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Originally Posted by GMD
I guess the question is if the new legislation results in more people living in Langley, or fewer. Obviously, the legislation doesn't manufacture any new people, although it is possible that if it succeeds in improving affordability, there will be more migration to BC (both interprovincial and international).
This will be offset by the legislation creating more opportunities for people to live closer in to Vancouver than Langley. Right now it is the lack of housing closer in that drives (not all but) many people to live in Langley.
How the various factors play out I guess we will see, but I do think that many people are confusing the impact of a localized or spot rezoning with the impact of a general rezoning and imagining a flood of people that won't materialize, especially in outlying areas.
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Agreed. Similar to my earlier post, I see this legislation increasing growth overall, cause in addition to latent internal demand there are plenty of people from outside the region/province/country who'd love to live here (including in an apartment) if they had that option.
Woodward's complaints about the effect of just-approved greenfield plans are reasonable I think, but also I don't think should take too much additional work to rerun the numbers with new housing units and students generated and see if additional school sites need to be incorporated into the plans.
Also agreed that people are confusing this with spot zoning, cause that's all they've ever known. I do expect growth to increase overall, but it won't be an immediate flood. We're, by design, gonna have more room for growth than "required" (Bill 44 says every 5 years you have to zone enough land for 20 years of growth, although I think most people underestimate how much demand is really out there), so not all pre-zoned lands are immediately going to be redeveloped.
This is a huge change but people need to calm down just a touch - SSMU legalization has a June 30, 2024 deadline before any permits even start coming in, let alone construction. OCPs and Zoning Bylaws have to be updated by January 1, 2025. We're not gonna have cranes dotting the land like pump jacks.