff-level approval for minor variances and minor changes to parking requirements.
Development Cost Charge (DCC) Bylaw and Amenity Cost Charge (ACC) Bylaw (2024/2027)
Development of ACC and DCC programs to incorporate Provincial changes introduced through legislation is underway. These programs will assist in funding the costs of infrastructure and amenities (e.g., schools) to support increased housing supply and growth.
Housing Needs Report (HNR) (2024)
The Province required the District to complete an Interim HNR by January 1, 2025. Proposed changes to the Final Housing Needs Report include using a ‘standard method’ for a more consistent, robust understanding of both local housing needs needed and over the next 20 years. Using the recommended standard method, Oak Bay is forecast to require 3,761 new dwelling units in the coming 20 year period.
Official Community Plan (OCP) Review (2024-2025) (see also OCP section of website)
The Province requires the District to have an updated OCP by December 31, 2025 to accommodate growth over the coming 20 years. The OCP must then be updated every five years.
Zoning Bylaw Review (2024-2025)
In tandem with the updated OCP, the Province is also requiring that the District’s Zoning Bylaw be updated to accommodate the planned 20 year housing needs. These changes are required to be in place by December 31, 2025.
Optimize Development Processes (2024-2028)
This project’s goals include streamlining, enhancing, and modernizing department processes and systems, followed by the implementation of recommendations, best practices, information technology and innovative approaches to improve development approvals processes.
Resources
https://connect.oakbay.ca/ -see: Housing Action Program
Council Priority Projects: https://www.oakbay.ca/municipal-hall/plans-and-reports/council-priorities-plan
Community Building and Planning Services e-mail: planning@oakbay.ca
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