A closer look at Heather Lands, First Nations Land, the second large redevelopment in Cambie Corridor Plan.

A closer look at Heather Lands, First Nations Land, the second large redevelopment in Cambie Corridor Plan.

  • Community
  • Real Estate
  • Vancouver
November 16, 2020

The Canada Lands Company (CLC) and MST Partnership (Musqueam Indian Band, Squamish Nation and Tsleil-Waututh Nation) discretely submitted application rezoning application on October 2 for the 21-acre (43,560 sqft) RCMP Fairmont Complex site. A virtual open house is scheduled for January 2021. Heather land is one of three major redevelopments in the Cambie Corridor plan next to Oakridge Mall and Oakridge Transit Centre. Their existence is influential in terms of future housing value and economic growth in the area.

The Official Community Plan (OCP) initially planned the Heather Lands to be a cultural and recreational hub. What was approved at the end was limited institutional, cultural, or recreational uses (seniors centre, community facilities, daycare). New office or retail use should not be considered in this residential site. The proposal resembles little of what was voted on. The new proposal features a maximum height of 28-storeys for anything building within the project. A mix of market residential, secured market rental housing, social housing, retail, office space. There is also an MST Cultural Center, childcare facility, and CSF French Elementary school.

A collaborate effort from First Nation and Crown corporation visions “the Heather Lands is to create a sustainable new neighbourhood that will be a place to welcome and connect all people and cultures, and share the traditions, culture and values of the Musqueam, Squamish and Tsleil-Waututh Peoples.”

The architectural design will incorporate first nation design language. The connecting four large parks representing a natural realm. The buildings exterior and landscape will be deeply inspired by First Nation art and use of wood. Historically the land was used as a transportation corridor for first national people, which is why First Nation has right to the land and the redevelopment will help preserve and spread First Nation History.

The Fairmont Building in Heather Lands built in 1914 is almost 100 years old. It has a federal heritage designation. It represents a difficult era for First Nation and Indigenous people in Vancouver and Canada. Incentives (density bonuses and relaxation of regulation) for retention of this building was available, but the current proposal will move the building off site. We did not see where the RCMP building is relocated to either.

The Heather Lands will create a total of 2,212 residential units and a combined 125,279 sqft of retail and office space. In our opinion the project resembles the Oakridge Transit Center. It will be residential housing dominated with minimal institutional building and recreational facility. It did not pose any uniqueness and diversity for the neighbourhood. Is the single cultural center enough to preserve history and energize the overall area? The three major redevelopment is so close to each other that it should complement each other rather than remaking what was unique into a basic residential neighbourhood with some retail and office space.

Given the size of the project, there will be many rounds of revision and the first round of virtual house takes place on January 2021.

Yoyoe Lu

Founder and managing principal

Yoyoe is the founder and managing principal of Claridge. She was ranked one of Vancouver’s top real estate agents. Currently, Yoyoe is our strategic mind leading the team to success. Her affiliation with industry professionals put her ahead of our competitors. Yoyoe is also part of the Rotary Club of West Vancouver, Canadian Homebuilders Association, Urban Land Institute and Urban Development Institute.

Ashley Osborn

Development Site and Investment Specialist

Ashely is our lead land and investment advisor. He has been consistently featured in the annual top 100 real estate deals of British Columbia ranking. With over $15 billion worth of domestic and international real estate investments under his belt, Ashley is one of the top agents in the province. His 20 years of real estate and financial experience make him a master in negotiation and acquisition.

Patricia Wong Chong

Investment and Leasing Specialist

Patricia is our investment and retail leasing advisor. Her experience in brokerage and market research analysis has helped her comprise over $550 million in commercial real estate transactions. Patricia is responsible, detail-oriented, and professional. Her strong work ethic and positive attitude have led her to surpass all her competitors.

Schumann Li

Land Assembly & Residential Specialist

Schumann is a top-producing realtor in the Lower Mainland with more than 30 years’ experience. Over the years, Schumann hasn’t just garnered awards, but the trust of countless customers. Her clients continually refer to her outstanding professionalism, work ethic and poise.

Wendy Kaip

Sales Associate

Whether it’s decoding city policies, strategizing relocation plans, home sellers looking for a trustworthy advisor to unlock their property’s maximum potential- Wendy is here to help every step along the way.

Prior to real estate, Wendy spent over a decade in the mining industry with her attention to detail, keen negotiation skills, extensive network and strong reputation for getting the deal done, bringing endless value to her current real estate clients.

Whether you are thinking about selling to a developer, or have more questions about commercial real estate, Wendy invites you to connect, to see how she can utilize her expertise and team to help create value and maximize your real estate goals.

Simon Chan

Managing Broker

Simon is the managing broker of Claridge Real Estate Advisors Inc. His expertise has helped our agents resolve many difficulties. Not only is Simon knowledgeable with real estate legislation, but he is also very detail orientated. With Simon on our team, our agents are confident to conduct businesses and will always get the support they need to ensure they’re not walking on dirty water.

Frank Zhou


As the analyst of the company, my key job is to help brokers to find marketable clients and locate feasible development sites by collecting and analyzing up-to-date market transaction data and conducting target market and property-level research. Meanwhile, I am also in charge of maintaining the company’s property database to ensure accuracy and comprehensiveness and continuously upgrading the level of knowledge by staying up to date with hot topics, and market trends, and incorporating findings into everyday work. Before joining the company, I worked for CR Group as a real estate investment manager, focusing on capital raising, equity and debt financing, acquisition and renovation. I hold 2 master’s degrees, one in Housing Management and the other in Economics.