Surrey Receives Support for New NCP in Grandview Area 5

By Mike Harrison

At the November 4th council meeting, a report was presented to mayor and council requesting authorization for staff to begin the preliminary planning assessments and studies required in advance of a new neighbourhood concept plan (NCP) in Grandview Area 5. This is the first step of a new NCP. 

The History

The Grandview neighbourhood of South Surrey, generally bounded by Hwy 99 on the west, 184 Street on the east, 16th Avenue on the south and 32 Avenue on the North, began its planning journey with a General Land Use Plan (GLUP) in 2005. Since then, sub-neighbourhoods have been developing in stages as new secondary plans are created. Area 1 and 2 have mostly built out as Morgan Heights and Sunnyside Heights. More recently, the plans for Areas 3 and 4, now named Dart’s Hill and Redwood Heights, respectively, have been approved. In the image below from the City’s corporate report, you can see the existing neighbourhood plans and the new Grandview Area 5 plan boundary in the centre in orange.

Proposed Grandview Area 5 NCP  Boundary

(Source: City of Surrey)

The sequence of development amongst the Grandview areas has largely followed servicing catchments and area topography with downstream neighbourhoods being planned first and upstream neighbourhoods following.  That continues to be the case with Area 5 as the area will piggyback off the major sanitary pump station infrastructure that is in process for Redwood Heights and the water upgrades required for Dart’s Hill and Redwood Heights. 

While Dart’s Hill and Redwood Heights have yet to see any new construction, the planning process for a new NCP takes years and there has been considerable progress towards the servicing infrastructure for those areas, mentioned above, so it’s logical for this planning study to begin. 

Neighbourhood Support

The City of Surrey petitioned land owners in the area and, of the 419 properties in the area, 55% responded in support, representing 57% of the total land area in the proposed plan. This meets the threshold required to initiate this background planning study. 

Next Steps

With council approval, staff will now initiate the background studies which will provide them with the necessary information to determine more detailed plan boundaries, sub-areas and servicing implications. The City’s report to council explains that we can expect to see an update on this preliminary work and a Terms of Reference at some point in 2025. 

Generally in Surrey, NCPs are created in two stages. Stage1 is a draft land use plan and preliminary servicing strategy. The draft land use includes the road network, proposed parks, open space and more. Stage 2 is the detailed engineering work, urban design guidelines and development policies. It is also when neighbourhood-specific development fees (DCCs and CACs) are introduced as part of the NCPs financing plan.

CLICK HERE to read the entire report to council.

If you own land in the area and are curious how this planning study impacts your property and its value, feel free to reach out at the coordinates below.