Capital Region | West Shore

Multiplex on the West Shore: Langford & Colwood

The two fastest-growing West Shore cities took opposite approaches to the same provincial mandate. Langford adopted a single clean bylaw that mirrors the 3/4/6-unit framework. Colwood ran a later 2025 process where existing setbacks often cap the real yield below what is permitted. For a builder, the difference between "permitted" and "buildable" matters more here than almost anywhere in the region.

Key Takeaways

✓Langford tracks the provincial 3/4/6 framework via Bylaw 2183.
✓Colwood allows up to 4 units, but setbacks often yield ~2 buildings per lot.
✓Colwood waives parking for up to 6 units within 400 m of the Blink 95 transit route.
✓"Permitted" and "buildable" can diverge on the West Shore — check both.

Langford vs Colwood

Factor	Langford	Colwood
Units	3 (≤280 m²), 4 (>281 m²), 6 (>281 m² within 400 m of transit)	Up to 4, but typical yield often 2 buildings per lot
Instrument	Bylaw 2183 amending Zoning Bylaw 300	2025 process inside a broader OCP / Land Use Bylaw update
Timing	Adopted on the provincial timeline (mid-2024)	Later — adoption targeted late 2025
Parking	Reduced; lower near transit	Waived for up to 6 units within 400 m of frequent transit (Blink 95)

From the Langford SSMUH council report and Let's Talk Colwood — Bill 44.

Best For

✓ Langford lots over 281 m² near transit, where the clean bylaw supports up to six units.
✓ Colwood lots near the Blink 95 corridor where the parking waiver applies.
✓ Builders who confirm buildable yield against setbacks, not just the permitted maximum.

Usually Fails When

✕ A Colwood lot is underwritten at four units when setbacks yield closer to two buildings.
✕ A Langford six-unit count is assumed without the lot size and 400 m transit test.
✕ The "permitted vs buildable" gap is ignored in early pro forma work.

What To Verify Before Spending Money

→ The lot size against the 280 m² / 281 m² thresholds.
→ Proximity to a qualifying frequent-transit stop (e.g. Blink 95 in Colwood).
→ The buildable envelope under each city’s setback and height rules.

Where to Go Next

Saanich

The region's largest SSMUH implementer.

Oak Bay

Where the province issued directives.

Victoria vs Vancouver

How the City compares to the mainland.

Frequently Asked Questions

How many units can I build in Langford? +

Langford tracks the provincial framework exactly: three units on lots 280 m² or smaller, four units on lots 281 m² or larger, and six units on lots 281 m² or larger that sit within 400 metres of a prescribed transit stop. It implemented this through Bylaw 2183, amending Zoning Bylaw 300.

How many units can I build in Colwood? +

Colwood allows up to four units, but its existing setback, height, and lot-coverage rules mean the typical real yield is often around two buildings per lot. Colwood ran its Bill 44 implementation as a 2025 process inside a broader Official Community Plan and Land Use Bylaw update, later than most Capital Region municipalities.

Is parking required for a West Shore multiplex? +

It depends on the municipality and transit. Langford reduced parking, with lower requirements near transit. Colwood waives parking for lots allowing up to six units within 400 metres of frequent transit, such as the Blink 95 route along the Island Highway and Goldstream. Confirm the current rule for your specific lot.

Why is Langford simpler than Colwood? +

Langford adopted a single, clean bylaw (2183) on the provincial timeline that mirrors the 3/4/6 framework. Colwood folded SSMUH into a larger 2025 planning update and its existing zoning envelope often limits the practical number of buildings, so the gap between what is permitted and what is buildable is wider there.