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The Bay Parkade Redevelopment | 315, 271, 239m | 80, 69, 68fl | Proposed

This deserves its own thread, no?

https://images.dailyhive.com/20250508002...opment-501-595-west-georgia-street-6.jpg

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Downtown Vancouver's skyline soars with proposal for landmark towers up to 1,033 ft

Kenneth Chan
May 8 2025, 6:00 am

Western Canada could see its very first “supertall” skyscraper, envisioned for the core of downtown Vancouver.

Local developer Holborn Group has submitted a new formal rezoning application for a historically and economically significant redevelopment spanning two separate sites.

The proposal features four mixed-use towers, including a transformative landmark project of three skyscrapers in the Central Business District on the city block with the Hudson’s Bay parkade and low-rise office buildings and the vacant lot of the former Dunsmuir Hotel SRO. A fourth tower — a major social housing project next to Woodward’s on the southernmost edge of Gastown — is being offered as a 100 per cent gift to the City of Vancouver.

Article:

https://dailyhive.com/vancouver/hudsons-bay-parkade-vancouver-redevelopment-holborn-group

Oh my! If this proposal is approved, I'll be there on ground breaking day, shovel in hand and tears in my eyes.

I expect that this is the Council most likely to approve this project. I think they'll get their rezoning, and market conditions will determine the rest. They may luck out on that front too. The condo market has been struggling and condo projects are few and far between. If there is a bounce back in a few years, there might not be much supply on the market. Wouldn't be a bad time to launch sales.

The City is going to be very strict with the rezoning conditions and legal agreements given the developer.

From what I have heard this has been in works with a lot of city oversight, so this isn't yet another random fantasy project. It does have some grounding.

Two new entrances to Granville station? Sign me up!

Quote:

Originally Posted by Metro-One (Post 10424016)

From what I have heard this has been in works with a lot of city oversight, so this isn't yet another random fantasy project. It does have some grounding.

From what Henriquez was saying, they are preparing a full rezoning submission, with all supporting studies and reports (e.g. Arup's involvement). That would be a very expensive fantasy endeavour.

Holborn's site

https://holborn.ca/portfolio/501-595-w-georgia-388-abbott/

The press release

Quote:

BC GLASS SEA SPONGE INSPIRES TRANSFORMATIVE DEVELOPMENT FORDOWNTOWN VANCOUVER, BRITISH COLUMBIA

Proposed project set to deliver housing, hotel, Indigenous led art & community space

VANCOUVER, BC — May 8, 2025 — A transformative mixed-use development that merges architectural
innovation, social responsibility and urban revitalization has been submitted to the City of Vancouver by
Henriquez Partners Architects (Henriquez) on behalf of the Holborn Group.
At its core, the project is about ambitious city-building — unlocking public benefits on currently
underutilized land in a way that supports some of the city’s most urgent needs — while contributing
bold architecture to the city skyline, including what would be British Columbia’s tallest tower.

NATURE INSPIRES ARCHITECTURE: Four towers, designed by Henriquez, draw inspiration from rare and
ancient glass sea sponge reefs, whose ecological strength and resilience have shaped both form and
structure. These living marine organisms — unique to the Pacific Northwest — serve as a metaphor for
regeneration and adaptation.
This concept is translated through the architectural language of the towers: silhouettes, sculptural
forms, and sustainable performance. The tallest tower — a stand-alone hotel — proposed at 1,033 feet
(315 metres), is shaped by an iconic structural diagrid exoskeleton that allows for column-free interiors
while maximizing strength and minimizing material use. Developed in collaboration with international
engineering leader Arup, the structural system references the skeletal lattice of sea sponges — a
concept researched at Harvard for its groundbreaking structural efficiency.

FORM & FUNCTION: Each tower responds differently to the metaphor: the hotel features a steel-andconcrete structure wrapped in a diagrid exoskeleton; the residential towers include sculptural balconies
and screens that echo the texture and intricacy of the sponge’s filigree form, creating dynamic,
functional facades. The podium and interior design are equally expressive — envisioned as carved, corallike forms with weathered stone finishes, inspired by BC’s underwater reef landscapes and contextual
scale of neighbouring buildings such as the terracotta of the Randall Building and stone of Christ Church
Cathedral.
The project spans three sites at 501 + 595 West Georgia and 388 Abbott Street, bridging Vancouver’s
business district and the Downtown Eastside. In total, four towers are proposed: three ranging from 783
to 1,033 feet (239 to 315 metres) on West Georgia Street, and a fourth tower at 402 feet (122 metres)
on Abbott Street. This fourth tower — fully gifted to the City of Vancouver — will contain 378 social
housing units, including three artist-in-residence studios, a childcare centre, and a public Indigenous Art
Gallery.
2

In total, the development will create 1,939 new homes, a 920-room hotel, 70,130 square feet of muchneeded conference space, Indigenous-led reconciliation through art, and introduce significant public
amenities across both sites. This project will serve as a major economic catalyst for downtown
Vancouver, creating thousands of construction and permanent jobs.
“We are incredibly proud to bring forward this generational project — one rooted in community need,
extraordinary architectural innovation and reconciliation,” said Joo Kim Tiah, President, Holborn Group.
“This project is designed not only to meet today’s challenges, but to inspire future generations.”

PUBLIC SPACE & RECONCILIATION THROUGH DESIGN: The project redefines public benefit in highdensity urban development. At the top of the hotel tower — space typically reserved for private use — a
publicly accessible observation deck designed by PFS Studio — envisioned as a “forest in the sky” —
offers panoramic views of the city, mountains, and ocean. At grade, a 17,000 square foot public plaza
connects West Georgia Street with retail and restaurant pavilions, programmed cultural space, and
Indigenous art.
Musqueam artist Susan Point has been invited to transform the public plaza, interfacing the Randall
Building, into a site of storytelling through contemporary Indigenous expression. At Abbott, there is a
5,150-square-foot Indigenous art gallery and community space, along with three artist-in-residence
suites for the Musqueam, Squamish, and Tsleil-Waututh (MST), guided by consultant Gordon Grant.
“The project will showcase a genuine and informative act of Truth and Reconciliation,” said Gordon
Grant, Cultural Consultant. “It will provide a platform for Musqueam, Squamish and Tsleil-Waututh
artists to display a small piece of rich and powerful cultures that all of the Nations can be proud of.”

PROJECT BENEFITS
Architectural & Design Innovation
• Inspired by BC’s glass sea sponge reefs, blending sustainability, structure and poetics.
• Hotel tower features a structural diagrid exoskeleton for open interiors and high performance
• Residential towers incorporate sculptural balconies with decorative steel screens evoking
marine forms
• Podium and interior spaces sculpted to resemble coral caves, with materials referencing
Vancouver’s architectural heritage
• Collaboration with Arup for cutting-edge, low-carbon structural design
3
Contribution to Vancouver’s Housing Needs
• 1,939 new homes including:
o 1,288 market condominiums
o 273 market rental homes, including family-sized units
o 378 social housing units — Vancouver’s largest single contribution of stand-alone social
housing
A Building Gifted for Community Benefit
• Entire Abbott Street tower donated to the City of Vancouver, including:
o 378 social housing units, including three artist-in-residence suites for Musqueam,
Squamish, and Tsleil-Waututh (MST)
o 37-space childcare facility
o 5,150 square foot Indigenous art gallery
Hospitality and Tourism Driver
• 920 hotel rooms (640 short stay, 240 long stay)
• 70,130 square feet of conference and ballroom space over three levels
• Public rooftop observation deck with restaurant and lounge
• Thousands of long-term jobs for Vancouver’s hospitality and service economy
Economic Stimulus & Downtown Revitalization
• Over 3 million square feet of mixed-use space
• 64,000+ square feet of retail, activated plazas, and pedestrian pathways
• Direct SkyTrain connection, improved transit access
• Replaces surface parking with vibrant, safe, and connected public realm
• Thousands of construction and permanent jobs
Indigenous Art and Cultural Reconciliation
• Guided by cultural consultant Gordon Grant and supported by MST
• Public art program centred on storytelling, memory, and reconciliation
• Musqueam artist Susan Point invited to use public plaza for Indigenous storytelling
• 5,150 square foot MST Gallery + community space, and three artist accommodations
Sustainable Urbanism
• Targeting net-zero operational carbon
• Targeting 50% embodied carbon reduction – below City of Vancouver standards
• Prefabricated systems and sculptural forms reduce material waste
• Public realm landscape architecture by PFS Studio enhances biodiversity and experience

Quote:

Originally Posted by Phrescata (Post 10424025)

Two new entrances to Granville station? Sign me up!

That will be easier to build than Daily Hive states.
The ticketing hall for Granville Station is actually under Seymour Street, with the escalators aligned to the north
under the Seymour St. RoW to Dunsmuir (the escalators are not under the Hudson's Bay building nor under Gotham
or the St. Regis Hotel).
So it really just a few feet of excavation to access the ticketing hall from the east.

The Hudson's Bay part of the station is really just the retail concourse providing access to Granville St. and a stairwell off Seymour which circles back to the ticketing hall under Seymour St.

A passage extending to the hotel or the Richards side would be the main benefit, but that's only mentioned as an elevator.
There doesn't seem to be any elaborate underground mall under the project.

... and given the state of street life in downtown Vancouver, I'm surprised that the restaurants are largely plaza oriented and exposed to the street, rather than having retail at grade and restaurant patios only above grade and looking down to the street from secure terraces.

There's a bit of a disjuncture between the forms on either side of the alley
- it reminds me of how the two sides of Burrard Place (also across an alley) do not match.
Here they have a ribbon on the pavement trying to unify the site, but it doesn't really work.

Quote:

The final piece for Holborn was the acquisition of the Randall building, a 1929-built commercial structure at 555 West Georgia St., last year.

Quote:

For at least eight years Holborn has been in touch with city hall about developing the downtown site. City hall didn’t support a series of earlier proposals designed by different architects and submitted on behalf of Holborn between 2017 and 2023.

Quote:

Conversations with city hall about the earlier proposals only ever reached the pre-application inquiry stage. About 18 months ago, Henriquez Partners Architects started working on the newest iteration, and last week, the partnership submitted the first formal rezoning application for the project.

Quote:

Henriquez Partners’ earlier version of the project, designed last year, planned to incorporate the heritage building at 500 Dunsmuir St., Henriquez said.

https://vancouversun.com/news/massive-development-proposed-for-downtown-vancouver

This is one of those projects that makes you do a double take to ensure it's not April Fool's.

Holborn has its many detractors but if they pull this off... wow.

Quote:

Originally Posted by officedweller (Post 10424077)

Thanks for the insight. I use the Dunsmuir st. entrance everyday but have a hard time orienting myself with the streets above when in the station.

If this passes, it would set a pretty big precedent for other very tall building proposals that intrude into the QE Park view cone. Maybe the start of a succession of 1000' towers.

Quote:

Originally Posted by Metro-One (Post 10424000)

This deserves its own thread, no?

.....

Does it?

Does it, though?

I understand the excitement around the proposal, but let's not forget that this hasn't even gone through rezoning, let alone a DP application.

And given the developer's own start/stop record not just with this site in particular, but even with other projects, getting a rezoning approval (assuming they even get that far) will be a feat in and of itself.

But we haven't even gotten that far.

Like I said, I understand all the excitement, but let's also not forget that there are projects that are pretty much under construction right now (as far as excavation, or even with the crane erected), that don't have their own threads.
(Yes, yes, they're not 'supertalls', but still.....)

I think everyone is getting a little ahead of themselves with the enthusiasm for this project, and dreaming that this could potentially be the start of a string of 'Supertall' towers in Vancouver.

Guys.....this is after all, STILL Vancouver.
(...or the GVA if you want to include the Metro region)
And we're still in the middle of a condo market slowdown, Inflation seems to be ticking back up, and thanks to the dude down south and his tariff shenanigans, we could be seeing a recession before the end of the year.
Which could put a damper on any market recovery we might have been hoping to see, leading the projects stalling out again.

All I'm saying is maybe we ought to just slow the roll with the over-excitement and let it develop (either way) as it should.

This one isn’t a simple fantasy proposal from out of the blue.

Lots of those have come and gone, this has been in the works for a long time with communication back and forth with the city.

Is there a chance it could change? Of course! Countless projects that have had / have their own threads have changed form numerous times. If we are going to go by your logic then projects should only have their own thread after construction begins.

Quote:

Originally Posted by Spr0ckets (Post 10424131)

The point of the thread is to focus discussion on this one proposal.

Also, you think that the people planning and funding this project aren’t aware of the macro-economic and geo-political issues with potential to impact this undertaking? They are planning for years down the line.

We’re excited, sure, but nobody is under the impression that breaking ground is happening anytime soon.

On the third hand, this comes in the middle of every other developer wanting to downsize their condo projects and/or switch to rentals. Holborn is either five steps ahead or completely out to lunch - we'll have to see which one it is.

Quote:

Originally Posted by Migrant_Coconut (Post 10424147)

Considering the track record of Holborn this I will put money on being out to lunch and wont get past putting up the marketing signage. Holborn is known for trump tower, Little mountain grift, Dunsmuir Hotel are the notable failures. So why would the city even entertain them without all fees paid up front as they are grifters. If it was brought forward by cough Onni, Concert, Bosa etc you at least have a history of producing projects that get finished. Yes Onni is well known they do complete and turn over projects..

With Holborn Group at the helm, this is sort of a monkey's paw situation. I'm loving the look of this proposal, but Holborn should not be trusted. By far, Vancouver's sketchiest and most untrustworthy developer.

After their Little Mountain scam and Dunsmiur Building debacle, I wanted them run out of town on a rail, never to be seen again.

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