GRANDVIEW HEIGHTS
Grandview Heights is what is known as the Master NCP in South Surrey. It contains a total of 5 different areas which are also NCPs. Simply put: it’s a big NCP containing 5 smaller NCPs.
The following are the areas:
Area 1: Morgan Heights
Area 2: Sunny Side Heights
Area 3: Dart's Hill
Area 4: Redwood Heights
Area 5: TBA
The Grandview Heights NCP is located on a high ridge within South Surrey and encompasses a vast region of land. In fact, it spans the entirety of the Semiahmoo Peninsula. Yes, all of it (excluding White Rock that is)! It borders from Mud Bay on the northwest to Semiahmoo Bay on the south. The highest point of the ridge is located at 168 Street and 24 Ave in Surrey and features captivating views stretching as far as Coquitlam.
The 5 neighbourhoods within Grandview Heights will have their NCPs formed on the basis of the Grandview Heights General Land Use Plan. Council must approve an NCP for each neighbourhood and appropriate engineering services must be provided before any type of urban development can take place.
A public consultation process must be undertaking in order to complete the NCP preparation process. The purpose of the public consultation process is to address issues like: details regarding transition areas between ALR, low density, rural and urban areas as well as the form and type of development allowed.
The goals and objectives of the City of Surrey in the OCP, as well as the City’s desires for complete communities and sustainable safe neighbourhoods will be implemented through the Grandview Heights General Land Use Plan.
Grandview Heights is a prime area of Surrey, and the City will make efforts to maintain it’s pastoral ambiance through retention of trees, vegetation and watercourses that hold environmental significance while respecting neighbouring ALR. This will be done by creating significant buffers between key corridors of mountains and the oceans. It is critical to the City that lower residential densities be retained throughout central area.
Walkability is huge in the Grandview Heights NCP and greenways and modified grid road system will let residents take advantage of the parks, schools, facilities and services offered in the area. After full build-out is complete, according to the NCPs, is expected to be between 20,670 to 32,870.
ZONING & DENSITY
This map clearly outlines the exact location of the Grandview Heights area with respect to the rest of Surrey, BC
Once the projected build out is complete, the population is expected to be between 20,670 and 32,870. To put this in perspective, during this build out phase of 15-20 years, there will be an additional 7,720 – 12,300 dwelling units created.
Grandview Heights’ land use concept envisions a fully developed community with a high standard of living and well developed residential homes, neighbourhood commercial nodes, schools, parks, pathways and protected areas. The commercial node is intended to provide local services to neighbouring residents rather than being vehicle-oriented.
The land use concept for Grandview Heights will have following features:
In the vicinity of Highway 99 Corridor at the westerly end of the plan area, there will be the highest residential densities, decreasing toward the central area of the NCP
Between 166 Street to the east of 174 Street, otherwise known as the central area of Grandview Heights, will remain relatively low density. Existing suburban sized lots within established subdivisions will remain unchanged and preserved
New developments in the area will be subject to the application of design guidelines that will be prepared at the NCP stage
Clustered Development will be considered in the area between 16 Ave and 20 Ave east of 170 street
ALR land and existing 1 acre lots will be provided with adequate buffer sones
Urban standard densities will be permitted for some areas south of 20 Ave, between 164 and 176 Street as well as the area east of 176 Street
In Grandview Heights, there will be a large variety of housing types including:
Single family lots
Suburban lots
Small lots
Multiple residential townhouses
Multiple apartment buildings
SCHOOLS, PARKS & RECREATION
This map helps outline the proposed and planned uses for land in each area of the NCP
For the Grandview Heights area, a total of 4 schools are planned: 3 elementary and 1 secondary. To serve the neighbourhood between 24 and 28 Ave and west of 164 Street, an additional elementary school is planned. Neighbourhood parks will be associated with elementary schools.
Once the NCP stage is reached, the location of a future elementary school/parks near 26 Ave and 172 Street totaling 13 acres will be determined.
PARKS
As with all new NCPs and developments in Surrey, park space is a critical matter. Surrey’s Official Community Plan (“OCP”) sets out policies that provision park space per 1,000 estimated new residents based off the following:
5 acres for city parks
2 acres for community parks
5 acres for neighbourhood parks
4 acres for nature preserves and linkages
2 parks will be retained and enhanced, Redwood Park and Darts Hill Park, and will be connected with the community through linkages and open space corridors.
RECREATION
The Grandview Heights Aquatic aquatic centre is a state-of-the-art facility that has won numerous awards for design and architecture.
One of the most exciting things about new NCPs is the fact that residents often receive new recreational facilities. For the Grandview Heights NCP, the city of Surrey has planned for a vast range of fitness and aquatics amenities at the new Grandview Heights Aquatic Centre including:
A 500 square metre leisure pool with spray features, tot’s area and lazy river
Steam room and dry sauna
Diving facilities and a full set of diving towers up to 10 metres high
Waterslide
10 lane Olympic size competition pool
Spectator seating for 800-900 people
2 hot tubs for adults and families
Family friendly universal change area
Fitness and weight room facilities
Exterior terrace
Surrey’s OCP policy framework is consistently followed by the Grandview Heights NCP and strategies have been identified for funding required amenities for the neighbourhood.
A number of small acreage parcels and irregular shaped lots will be part of the plan area. To ensure feasible and efficient development of these properties, it is essential that lot consolidation take place. During the development application stage these land/lot consolidation opportunities will be determined. Consolidation requirements are sometimes identified within the Land Use Plan to avoid creating what are called remnant pieces (oddly sized and shaped properties) that can not be developed
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