Active (Expanding) — Comprehensive Review Underway

New Westminster SSMUH & Infill Housing Guide

New Westminster was already ahead of most BC municipalities — most residential zones permitted multi-unit housing before Bill 44. With ~900 properties designated for townhouses in the OCP (~570 pre-zoned), accelerator programs now active, and OCP amendments advancing through Council, the city is on track for full 6-unit SSMUH by June 2026.

Sources: City of New Westminster Zoning Bylaw 6680, Bylaw 8453 (July 2024), OCP Amendment Bylaw 8522 (adopted Feb 23, 2026), Provincial Bill 25 (Nov 2025), Our City Our Homes engagement. Updated April 2026.

New Westminster: Already Ahead on Multi-Unit Housing

Unlike many BC municipalities that needed significant zoning overhauls to comply with Bill 44, New Westminster's existing zoning framework already permitted secondary suites, duplexes, and multi-unit forms across most residential zones (NR-1, NR-2, RS-1, RS-2, RT, and others). Only approximately 160 duplex-zoned properties required rezoning.

Bill 44 compliance

Bylaw 8453 adopted July 2024, creating the new RD-1 (Residential Duplex) zone for ~160 affected lots.

Existing coverage

Most residential zones already permitted secondary suites, duplexes, or multi-unit housing forms.

In progress

~900 properties designated RT in OCP, ~570 pre-zoned for townhouses. Infill and Townhouse Accelerator programs active. OCP and Zoning Bylaw amendments advanced through Council (Dec 2025) and public hearing (Jan 2026). OCP Amendment Bylaw 8522, 2025 (Provincial Housing Legislation Integration) adopted February 23, 2026. Provincial Bill 25 (Nov 2025) extended the SSMUH compliance deadline to June 2026.

Our City Our Homes Initiative

Launched in Spring 2025, New Westminster's Our City Our Homes initiative has moved quickly from community engagement to formal bylaw amendments. Council advanced OCP and Zoning Bylaw amendments with first and second readings on December 15, 2025, and held a public hearing on January 26, 2026. The initiative covers five streams: Transit Oriented Development Areas, a Townhouse Program (~900 properties designated RT in the OCP, ~570 pre-zoned), a new RGO — Residential Ground Oriented Infill designation, Infill Housing Accelerator and Townhouse Accelerator programs (now active), and a Non-Profit Affordable Housing initiative. Under provincial requirements, the city must permit 3-4 units per lot (size dependent) and 6 units within 400m of a frequent bus stop, with full 6-unit SSMUH zoning regulations targeting June 2026 completion.

Follow the engagement at: beheardnewwest.ca/ourcityourhomes

Townhouse Pre-Zoning Program

Approximately 900 properties designated "Residential—Townhouse" (RT) in the OCP, with ~570 already pre-zoned to speed up townhouse approvals. Updated regulations cover minimum site area, building height, density, and secondary suites in townhouses.

Transit Oriented Development Areas

Focused density planning around SkyTrain stations (New Westminster, Columbia, Sapperton) to support transit-accessible housing growth.

New RGO – Residential Ground Oriented Infill

New OCP land use designation aligning mainland single detached properties outside TOD or Townhouse areas with provincial SSMUH requirements. Development permit guidelines and zoning regulations to follow.

Non-Profit Affordable Housing Initiative

Dedicated stream within Our City Our Homes supporting non-profit housing development alongside the broader infill and density programs.

Infill & Townhouse Accelerator Programs

The Infill Housing Accelerator and Townhouse Accelerator programs are now active, streamlining approvals and supporting small-scale multi-unit and townhouse development across the city.

Queensborough Infrastructure Study

Sewer and infrastructure capacity study underway to determine when Queensborough can be included in SSMUH zoning.

Existing Zoning Framework

New Westminster's Zoning Bylaw 6680 (adopted September 17, 2001, consolidated November 17, 2025) already provides a range of residential zones that permit multi-unit housing. Understanding which zone your property falls under is key to determining what you can build today.

NR-1 (Neighbourhood Residential)

Single-family and duplex permitted. Secondary suites and detached accessory dwelling units allowed.

NR-2 (Neighbourhood Residential)

Same as NR-1 but no detached accessory dwelling units permitted.

RS-1, RS-2 (Single Residential)

Already permitted secondary suites and some multi-unit forms before Bill 44.

RT (Residential Townhouse)

Townhouse and multi-unit forms already permitted in these zones.

RD-1 (Residential Duplex) — NEW

Created by Bylaw 8453 (July 2024) for the ~160 lots that previously only allowed single-family. Now permits duplexes to comply with Bill 44.

NR-1/NR-2 Zoning Regulations

The NR-1 and NR-2 Neighbourhood Residential zones are among the most common in New Westminster. These baseline standards govern the buildable envelope for single-family and duplex development.

Density and coverage

FSR (single-family): 0.50
FSR (duplex): 0.60
Floor space above basement max: 0.40 FSR
Height (principal building): 7.62 m (25 ft)

Setbacks and parking

Peak of roof max: 10.67 m (35 ft)
Lot coverage: 35%
Side yard minimum: 1.2 m (4 ft)
Parking: Per Off-Street Parking Regulations

Queensborough Exclusion

The Queensborough neighbourhood is currently excluded from SSMUH implementation pending an infrastructure and sewer capacity study. Properties in Queensborough should monitor the Our City Our Homes initiative for updates on when expanded housing forms will be permitted.

What is Gentle Density in New Westminster?

Gentle density in New Westminster refers to small-scale multi-unit housing development — duplexes, triplexes, fourplexes, and multiplexes — that gradually increases housing options within traditional residential neighbourhoods. New Westminster is unique because most zones already supported these housing forms before Bill 44 was introduced.

Understanding Missing Middle Housing in New Westminster

Missing middle housing fills the gap between single-family homes and high-rise apartments. In New Westminster, these housing types are already permitted in most zones, with expanded options coming through the comprehensive review:

Duplexes & Triplexes

2-3 units, widely permitted across existing zones

Fourplexes & Multiplexes

4-6 units, expanding under Our City Our Homes

Townhouses & Rowhouses

~900 properties designated RT in OCP, ~570 pre-zoned under the Townhouse Program

Secondary Suites

Already permitted in NR-1, NR-2, and most residential zones

New Westminster Development Highlights

Most residential zones already permitted multi-unit housing before Bill 44
Only ~160 lots required rezoning — New Westminster was ahead of most BC municipalities
~900 properties designated RT in OCP, ~570 already pre-zoned for townhouses under the Townhouse Program
SkyTrain connectivity with three stations (New Westminster, Columbia, Sapperton)
Historic downtown with strong rental demand and walkability
OCP and Zoning Bylaw amendments advancing through Council (Dec 2025 readings, Jan 2026 public hearing)
Provincial requirements: must permit 3-4 units per lot (size dependent) and 6 units within 400m of frequent bus stop
Infill Housing Accelerator and Townhouse Accelerator programs now active
Full 6-unit SSMUH framework targeting completion by June 2026

Development Snapshot

Current Unit Allowances

Duplexes and secondary suites widely permitted today. ~900 properties designated RT in OCP, ~570 pre-zoned for townhouses. Provincial requirements: 3-4 units per lot (size dependent) and 6 units within 400m of frequent bus stop. Up to 6 units advancing under the Our City Our Homes initiative for eligible lots.

Parking Requirements

Per Off-Street Parking Regulations. Transit-oriented reductions possible near SkyTrain stations (New Westminster, Columbia, Sapperton).

Implementation Status

Active (Expanding) — Bill 44 compliance achieved through Bylaw 8453 (July 2024). OCP and Zoning Bylaw amendments through Council readings (Dec 2025) and public hearing (Jan 2026). Full 6-unit framework targeting June 2026.

Region

Located in Metro Vancouver with three SkyTrain stations, strong rental market, and historic downtown core offering unique infill housing potential.

How VanPlex Supports New Westminster Infill Housing Projects

Concept to Permit

We coordinate architects, engineers, and consultants to ensure your New Westminster infill housing project meets all current zoning requirements and positions you for upcoming SSMUH regulations.

Feasibility Analysis

Comprehensive analysis of your New Westminster lot’s current zoning permissions, unit configurations, and future development potential under the Our City Our Homes framework.

Request Your New Westminster Infill Housing Feasibility

Share your New Westminster address to receive a tailored analysis including current zoning permissions, missing middle housing options, timelines, and pro forma budgets.

Before You Start

New Westminster’s existing zoning framework is more permissive than most BC municipalities, but site-specific factors can still influence your project. Address these early with your consultant team.

Confirm your property’s current zone — most New Westminster lots already permit multi-unit forms under existing zoning.
Check whether your lot falls within Queensborough, which is currently excluded from SSMUH pending infrastructure study.
Review heritage considerations — New Westminster has significant heritage areas with additional design review requirements.
Assess servicing and infrastructure capacity for your specific lot, especially in areas with older sewer systems.
Monitor the Our City Our Homes initiative — OCP and Zoning Bylaw amendments are progressing through Council, with full 6-unit SSMUH zoning regulations targeting June 2026. The Infill Housing Accelerator and Townhouse Accelerator programs are now active.

Contact New Westminster Planning Division: Phone: 604-527-4532 | Email: [email protected]

Official Resources

Verified links to New Westminster’s official planning and zoning resources for SSMUH and infill housing development.

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