City Centre Plan

High rise apartments, offices and parks in Surrey City Centre's emerging downtown

We're Updating the City Centre Plan

City Centre is undergoing a bold transformation into a vibrant and dynamic downtown for Surrey. The area is home to thousands of residents and is increasingly becoming a destination for workers, students and visitors.

Since the plan was created in 2017, significant challenges have arisen in society that are felt at the local level. In response, we’ve made the following updates:

  • Enabled more housing and businesses around the future Green Timbers SkyTrain Station.
  • Added more space for low rise housing forms and neighbourhood services in the Bolivar District.
  • Identified a Central Business District in core areas where employment space will be concentrated.

As work continues on the plan, here is an overview of what’s happening in City Centre and what to expect in the future.

Planning for More Housing

City Centre has an important role to play in providing new housing and in Surrey meeting its housing targets. As of June 2025, approximately 7,000 dwelling units were under construction in City Centre. But even more is needed to address the ongoing housing crisis.

In June 2024, as required by Provincial legislation, the City designated “Transit-Oriented Areas” (TOAs) around SkyTrain stations and bus exchanges in Surrey. This includes four TOAs in City Centre. Within TOAs, higher density development is expected to occur, which will allow for more housing to be built.

Since last June, we have been adjusting the City Centre Plan to align with the Province’s TOA framework. A draft land use map is available for the public to review. It reflects the minimum densities that municipalities are required to approved around transit hubs.

In the coming months, staff will finalize the draft land use map before presenting it to Council for approval.

Supporting Jobs and the Economy

Surrey is taking steps to support employment growth and create more opportunities in City Centre. In February 2025, Council confirmed the location of a Central Business District. In this area, new buildings will need to include office space to ensure there’s room for businesses to grow.

Employment growth is critical to a successful downtown and the City is taking the following steps to make that happen:

  • Centre Block Development: A major new office project is coming to the old North Surrey Recreation Centre site. The first phase will include space for the future SFU medical school. The entire project will provide 2 million square feet of office and institutional space.
  • Room to Grow: The City is setting aside land for the expansion of SFU, Surrey Memorial Hospital and a brand-new UBC Surrey campus.
  • Mixed-Use Development: In key locations, new buildings must include ground floor commercial space for shops and services.

More Things to Do in City Centre

As City Centre grows, residents and visitors are looking for more options for entertainment, dining and shopping. That’s why Surrey is planning for an Entertainment District in City Centre.

In May 2025, Mayor Locke announced exciting plans for a new arena and events facility. This arena will anchor the Entertainment District, hosting concerts, sporting events and community gatherings.

In addition, the entertainment district will feature a new Interactive Art Museum that will offer innovative and inclusive art exhibits. The district will also offer hotel and conference facilities to welcome visitors and support local events and business meetings.

Managing Growth

As new homes are provided and City Centre densifies, we need to make sure that infrastructure and services keep pace with growth. The City, partner agencies and the private sector all contribute to this. Here are some examples of projects and developments that support liveability in City Centre.

  • The Surrey Langley SkyTrain extension, including the new Green Timbers station at Fraser Highway and 140 Street.
  • New protected bike lanes built throughout City Centre.
  • An addition to the Chuck Bailey Recreation Centre.
  • Ongoing expansion of health services at Surrey Memorial Hospital.
  • The new Theresa Clarke Elementary School opening in September.
  • New shopping areas, such as the King George Hub, built to serve high-density neighbourhoods.

High rise apartments, offices and parks in Surrey City Centre's emerging downtown

We're Updating the City Centre Plan

City Centre is undergoing a bold transformation into a vibrant and dynamic downtown for Surrey. The area is home to thousands of residents and is increasingly becoming a destination for workers, students and visitors.

Since the plan was created in 2017, significant challenges have arisen in society that are felt at the local level. In response, we’ve made the following updates:

  • Enabled more housing and businesses around the future Green Timbers SkyTrain Station.
  • Added more space for low rise housing forms and neighbourhood services in the Bolivar District.
  • Identified a Central Business District in core areas where employment space will be concentrated.

As work continues on the plan, here is an overview of what’s happening in City Centre and what to expect in the future.

Planning for More Housing

City Centre has an important role to play in providing new housing and in Surrey meeting its housing targets. As of June 2025, approximately 7,000 dwelling units were under construction in City Centre. But even more is needed to address the ongoing housing crisis.

In June 2024, as required by Provincial legislation, the City designated “Transit-Oriented Areas” (TOAs) around SkyTrain stations and bus exchanges in Surrey. This includes four TOAs in City Centre. Within TOAs, higher density development is expected to occur, which will allow for more housing to be built.

Since last June, we have been adjusting the City Centre Plan to align with the Province’s TOA framework. A draft land use map is available for the public to review. It reflects the minimum densities that municipalities are required to approved around transit hubs.

In the coming months, staff will finalize the draft land use map before presenting it to Council for approval.

Supporting Jobs and the Economy

Surrey is taking steps to support employment growth and create more opportunities in City Centre. In February 2025, Council confirmed the location of a Central Business District. In this area, new buildings will need to include office space to ensure there’s room for businesses to grow.

Employment growth is critical to a successful downtown and the City is taking the following steps to make that happen:

  • Centre Block Development: A major new office project is coming to the old North Surrey Recreation Centre site. The first phase will include space for the future SFU medical school. The entire project will provide 2 million square feet of office and institutional space.
  • Room to Grow: The City is setting aside land for the expansion of SFU, Surrey Memorial Hospital and a brand-new UBC Surrey campus.
  • Mixed-Use Development: In key locations, new buildings must include ground floor commercial space for shops and services.

More Things to Do in City Centre

As City Centre grows, residents and visitors are looking for more options for entertainment, dining and shopping. That’s why Surrey is planning for an Entertainment District in City Centre.

In May 2025, Mayor Locke announced exciting plans for a new arena and events facility. This arena will anchor the Entertainment District, hosting concerts, sporting events and community gatherings.

In addition, the entertainment district will feature a new Interactive Art Museum that will offer innovative and inclusive art exhibits. The district will also offer hotel and conference facilities to welcome visitors and support local events and business meetings.

Managing Growth

As new homes are provided and City Centre densifies, we need to make sure that infrastructure and services keep pace with growth. The City, partner agencies and the private sector all contribute to this. Here are some examples of projects and developments that support liveability in City Centre.

  • The Surrey Langley SkyTrain extension, including the new Green Timbers station at Fraser Highway and 140 Street.
  • New protected bike lanes built throughout City Centre.
  • An addition to the Chuck Bailey Recreation Centre.
  • Ongoing expansion of health services at Surrey Memorial Hospital.
  • The new Theresa Clarke Elementary School opening in September.
  • New shopping areas, such as the King George Hub, built to serve high-density neighbourhoods.
  • Transit-Oriented Areas Designated Around SkyTrain Stations and Bus Exchanges

    On June 10, fifteen "Transit-Oriented Areas" (TOAs) were designated in Surrey, as required by the Provincial government. TOAs are areas within 800 metres of a SkyTrain station and within 400 metres of a bus exchange where higher density development standards apply. The purpose of TOAs is to increase the supply of housing near transit. This will result in vibrant, mixed-use neighbourhoods where housing is concentrated near transit and amenities. Four Transit-Oriented Areas are found within City Centre which will impact how we plan the area.

    Learn more about Transit-Oriented Areas in Corporate Report R089.

  • Thank You for Attending Our Open June 12 House!

    Thank you for attending our open house on June 12. Here are the materials that were presented at the event:

    We welcome any comments and questions you may have. Please take our Survey which remains open until June 30.

  • Community Engagement - Step 3 Refining the Plan

    We’re kicking of a new round of community engagement as we continue to refine the City Centre Plan. Recent provincial housing legislation has affected how we plan our communities. Learn what it means for City Centre and let us know how we should respond.

    A public open house will be held to explain the changes and gather input. Staff will be on-hand to answer questions.

    Open House

    City Hall Atrium
    13450 104 Avenue
    June 12, 2024
    5:00 – 8:00 PM

    Doors open at 5:00 PM, but drop by at any time during the event.

    In addition to attending the open house, please take the survey, which is open until June 30, 2024.

    Take the survey

  • How Does New Provincial Housing Legislation Affect City Centre?

    In November 2023 the Province passed legislation to increase the supply of housing in BC. The legislation affects all existing and in progress secondary plans along SkyTrain lines.

    The legislation identifies Transit Oriented Areas (TOAs) within 800 m of transit stations. As new development applications are received, cities must support a base level of development density in TOAs. Large parts of the City Centre Plan are within a TOA.

    In addition, residential parking minimums will no longer apply in TOAs. Developers will now determine the number of residential parking spaces needed. Commercial and accessible residential parking spaces will still be required.

    Outside of the 800 m distance, there will be additional options for small-scale housing. As the City works to implement the legislation, it will allow additional units on lots zoned for single family homes and duplexes, without a rezoning application. The number of units permitted without rezoning depends on the lot size and the proximity to frequent bus transit. Small-Scale Multi-Unit Housing (SSMUH) can include secondary suites, laneway homes, duplex, and row homes.

    What changes are happening?

    The legislation requires cities across the province, including Surrey, to update their bylaws, plans and policies related to housing. Several changes need to be completed in the coming months. These are the actions Surrey is taking to be consistent with the legislation:

    • In March 2024, the City Centre Plan boundaries were expanded. This change is outlined in Corporate Report R044;
    • By June 30, 2024, designate Transit-Oriented Areas by bylaw;

    • By June 30, 2024, update the City’s parking regulations to reflect revised parking requirements;

    • By June 30, 2024, update the Zoning Bylaw to reflect Small-Scale Multi-Unit Housing regulations;

    • By December 31, 2024, update Surrey’s Housing Needs Report to calculate housing needs over a longer 20 year time horizon; and

    • By December 31, 2025, update the Official Community Plan to be consistent with the Housing Needs Report.

    In addition, the City Centre Plan will be updated to reflect the TOAs including changes to land use designations and development parameters. Stay tuned for open house dates in the coming months. City staff will share detailed information and answer your questions.


    Learn More:

    Click here for a summary of the legislation and the steps the City is taking to implement the changes.

    Click here to read more about Bill 47 which applies to Transit-Oriented Areas.

  • Council Approves Land Use Designation Changes in Bolivar Heights and Green Timbers

    On July 11, 2022, Council approved land use designation changes in the Bolivar Heights and Green Timbers Districts of the City Centre Plan, as described in Corporate Report R137; 2022. An updated land use plan is available here.

    In Bolivar Heights, these updates include introducing a variety of housing options, from single family homes and multiplexes to townhouses and low rise apartments. Other updates include a new urban, mixed-use village that will offer a variety of shops and services; community amenities and neighbourhood parks within a short walking distance of all residents; and a road network that is finer grained and better connected.

    In Green Timbers, updates include introducing a new mixed-use precinct of mid to high rise residential towers and a variety of shops and services around the future 140 Street Station. Increased densities are also designated along 100 Avenue west of the BC Hydro Transmission Corridor, complementing on-going growth patterns in adjacent areas. The road network has also been modified to improve connections to transit and ensure a finer grained, continuous street grid that supports walking and cycling. There will also be new park.

    Work on the City Centre Plan Update continues and an updated plan document is anticipated to be completed by Fall 2023, including revisions to urban design guidelines, engineering servicing, road network refinements, and community amenities.

  • Council Approves Office and Employment Strategy

    On March 28, 2022, Council approved an update to the City Centre Plan to incorporate policies that encourage office and employment growth. The update includes land use changes that introduce employment space requirements for key City Centre locations. This establishes a Central Business District in the core of City Centre where office development will be prioritized. Development will come in the form of standalone office towers as well as mixed-use buildings that include a significant office component. A Health and Technology District is also created in the vicinity of Surrey Memorial Hospital that will support high density office development. In the coming months, some refinements will be undertaken to the office requirements for mixed-use buildings.

    The update also includes the creation of an Entertainment and Cultural District integrated with the Central Business District. The intent of this is to support office growth by encouraging the types of businesses and amenities that are important to both office workers and their employers and that are typically found in vibrant downtowns. Additional work will be undertaken in the coming months to establish a vision for the Entertainment and Cultural District.

    With these changes, Surrey will protect centrally located, transit accessible land for long-term employment growth and preserve space near major institutions for future expansion. It will also make City Centre more attractive as an office centre and allow for a critical mass of office space to develop in the coming years.

    Review the Report to Council.

  • What We Heard - Step 2 Developing the Plan

    After considering feedback from the public in Spring 2021, we started work on draft land use and policy proposals for each of the two plan update components.

    Office and Employment Strategy

    We developed draft employment space requirements for the Central Business District and other mixed-use areas in City Centre. These draft policies were shared with development and commercial real estate stakeholders through focused workshops and meetings in Fall 2021. To learn about the feedback that was gathered from the Fall engagement, view the Step 2 Engagement Summary for the Office and Employment Strategy.

    Bolivar Heights and Green Timbers

    Based on what we heard in Step 1, we developed draft land use concepts for each of the neighbourhoods. These were shared with the public in Fall 2021. An online survey was also conducted to gather feedback on the draft land uses. Results of the survey are included in the Step 2 Engagement Summary for Bolivar Heights and Green Timbers Districts.

  • What We Heard - Step 1 Engagement Summary

    We kicked off engagement for the City Centre Plan in Spring 2021. The community was invited to provide input on three areas of the plan being updated (Central Business District, Bolivar Heights District, and Green Timbers District). Participants were invited to complete a survey. View a summary of the results from this first round of engagement.

  • Refining the Vision and Principles for the City Centre Plan

    The community helped shape the vision and principles of the original City Centre Plan, which was approved in 2017. In Spring 2021, we kicked off an update to the Plan. As part of this work the the vision and principles were revisited. Participants were asked in a survey if they would change anything about the vision and principles. Suggestions varied, but a few key themes emerged:

    • Foster a sense of safety in neighbourhoods.
    • Ensure adequate and affordable housing options.
    • Create walkable neighbourhoods.
    • Provide more parks and open space.

    To reflect these suggestions, the Vision and Principles have been revised as follows:

    Vision

    Surrey City Centre will be the region’s second metropolitan centre and the downtown for the Fraser Valley. Regionally connected by rapid transit, City Centre will support walking, cycling, and transit. City Centre will be many things: a major employment, institutional, and commercial centre; a collection of safe, vibrant, high density neighbourhoods; and a hub of cultural and entertainment activity. City Centre will be renowned as a ‘green’ downtown served by parks, plazas, greenways, planted boulevards, and fish-bearing creeks.

    Principles

    • Build Density & Mixed Use
    • Encourage Housing Diversity
    • Break Up the Block Size
    • Design Roads for Multiple Modes
    • Create Safe, Vibrant Urban Spaces
    • Green the Downtown
    • Encourage Office & Employment
    • Promote Identity & Sense of Place


    Review the City Centre Vision & Guiding Principles.


Page last updated: 04 Jul 2025, 01:32 PM