Written by
David Babakaiff
· Co-Founder, VanPlex | 25+ Years BC Construction
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, so 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
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.
What instrument did Langford use to adopt its SSMUH rules?
Langford adopted its Small-Scale Multi-Unit Housing rules through Bylaw 2183, which amended the city’s existing Zoning Bylaw 300. That single bylaw carries the 3-unit, 4-unit, and 6-unit permissions Langford applies across qualifying lots.
Is parking waived for a multiplex in Colwood?
Colwood waives parking for lots that allow up to 6 units within 400 metres of frequent transit, such as the Blink 95 route along the Island Highway and Goldstream. A Colwood lot outside that transit distance does not receive the waiver, so check the route map for your specific address.
Why might a 4-unit Colwood lot only fit 2 buildings?
Colwood allows up to 4 units on a qualifying lot, but its existing setback, height, and lot-coverage rules often cap the practical yield at around 2 buildings. The permitted unit count and the buildable envelope are separate questions in Colwood, and the setback rules usually decide which one wins.
When did Colwood finish its Bill 44 implementation process?
Colwood ran its Bill 44 implementation as a 2025 process inside a broader Official Community Plan and Land Use Bylaw update, with adoption targeted for late 2025. That timeline puts Colwood behind Langford, which adopted its rules on the provincial mid-2024 timeline through Bylaw 2183.
Official Sources Referenced
City of Langford — SSMUH Council Report (June 3, 2024, PDF)
https://langford.ca/wp-content/uploads/2024/05/Council-Report-June-3-2024-1.pdf
City of Colwood — Bill 44 Implementation (Let's Talk Colwood)
https://letstalkcolwood.ca/bill-44-implementation
Province of BC — Small-Scale Multi-Unit Housing (SSMUH / Bill 44)
https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-initiatives/smale-scale-multi-unit-housing
Province of BC — SSMUH Provincial Policy Manual & Site Standards (PDF)
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/tools-for-government/local-governments-and-housing/ssmuh_provincial_policy_manual.pdf
Province of BC — Housing Targets Orders
https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-targets/orders
BC Gov News — First housing targets set (Victoria 4,902 units)
https://news.gov.bc.ca/releases/2023HOUS0123-001505
General information, not legal advice. Zoning and permitting rules are set by each municipality and change over time. Verify current requirements directly with the municipal Planning Department before making a decision.
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