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November 2025

Morgan Block Rebirth + Northern Junk News - Posted November 30, 2025

On November 28, 2025 the Wentworth Villa Architectural Heritage Museum was the site of a panel discussion - Victoria’s Morgan Block: A Heritage Conservation Case Study.  Hosted by the Vancouver Island South Network of the Royal Architectural Institute of Canada it featured well known figures in local architectural heritage and city planning. 

Don Luxton (Heritage architectural consultant), Steve Barber (former Senior Heritage Planner for the City of Victoria Planning & Development Department), and Shaun McIntyre a Principal and owner with Merrick Architecture, Merinda Conley, former Senior Heritage Planner for the City of Victoria. Also presenting were former city councillor and long time heritage advocate Pam Madoff as well as Douglas Campbell, architect and past member of the Victoria Heritage Advisory Panel.  As I looked around the room I was also surprised to see a who's who in the local heritage and architectural scene - including renowned historian Martin Seeger.   more to follow..

Revised Jawl Proposal at 1101 Yates Street - Posted November 28, 2025

The City of Victoria has received a revised proposal on November 26, 2025 from Jawl Properties which now "incorporates design adjustments in response to City feedback, specifically to the site design and building massing." The main tower is now reduced from 21 to 19 storeys and the smaller east building increased from 5 to 6 storeys.  For all the details check out MappingVictoria's 1101 Yates Street project page.  Great looking proposal now and a good example of City feedback improving a project. Images © DAUStudio. 

UVic to Oak Bay's Rescue?  - Posted November 27, 2025

The University of Victoria is looking to development a portion of its property which just happens to fall within Oak Bay's boundary.  The development could see the creation of anywhere from 1,000 to 3,800 homes and enable Oak Bay to meet the provincial government's mandated housing quotas.  The plans are based on UVic's 2023 Real Estate Strategy which "outlines the development of new mixed-use communities near our main campus— new housing and commercial properties. The primary purpose is to contribute to a vibrant and distinct campus community, while generating long-term revenue for the university."  Southwood Circle at the University of Manitoba and UniverCity at Simon Fraser University are both referenced as case studies by UVic.

In July 2025 the BC Ministry of Housing and Municipal Affairs issued a directive to Oak Bay and West Vancouver to get more homes built.  According to the directive Oak Bay had delivered only 16 of its 56 net-new units required by the Year 1 housing target.  

Yes, Oak Bay is 10.53 square km while neighbouring Victoria is nearly double the size at 19.47 square km; however, in a November 14, 2025 news story the Times Colonist noted:  "A report released Thursday showed Victoria has provided occupancy permits for 2,359 net new housing units over the last two years, about 48% of the five-year goal of 4,902 net new housing units." 

Meanwhile Oak Bay continues to reject virtually all housing for a wide array of reasons, the latest being a six-home subdivision on two lots in Uplands as reported in a Times Colonist news story on November 27, 2025.  Now it appears the UVic proposal will allow Oak Bay to keep the gates closed on development throughout most all the municipality.  The positive news out of this is the potential creation of a dense urban village focused around the university, versus slow, ad hoc additions lightly scattered through Oak Bay. 

The CHEK TV news story from November 26, 2025 is shared below along with CBC News' January 15, 2024 story on the challenges of bringing homes to Oak Bay.

Victoria Projects Summary and Updates - Posted November 26, 2025

Now that I've finished updating current projects on the actual map - a.k.a. the Victoria Development Tracker, it's time to sit back and reflect on the bigger picture and what this all means.  Probably Nothing.  Ok, now that we got that out of the way let's also look at some highlights shown in the map that you have missed project and in future we'll highlight here.  

Stale or Dead Proposals

Now this is a tricky category because what is death?  How do you know when something is truly dead and not just in a cryogenic state or perhaps awaiting reincarnation?  Which is why I included "stale" in the title.  With the financial difficulties of Merchant House Capital in the news I've added their two projects to Stale/Cancelled List on the Project Listing page.  In addition to the Victoria Press House the Wintergarden Hotel project at 780 Fort Street in downtown Victoria proposal is likely dead in the water.  Unfortunate as this was a refreshingly different piece of architecture design by respected local architects DauStudio.  Also of note is the likely demise of three storey furniture store by Standard Furniture at 2900 Douglas Street on the former Ricky's Restaurant location. The land is currently listed for sale at $3.5 million.  Good news is the number of stale or cancelled projects at this point is quite low considering the current housing market; however many are moving through the development process very slowly if at all, so expect more in the months ahead.  

City Planners Ask Developers to Scale Back Downtown Housing Proposals - Posted November 24, 2025 

Highlights: 

• City planners request Anglican Church significantly reduce the height of one of the proposed buildings on Christ Church Cathedral Lands,

→  Church agrees to make changes but submits plans showing significantly bulkier, lower quality buildings and states original plans were more suitable.

• City planners request Pacific Arbour Six significantly reduce height and density of proposed buildings at 899 Fort Street.

→ Developer declines and requests proposal be considered by the Committee of the Whole.

       Is the City of Victoria undermining its own efforts to increase housing supply?

Pacific Arbour Six - 899 Fort Street

Faces Fort, Quadra and Broughton streets, consists of three buildings totalling 329 homes

• 27 storey condo building - 167 homes

• 11 storey seniors residence - 112 homes

• 10 storey building - 50 homes

City Planners October 31, 2025 response: Reduce the height to a maximum of 12 storeys and reduce the density from proposed 6.48:1 FSR to a maximum of 2.1

*FSR stands for floor space ratio and refers to the ratio of the total floor area of a building to the area of the lot on which it is situated.

Selected City Planning Comments:  

1.1 Staff maintain previous comments provided to the applicant on December 20, 2024 to ensure the proposal fits within the parameters of the policy as it relates to scale, massing and form. The proposal for a mixed-use (residential above commercial) development including a 27-storey tower with a total density of 6.48:1 floor space ratio (FSR) is not consistent with the vision under the proposed Official Community Plan (OCP), Downtown Core Area Plan (DCAP) and Rezoning and Development Policy.

1.2 "The site is located in the Residential Mixed-Use District (Map 13). Please reduce the height so that it does not exceed the maximum of 36m (12-storeys) (Map 29) and reduce the density so that it does not exceed the maximum base amount of 2:1 FSR (Map 15). If you wish to propose a density above 2:1 FSR, please keep it under the maximum density of 5:1 FSR. A density above the base density (2:1 FSR) will only be considered if appropriate amenities are provided to offset the impacts of the density and where the project is providing a significant public benefit. The currently proposed impact-offsets and the public benefit outlined in the letter to Mayor and Council are not sufficient to gain staff support for the proposed density."1.3 c

1.3 "The site is located in the Downtown Core in the Urban Structure Concept. The Downtown Core Urban Structure Guidance envisions low-rise forms that preserve and highlight heritage assets particularly in the historic core, Old Town, the Inner Harbour and Chinatown, and intensive and tall building forms that taper up from the harbour and historic core and back down toward the outer shoulders of the core, as guided by City policy and illustrated in Figure 8: Downtown Urban Form. Tall buildings, up to 72m, should therefore be concentrated along Douglas and Yates Streets and the subject site should have building heights that taper out towards the adjacent Priority Growth Area."

Developer Response:  

"Given the multi-year effort invested in the current proposed design, the Owner would like to have the proposed plan considered by Committee of the Whole."

At a Committee of the Whole (COTW) the Mayor and City councillors review an application and may recommend changes, rejection, referral to advisory committees, holding a Public Hearing, or advancing to a Council meeting to consider approval.  City Council can reject the recommendations of city planners.  

Now there’s a lot more nuance and details involved; you can read all the comments and replies in the the full 21 page Rezoning and Development Permit Comments and Responses document dated October 31, 2025 which forms part of the larger City of Victoria development folder for this application. There is also the 243 page Victoria 2050 Official Community Plan (OCP)  approved on October 2, 2025, which the according to the city is a "City bylaw created under the authority of the Local Government Act. It works together with other City policies, strategies and regulations to guide the growth and evolution of Victoria. The OCP guides all bylaws enacted or works undertaken by the City and has a strong connection to the City’s zoning bylaws and other development policies and regulations. Both the OCP and the zoning bylaws are informed by the City’s Housing Needs Report."  

Another relevant document is the 96 page Downtown Core Area Plan which goes into great detail outlining density zones, urban design strategies, public view corridors, skyline evolution, streetscape objectives, and much more.  

Ok, you've heard the City planner comments, now for my perspective.  Let's start with this planning comment:

A density above the base density (2:1 FSR) will only be considered if appropriate amenities are provided to offset the impacts of the density and where the project is providing a significant public benefit. The currently proposed impact-offsets and the public benefit outlined in the letter to Mayor and Council are not sufficient to gain staff support for the proposed density."1.3 c

Isn't the significant public benefit the creation of at least 100 extra homes with no taxpayer funding required?!  Now I'm guesstimating the number of extra units, but going from 6.48:1 and 329 homes to an extremely low base density of 2:1 it seems more than reasonable. 

Pacific Arbour Six at 949 Fort Street is among the best proposals we've seen in the past fifteen years and along with the July 2024 Christ Church Cathedral plan the ones I'm most looking forward to seeing realized.  Seems like a bold claim, but I'm specifically referring architectural and design quality for all proposals above 6 storeys across Greater Victoria.  Think about it, what proposals and buildings would you rate equal or higher?  Hudson Place One in terms of design is a worthy competitor but it's lacking at street level, in part due to the quieter pedestrian environment its located in. Kudos to Victoria based firm Low Hammond Rowe Architects for knocking this one out of the park. 

Starting at street level which is varied in terms of layers, design and building footprint making it more permeable and engaging for pedestrians versus a more traditional straight line, block long podium.  Having three buildings also breaks up the mass into more interesting pieces with each having a unique design that works together as a whole.  The largest tower's vertical height is broken up with shifts, recesses and articulated sections that add visual interest and avoids a visually unattractive box appearance that allows it to better connect to the mid-rise buildings. The large balconies on the building facing Broughton reflects the more residential nature of the street and its proximity to Christ Church Cathedral. The crown feature at the top as well as the modest height will add a point of interest from various street vantages in Victoria as well as from areas offering a skyline view.  

We should not be attempting to hide, neuter or blandify modern buildings as if they are something to be ashamed of.  Throughout the world there are countless examples of striking modern architecture complimenting and existing side by side with historical landmarks.  Imagine if our city planning and design guidelines were in place in the early decades of Victoria's growth.  Unapologetically bold, massive and now revered historic buildings such as  St. Ann's Academy, Craigdarroch Castle, Parliament Buildings, Empress Hotel and Christ Church Cathedral would simply not exist.  We need to rekindle ambition, bold vision and embrace architecture that enhances the beauty and livability of our community. 

Christ Church Cathedral Master Plan

Early Plans (as reported in the Times-Colonist on December 4, 2023)

• Long term build out of up to 500 homes on Christ Church Cathedral lands

• Potential for six buildings to be built on the 1.4-hectare property. 

Responding to City planner's direction (not publicly available) in their October 29, 2025 letter the Anglican Church responded by:

• Reducing the residential building behind the Cathedral from 24 storeys to 12 storeys, but increasing the height of another to 18 storeys 

• Total homes now estimated "up to 300 units"

• Agreeing with city planners on a site density of 2.4: 1 FSR (original proposal from February 2024 was slightly higher at 2.5: 1 FSR)

The Church also added in this letter:

"Our thorough analysis maintains that other massing approaches are not only acceptable and more reflective of the Cathedral commons and neighborhood context but also respond more sensitively to on-site heritage considerations."   

"These alternatives are included for your information to understand how the vision, goals and objectives were arrived at throughout a multi-year, community led process."

Or if I decode this response into layperson speak and take a jaded perspective - 'Our original plan was based on the collective wisdom of the community, but fine - we'll do it your way but you'll be sorry!' First let's check out the original proposal renderings by FaulknerBrowns which is an international architectural design studio with offices in Newcastle, Dublin, Vancouver and Dubai.  Which makes sense because when I first saw the design I was blown away - 'Wow, this look like some high end sh*t out of northern Europe!' 

Simply put - modern, elegant, and confident while respectful of (but not mimicking) the historic context with an exceptional emphasis on the pedestrian realm.  It doesn't get any better than this.  Sure you can argue about the height of the tower and it's placement directly behind the church but I believe that's a nod to an east tower that was never added to the Cathedral.  The small size images don't do it justice, check out the 62 page July 2024 plans from the larger City of Victoria Development Tracker folder. 

All images copyright Anglican Church of Canada, architect FaulknerBrowns

As for the Christ Church Cathedral Master Plan it's important to note the Church has not submitted a development permit at this time but they have applied for a rezoning as the first step and are currently working with the city to agree upon Design Guidelines for the site.  

Buildings designs at this stage are general indications of the potential massing but most are more refined providing greater architectural detail.  Unless changes are agreed upon the resulting development is the generally the same or close to what was initially proposed due to the time, cost and technical details required for a development proposal.  

Now to be fair to City planners:

• They are following city planning and design documents that our elected officials have put in place.  It's not as if they are going rogue, making decisions based on personal opinions or after having a bad hair day.  The density reductions they are recommending are based on the Downtown Core Area Plan.  

• In a perfect world city planners recommendations should be accepted without intervention from the Mayor or city council with rare exceptions.  We pay these professionals to be experts in their field and based on their experience they are best situated to provide guidance and recommendations.

• I'm sure it's frustrating and highly annoying for city planners to  read criticism for laypersons such as myself who are not trained professionals and who do not fully understand or have experience interpreting and applying relevant policies, bylaws and legislative requirements.  

And fair to the Mayor and City Councillors:

• This current council has by and large been very supportive of increasing the housing supply and have at times rejected city planning recommendations to approve new housing. 

However, under the just completed OCP and Downtown Core Area Plan update, why is it that much of downtown is off limits to higher density? I'm not talking about the historic commercial district, but many areas outside of that, for example Fort Street.  If a residential building in downtown Victoria at the corner of Fort and Vancouver Street (Pacific Arbour Six) must not exceed 12 storeys in the middle of a 'housing crisis' what are we even doing folks..

Meanwhile taxpayers at all levels are contributing millions of dollars to various housing accelerator funds and initiatives, cutting red tape to fuel housing construction, but at the same time we're slashing the number of homes builders are willing and able to provide.  

I encourage you to reach out to the Mayor and Councillors to share your thoughts and concerns. I'll be sharing this post with them and while not requesting comment on specific proposals, I'm asking more broadly:

1.  Are the existing and planning guidelines and approaches already ineffectual and unrealistic?

2.  How does reduced downtown density impact the City's sustainability, climate and active transportation goals?

Stay tuned and I'll share any responses I receive. 

Matullia Lands at Rock Bay Rezoning Report - Posted November 12, 2025

Highlights: 

• Staged approach starting from Government Street moving towards waters edge 

• Possible pedestrian bridge across Rock Bay

• Long term future of Heidelberg Materials concrete site uncertain

• Contamination addressed to permit development but will limit excavation and ground level use in some areas

An application to rezone the Matullia Lands at Rock Bay was received by the City of Victoria on November 12, 2025 and features a 77 page Matullia Lands at Rock Bay Rezoning Report.  Sound boring right?  Nope, it's an easy read with lots of great pictures and insight into the plans ahead as well as the history of the land.  

The 3.1 hectare site is bordered by Government and Pembroke streets and Rock Bay inlet was purchased by Matullia Holdings LP  from Transport Canada and BC Hydro in 2022.  The property is situated in the heart of lək̓ ʷəŋən territory and after colonization became the site  of warehouses, ironworks, ship building, sawmills and a large B.C. Electric coal gasification plant.  B.C. Hydro spent about $128 million and took 12 years to remediate the site this heavily contaminated site and while "contamination has been addressed to a level that permits redevelopment, residual materials remain below one meter in certain areas".  As a result some parcels of land will only allow commercial use at ground level and no basements.

October 2025

1. No Parking at Jawl's Cook and Yates Project?

Reduced parking was hinted at in Jawl Properties August 11, 2025 letter to City Council as part of their proposal submission but now it appears Jawl is requesting NIL as in no parking!  The August letter states that the 21 and 5 storey buildings would be built over a shared underground parkade accessed from View Street. The parkade would consist of 76 commercial and 115 residential parking stalls.  Jawl Properties stated that three levels of underground parking would be necessary:

• "On-site geotechnical investigation and preliminary structural analysis indicate three storeys of excavation will be required to reach bedrock on portions of the Property, which is required for the building’s seismic design; 

• Underground floor area is needed for support functions such as building services, residential unit storage and secure bike parking; 

• The building will be the BCGEU regional headquarters for meetings and events, drawing attendees and their associated vehicle parking requirements. The 9 Applicant is committed to responsible accommodation of the project’s parking requirements on site, and to mitigating increased pressure on neighbourhood street parking."

Jawl does note in their submission that "it is anticipated that a reduction from Zoning Bylaw parking requirements will be requested, however, this is to be confirmed once the new parking bylaws have been adopted."

The City's Development Tracker shows an application received on October 9, 2025 (documents not included at this time): "The City is considering a Delegated Development Variance Permit application to reduce all parking to nil. Under the site’s existing zoning, the application may be permitted; however, it requires staff review against city policy/guidelines and a decision of the Director of Planning. This information is being shared to keep the community informed." 

Big implications and unanswered questions at this point.  While greatly reducing the time and cost required for 3 storeys of underground parking to what extent will excavation be required? Will the foundation construction approach change? While supporting the city's goal of a reduction in vehicle traffic downtown how does this impact parking in the area? What about the parking needs for the proposed daycare, commercial units and BCGEU office?  This is not the first major proposal to request little to zero vehicle parking - 350 metres away the 23 storey, 269 unit rental building ast 937 View  also has no vehicle parking.  Stay tuned for updates!

2. Cathedral District - WOW, LET'S GO! See 930 Burdett Avenue on the map for more info as well as below under Featured Projects

3. Roundhouse Revealed - First Look.  We finally get a view of the first two out of nine towers for the Songhees site centered around the former E&N Roundhouse. 210 Kimta Road and 251 Esquimalt Road (an affordable rental tower) are the first two buildings submitted for approval to the City in August and October 2025 respectively.  Check out the development tracker map for more details and the project is also featured below.