Updates on housing, the Official Community Plan, the environment and infrastructure in the Uplands.
Housing
What's New
2830/2850 Lansdowne Proposal
Background: The proposed development involves two adjacent R-2 zoned lots on Lansdowne Road. The developer proposed construction of three homes (2 principal buildings + 1 Accessory Dwelling Unit) on each of the two properties, for a total of six residences, totalling close to 20,000 sq.ft. of built space, accessed by a shared driveway in the middle of the two lots.
The developer worked on his plan with Oak Bay's Planning Department and the Advisory Design Panel. He went in front of Council on September 8/'25 with the expectation he would receive the final approval needed to get a building permit. Council's approval was necessitated by the fact that the project is in the Uplands and is therefore subject to the Uplands Siting and Design Guidelines.
Council listened carefully and asked many questions about the design, the tree canopy, impact on the park-like setting, etc., but ultimately they refused the developer permission to build the project as presented; they asked him to re-visit his design, further engage with Oak Bay's Planning Dept. personnel and return to council with a revised proposal.
Council was concerned about the massing and proportion of dwelling spaces on the lot, the amount of landscaping vs. built square footage and the impact on the tree canopy. They appreciated the quality of the architectural design but felt the proposal "read like a subdivision" rather than the intent of the Bylaw, of one or two principal buildings, plus possible secondary suites or ADUs on any lot (total of 4 dwellings permitted by the Bylaw, as instructed by the Province). They even indicated they might consider a single building with multiple dwellings, but were concerned about the form and character of the proposed six homes, where formerly two individual homes had stood.
Concerns were raised as the plan required 48 of 65 protected trees be removed and the length of time it would take to recover the mature tree canopy. UNA Board members had reached out to the Oak Bay Arborist to stress the importance of his group's input to the impact on the Uplands tree canopy of any new development proposal. There were also concerns about the fit of the proposed development within the original Olmsted vision for the neighbourhood and the National Historic Site context.
There was significant negative opinion among Uplands residents about the proposed development, with a campaign of letters to Council opposing the proposed development; the proposed development was seen as an unwanted precedent that could lead to many more similar proposals. A survey opposing the proposed development garnered almost 600 signatures.
Update
On November 24, 2025, Oak Bay Council denied the developer's re-submission of his planned 6-home development on Lansdowne. The developer, working with Oak Bay staff, had made changes to his original proposal by reducing the number of mature trees to be removed from 48 to 30, reducing driveway widths, updating the fencing between the homes and increasing replacement tree plantings.
The developer concluded his revised proposal allowed for "considerate and moderate densification". An "overwhelming" written response from residents urged Council to reject the revised proposal, which they did by a narrow vote. However, they encouraged the developer to consider revising his proposal and return with a redesign that took into account all the concerns expressed by Council (and by residents, through Council).
What's Next
2830/2850 Lansdowne Road: the UNA will continue to monitor any further proposals put forward by the developer related to these properties.
The UNA monitors any proposals for new housing, zoning bylaw changes, impacts to the tree canopy and other changes to the unique elements in the Uplands and we alert UNA members to this information.
August 5, 2025 — earlier update
The UNA carefully monitors any proposals for new housing, zoning bylaw changes, tree canopy changes and changes to other unique elements of the Uplands, and will alert UNA members to such proposals.
2830/2850 Lansdowne Road
This proposed development involves two adjacent lots in the Uplands on Lansdowne Road, located on the north side between Ripon Road and Norfolk Road. Both properties are zoned R-2 Residential Use. The purpose of the application is to permit the proposed construction of a Small Scale Multi Unit Housing development consisting of three homes on each of the two subject properties (two principal buildings and one Accessory Dwelling Unit per lot), for a total of six residences across the two lots, accessed by a single shared driveway in the middle of the two lots.
At its July 14/'25 presentation to the Advisory Design Panel on Uplands Design and Siting (ADP), Oak Bay planning staff described the development as "six units each having a unique design in a similar style which creates architecturally harmonious appearance". The individual units would each have their own yard areas demarcated by fences and will appear as six individual homes on a shared driveway. The proposed development is intended to add diversity to the high-quality housing stock in Uplands by offering modern dwelling units with smaller and lower-maintenance yards that are still designed to be in keeping with the elevated architectural character of the neighbourhood.
Two ADP members raised questions concerning the application. One ADP member spoke in favour of the application (diversity of design for the Uplands; excellent quality development). One concern is the loss of trees (48 of 65 protected trees will be removed) but they were satisfied that the replacement tree plan adequately addresses this issue. There was a question about using horizontal slat fencing to demarcate lot boundaries instead of using landscaping. The architect for the proposed development advised that landscaping (i.e. plantings) would be used to soften the fencing.
The other ADP member focussed on the two garages associated with each home. The architect for the proposed development responded by saying that a 2-car garage at each home was required by the "market" and mentioned that the garages were not opening directly onto Lansdowne Rd.
The ADP recommended that Council approve the Uplands Siting and Design Permit for this project with one consideration: a request that Council consider minimizing the impact of the garages.
Issues that have been raised by UNA members concerning the proposed development are:
It is assumed that the proposed development will be a bare land strata but no details have been provided.
Of 65 bylaw protected trees located across the two sites, 48 are slated for removal. Reasons for removal include tree location in or adjacent to building envelopes or within the driveway route. In accordance with the replanting ratios required by the Tree Protection Bylaw, these protected trees are required to be replanted at either a 1:1 or 2:1 ratio (depending on species) and a total of 81 new trees are required to be planted to compensate for the 48 removals, resulting in a net gain in the number of trees on site. The landscape plan notes that the final canopy coverage target percentage will be determined by the project arborist. At the present time it is not known whether the planting plan will meet the 45% canopy coverage target required for R2 zoned properties under the Tree Protection bylaw. OB staff has stated that "given the volume of trees to be replanted, it seems very likely the target will be met or exceeded. This will be confirmed by the project arborist prior to permit issuance." If the proposed development is approved, a tree permit will be required for removal and/or work within the protected root zone of any trees being retained. Key issues: will the planting plan for the proposed Lansdowne development meet the 45% tree canopy coverage target required for R2 zoned properties as set forth in the Tree Protection Bylaw? Does the proposed design of the project meet residents' expectations regarding form and character of dwellings in the Uplands? What will be the nature of the land tenure?
There is concern about the adequacy of infrastructure to support six dwellings on sites where previously only two homes have been located.
What's Next
Council will consider the ADP recommendation regarding the Lansdowne housing proposal at Council's September 8 or 15/25 meeting. OB staff have advised that pursuant to the Oak Bay Council Procedure Bylaw, there is no public participation opportunity at the Council meeting — i.e., members of the public cannot verbally oppose the Lansdowne project during the "Public Comments" section of the Council meeting or when the Agenda item is discussed.
However, comments can be made in writing concerning the Lansdowne project. Public input concerning the proposed development, in writing, addressed to Council, is encouraged prior to September 8/25. Email communication may be sent to obcouncil@oakbay.ca.
Note to UNA members: while public comments cannot be made to Council about an individual proposed project, residents are permitted to speak in general terms about issues such as affordable housing, Uplands' historical value, the park-like environment, the tree canopy's role in climate mitigation, etc. Written submissions related to individual projects are encouraged, as noted above.
While Uplands enjoys the status of a National Historic Site (as of 2019), that designation is honorary and does not protect the neighbourhood from additional small scale multi unit housing projects. Up to four dwellings can be built on any lot that formerly held one single family home.
While not in the Uplands, the UNA is also monitoring a major proposed infill housing project along the Oak Bay waterfront. Sotheby's International Realty has applied to build three residential towers along a 6-acre stretch of land directly across from the Victoria Golf Club on Beach Drive. The project would include 582 dwelling units.
Plans are currently being reviewed by Oak Bay staff and will then be posted on the District's Development Tracker, which will provide updates on the application process.
A development of this magnitude would require changes to the District's zoning bylaw, in addition to an amendment to the Official Community Plan, both of which would trigger public hearings, if Council decides the application has sufficient merit.
Former entry — background on provincial housing changes
What's New
In order to increase housing availability in BC, at least 4 dwelling units can now be built on any lot in Oak Bay, including lots in the Uplands neighbourhood. Starting in 2024, Oak Bay's mandated additional dwelling quota was 664 units over a 5-year period. A Housing Needs Report was subsequently completed in early 2025, forecasting the need for 3,761 dwelling units in Oak Bay in the coming 20 years (see Background below).
Concurrent with the Province's housing directive, one of Oak Bay Council's key priorities for the 2022–2026 term also addresses the need for increased/diverse housing in the District. The goal of this priority is to enable the creation of more diverse and affordable Oak Bay housing that is responsive to current and future community needs and climate change imperatives.
What's Next
Oak Bay will update its Official Community Plan (OCP) and Zoning Bylaw in late 2025 to accommodate Provincial legislative requirements related to housing, focussing on multi-family and infill housing options. Modus Planning, Design & Engagement consultants sought input from residents at four recent public sessions and they will work with Oak Bay staff to complete the update (see the OCP section for details).
OCP activities provided UNA members with the opportunity to provide input to planning, land use and housing issues that will affect Oak Bay and the Uplands neighbourhood over the next 20 years. The UNA will review the draft report to Council.
The UNA will also monitor the District's Housing Action Program (HAP) projects underway in Oak Bay, especially as they relate to the Uplands.
Oak Bay staff have informed the UNA that the Uplands Regulation bylaw, which authorizes the Uplands Design Guidelines for siting and architectural design applications, is likely to be reviewed. The UNA Board is considering how best to participate in this review. The UNA's objective is to preserve the original goals for the Uplands as set out in the Guidelines, bearing in mind the legislative changes permitting densification in the Uplands.
Background
Oak Bay operates under the provisions of the BC Local Government Act, which sets out all powers, duties and functions for municipal governance throughout the Province. The Provincial initiative (Bill 44) related to increased housing required the District to reprioritize projects to ensure legal compliance and implementation of the Provincial Legislation, as summarized below:
District Housing Action Program (2024–2028): The District's new Housing Action Program (HAP) combines Council Priority Projects related to housing, while also responding to the Provincial housing initiatives. This goal has become the District's top priority for the next 2 years.
Housing Supply Act: response to the Housing Target Order (2023–2028): The Housing Supply Act gives the Province the authority to set housing targets in municipalities; Oak Bay's initial target order was for a minimum of 664 net new housing units to be completed by 2028. Housing targets are measured annually by net new units completed/occupied and actions taken by the Municipality to facilitate targets. However, while local governments set policy conditions to enable housing construction, the pace of activity is dependent on external factors such as financing and land/materials/trades availability. When Oak Bay did not meet expected targets at the end of the first year, the Minister appointed a Housing Advisor to review the situation and make recommendations. The resulting report noted that the District wasn't deliberately trying to thwart provincial legislation, and was making "reasonable efforts" to meet housing targets. The report included recommendations related to streamlining approvals, staff-level approval for minor variances and minor changes to parking requirements.
Development Cost Charge (DCC) Bylaw and Amenity Cost Charge (ACC) Bylaw (2024/2027): Development of ACC and DCC programs to incorporate Provincial changes introduced through legislation is underway. These programs will assist in funding the costs of infrastructure and amenities (e.g., schools) to support increased housing supply and growth.
Housing Needs Report (HNR) (2024): The Province required the District to complete an Interim HNR by January 1, 2025. Proposed changes to the Final Housing Needs Report include using a "standard method" for a more consistent, robust understanding of local housing needs over the next 20 years. Using the recommended standard method, Oak Bay is forecast to require 3,761 new dwelling units in the coming 20 year period.
Official Community Plan (OCP) Review (2024–2025): The Province requires the District to have an updated OCP by December 31, 2025 to accommodate growth over the coming 20 years. The OCP must then be updated every five years.
Zoning Bylaw Review (2024–2025): In tandem with the updated OCP, the Province is also requiring that the District's Zoning Bylaw be updated to accommodate the planned 20 year housing needs. These changes are required to be in place by December 31, 2025.
Optimize Development Processes (2024–2028): This project's goals include streamlining, enhancing, and modernizing department processes and systems, followed by the implementation of recommendations, best practices, information technology and innovative approaches to improve development approvals processes.
"Oak Bay residents care deeply about the form and character of development in the community. Throughout the OCP process, there was fairly universal interest in guiding new development to fit with the local context and character of Oak Bay." (p.114, District of Oak Bay, Official Community Plan (OCP))
Throughout 2025, work on updating the Oak Bay OCP has proceeded, with many opportunities for residents to make their voices heard. The Bylaw has now received second reading (November 24, 2025) and there will be one final public hearing on December 9, 2025 before third reading and adoption by year end. Here are the details:
Notice of Public Hearing – Official Community Plan Bylaw No. 4942, 2025
Notice is hereby given that a Public Hearing will be held at the Monterey Recreation Centre located at 1442 Monterey Ave, Victoria, BC, V8S 4W1, in the Garry Oak Room on Tuesday December 9, 2025 at 6:00 PM to allow the public to make verbal or written representations to Council with respect to the following:
Official Community Plan Bylaw No. 4942, 2025 — This bylaw proposes to update the Official Community Plan to include a new land use framework, revised land use designations, policies, and development permit guidelines and provides a land use framework to accommodate a 20 year supply of new housing in order to comply with the Local Government Act.
Schedule B of the Official Community Plan Bylaw No. 4942, 2025 shows the new Land Use Framework, with the changes highlighted below:
Oak Bay Village Designation: now includes all properties in the block bordered by Chaucer St, Foul Bay Rd, Elgin Rd, and Oak Bay Ave.
Community Institutional Designation: updated to support up to six-storey buildings for non-market, affordable, and/or supported housing for the University of Victoria campus and 2251 Cadboro Bay Rd (former Oak Bay Lodge property).
Special Study Area: on Beach Dr between Oak Bay Beach Hotel and the Victoria Golf Club.
New Multi-Unit Residential Designations: on Henderson Road between Cedar Hill Cross Road and the school property at 3461 Henderson Road, and in blocks bordered by Cadboro Bay Road, Cranmore Road, Christie Way, and the former Oak Bay Lodge property at 2251 Cadboro Bay Road.
New Neighbourhood Village Designation: renamed from Corner Commercial; new Neighbourhood Village designated at the intersection of Cedar Hill Cross Rd and Henderson Rd.
New Cedar Hill Corner Designation: supports development of a mixed-use community; a master plan to be created in collaboration with the University of Victoria; new policy and direction adds support for future zoning.
New Townhouse Designations: on Foul Bay Road between Allenby St and Chaucer St; on Cadboro Bay Road between Bowker Ave and Kinross Ave; on Estevan Avenue between Dunlevy St and Beach Dr; on Newport (east side) between Beresford St and Oak Bay Ave; on Cedar Hill Cross Rd, west of Henderson Rd.
Residential Designation: renamed from Established Neighbourhoods.
Attend in person: Monterey Recreation Centre, 1442 Monterey Ave, Victoria, BC, V8S 4W1, Garry Oak Room
Attend online via Zoom — Toll-Free: 1-855-703-8985 (*9 to raise your hand, *6 to unmute); Meeting ID: 856 4956 6097; Passcode: 604222
Submit written comments and questions: written comments must be received by the District of Oak Bay no later than 2:00 p.m. on December 9, 2025, in order to be placed before Council for consideration. Written submissions can be delivered to the District by:
Drop Box: Main Door – Oak Bay Municipal Hall – 2167 Oak Bay Avenue
Mail: District of Oak Bay – 2167 Oak Bay Avenue – Victoria, BC V8R 1G2
Please note: any correspondence received and intended to be considered by Oak Bay Council during meeting deliberations will form part of the public record and will be published on the agenda when the matter is before Council. The District considers your address relevant to this matter and will disclose this information, as it informs Council's consideration of your opinion in relation to the subject property and is authorized under section 26(c) of the FOIPPA Act. Your email and telephone number will not be disclosed. For more information on the FOIPPA Act please email foi@oakbay.ca.
How to View Documents and the Proposed Bylaw
In person at the Oak Bay Municipal Hall between the hours of 8:30 a.m. and 4:30 p.m., Thursday November 27 to Tuesday December 9, 2025.
Request a copy of the bylaw by emailing the Community Building and Planning Department at planning@oakbay.ca.
(See p.126/127 for the Uplands Siting and Design Guidelines.)
August 5, 2025 — earlier update
The first draft of changes proposed to Oak Bay's Official Community Plan were reviewed by Modus consultants at a presentation to Council on July 14, 2025. The full report "OCP Update; Summary & Land Use Recommendations", an almost 300-page document, was summarized in a 3-hour presentation and is the product of the current Phase of Modus' contract related to OCP amendments required to support small scale multi unit housing densification in Oak Bay.
Key points included:
No plans to permit lot subdivision (stratification was not discussed)
The Village-oriented growth model was preferred over the other options presented (i.e., Transit oriented and Distributed Growth)
Concerns about parking availability being further limited, especially in the Village-oriented model
Affordable housing might be built on institutional properties (e.g., church-owned land)
Population growth will lead to increased demand for public services (e.g., police, fire)
Biodiversity and climate resilience must be considered in conjunction with increased housing
The Province wants an additional 3,761 dwelling units to be built in Oak Bay to meet demand over the coming 20-year period. If Council is developing a 20-year housing plan, there should be a clear view of what they are working towards; what might Oak Bay look like at that time
The Heritage Commission, and Parks, Recreation and Culture, in addition to the Advisory Planning Commission and the Advisory Design Panel need to be consulted on the current draft
Uplands has historical values which must be considered when infill housing proposals are reviewed for that neighbourhood. The consultants asked for further direction on pre-zoning for townhouses, density bonuses for affordable housing and rental tenure zoning.
What's Next
Residents of Uplands and members of the UNA will get more opportunities to provide feedback on the draft of the planned changes to the OCP. Next steps include a second draft presentation at the September 15th Council meeting, after gathering more information and feedback from:
Advisory Design Panel and Advisory Planning Commission, and the Heritage Commission and the Parks, Recreation & Culture (re trees/tree canopy issues)
Public input by way of a webinar on October 2nd
An in-person open house on October 4th
A possible second open house soon thereafter
Modus will then prepare the next draft for Council's consideration. If adopted, Oak Bay staff will incorporate the modifications into the new version of the OCP by year end. The Province requires all municipalities to update their OCPs every 5 years.
BC Government changes: Premier Eby shuffled his Cabinet on July 18, 2025 and the new Housing Minister is Christine Boyle (formerly Indigenous Relations & Reconciliation); Mr. Kahlon will move to being the Minister of Jobs & Economic Growth.
Former entry — SSMUH legislation and land use scenarios
In November 2023, the BC government passed legislation which effectively eliminated single family zoning throughout the province. The new legislation required municipal zoning amendments to be made to permit 3 housing units on parcels less than 3,013 sq. ft. (0.069 acres) and 4 housing units on parcels greater than that size (with 6 housing units permitted on parcels near transit hubs).
This means that in the Uplands, Oak Bay's zoning bylaw now permits 4 housing units on a parcel, called small-scale multi-unit housing (SSMUH), in a variety of forms, including secondary suites in single family dwellings, and detached accessory dwelling units (ADU) like garden suites or laneway homes, duplexes, triplexes, townhomes and house-plexes.
The new legislation also required municipalities to make changes to their Official Community Plans (OCP) by December 31, 2025. In fulfillment of this requirement, Oak Bay, assisted by its planning consultant, Modus, held four public participation workshops in May/'25 to receive public input on proposed changes to its OCP. The focus of these sessions was on receiving public input on the approximate location, amount, type and density of residential development that will be necessary to achieve Oak Bay's 20-year housing need for 3,761 new housing units. This includes determining where in Oak Bay greater density development should be permitted.
Three different land use scenarios were presented at the public participation sessions:
Transit-Oriented Growth — higher density development that is focussed on existing main bus routes, including in the Uplands, and the future high frequency transit corridors along Foul Bay and Henderson Roads and along Oak Bay Ave.
Distributed Growth — low to medium density development including SSMUH and ground-oriented townhomes distributed throughout most of Oak Bay, including in the Uplands.
Concentrated Village Growth — higher density development that is focussed around the Oak Bay and Cadboro Bay Road commercial areas, existing secondary village areas (e.g., Estevan) and near other important community amenities.
Modus and Oak Bay staff have looked at each option from several policy perspectives: housing choices and affordability, transportation and mobility, infrastructure and taxes, complete communities, greenhouse gas emissions, trees and green spaces, hazards and risks, and community designs.
The UNA has reviewed the three different land use scenarios. In addition to considering the policy perspectives above, the UNA also considered what best preserves the original goals for the Uplands: to maintain and reinforce its historic landscape and streetscape design; to ensure the sensitivity of new development to existing dwellings, the tree canopy, biodiversity and design standards (as set out in the Uplands Design Guidelines).
The UNA Board believes that the Concentrated Village Growth scenario is the preferred policy option to guide the necessary revisions to the OCP, for the following reasons:
It achieves the best outcome of all scenarios or combinations of scenarios when measured against the policy areas identified by Modus and Oak Bay staff
It is consistent with outcomes of the densification strategy (Infill Housing consultation 2020–2022) that Oak Bay conducted prior to the provincially-mandated SSMUH changes, which recommended a village-oriented model of growth, with multi-family zones and significant density in existing commercial areas (Oak Bay Avenue, Estevan Village and Cadboro Bay Road)
It can provide the most diverse (type, cost, non-market) housing options through densification, in proximity to existing commercial services or where future commercial services are best constructed
It can create additional housing around pedestrian-friendly, active streetscapes to meet the needs of all community members throughout all life stages
It can most easily include community-serving uses, like childcare and public facilities in residential and commercial areas, to accommodate younger residents which Oak Bay needs to attract
It most efficiently addresses (e.g. feasibility, cost, and scalability) the infrastructure requirements of densification (water, sewer, roads, walkability, cycling, bus routes, and parking)
It best protects the existing tree canopy and ecosystems within Oak Bay
It best avoids the problems/issues other jurisdictions have recently been experiencing with unrestricted developer-driven infill housing.
The UNA Board has communicated its preference for the Concentrated Village Growth scenario to Oak Bay and Modus.
Background
The BC Provincial Government has mandated an additional dwelling quota of 664 units for the District of Oak Bay, during the 5-year period starting 2024. The District does not build new dwellings, but must ensure an up-to-date framework and processes are in place to guide development. The OCP is a foundational planning guide that lays out the principles for land use planning.
The 2025 update of Oak Bay's OCP is a tool to ensure the Municipality meets the Province's mandated density requirements in a timely manner, in ways that preserve and protect the unique characteristics of Oak Bay and the Uplands.
Environment
What's New
FREE TREES! Help grow our urban forest on private property and municipal boulevards
Oak Bay has trees available for Uplands residents — here's how to get your free tree:
Step 1: select where on your property you want a tree(s). If you are unsure about locations, but are interested in getting a tree, Oak Bay Parks staff will help with the decision (note: this can include a tree for a boulevard area, not just on personal property).
Step 2: select a tree species for the proposed site. Tree species include: Garry oak, hawthorn, dogwood, redwood, fir, ash and maples. Oak Bay staff can also help with selection and advice re ongoing tree care.
Step 3: contact Oak Bay Parks at 250 592 7275 to let them know your interest and to schedule a visit.
Step 4: in the Fall/Winter 2025, receive and plant the new tree(s) (staff will plant boulevard trees).
Why is the UNA supporting this initiative?
Trees cool our neighbourhood and homes in the summer, providing shade and acting as nature's "air conditioner"; they reduce home energy bills.
The mature tree canopy is one of Uplands' most outstandingly beautiful features; trees increase Uplands' biodiversity and reduce air pollution.
Visit connect.oakbay.ca/Coolkit for more information on planting trees as a simple and smart climate action.
UNESCO: Camossung Urban Biosphere Region Project
CRD Climate Plan (June/'25): a motion to direct CRD staff to report on a potential UNESCO Biosphere Region, including related implications, was put forward by the CRD's Environmental Services Committee and passed unanimously. Staff will work on the report over the summer.
Uplands could have a key role in a new urban biosphere, given:
Uplands is a designated National Historic Site (2019)
Uplands Park
Cattle Point Biodiversity area (2024)
Garry oak meadows and shoreline ecosystems / rare and endangered species
Unique landscape design (Olmsted 1907/08)
Oak Bay Climate Action Program (CAP)
Oak Bay's CAP was approved in February, 2025 and received funding (3 years) through the Local Government Climate Action Program to support activities. Initial focus will be on municipal CAP initiatives, followed by community CAP initiatives. This work is supported by the UNA and is expected to involve considerable community engagement.
Examples of activities related to the new CAP include:
Understanding the impact of climate change on Uplands' natural green assets, such as the tree canopy
Review of Oak Bay's urban forest (Tree Protection) bylaw of 2020: given that mature trees are a significant and defining asset of Uplands, protection and penalties need review
Prior to any increase in housing/construction, there needs to be consideration of "water events" (e.g., floodplain construction in the Bowker Creek area)
Importance of greenspaces and playgrounds to community quality of life
What's Next
Trees: the UNA will follow up with Oak Bay with respect to the ongoing status/availability of free trees to enhance the tree canopy in the Uplands. The UNA will review the Tree Protection Bylaw, to ensure penalties for cutting mature trees without permission match comparable penalties in adjacent municipalities.
UNESCO: Camossung Urban Biosphere Project: the CRD staff report should be available for review in the Fall, 2025 and the UNA will follow up this decision.
CAP: the UNA will follow up with senior staff responsible for Oak Bay's Climate Action Plan to ascertain the status of the Plan and provide Uplands residents with details and opportunities for engagement in CAP initiatives.
Background — UNESCO and Climate Action Program
UNESCO
Oak Bay has 6 Key Biodiversity Areas (KBA) — more than any other municipality in Canada. The KBAs include rare/endangered plants, shorelines, Bowker Creek, etc. Efforts have been underway for almost 5 years to get a UNESCO heritage designation for Victoria, or a portion of Victoria that might include Oak Bay and the Uplands. In total, Oak Bay has 49 hectares of natural parkland and 21 species-at-risk.
A UNESCO Biosphere would protect the high concentration of rare species, especially Garry oaks, which play a key role in the rarest ecosystem in Canada (Garry oak meadows), plus endangered maritime meadows (e.g., Cattle Point).
Globally, there are 738 Biosphere Regions in 134 countries; in Canada there are 19, with 3 in BC and 2 on Vancouver Island. A Biosphere contributes to the conservation of its landscape and ecosystem while fostering economic and cultural development.
The Canadian Association of Biosphere Reserves (called "Regions" in Canada) will be hosted by the Nanaimo Malahat Biosphere Region group in August 2026. This is a target date to submit nomination papers for the local initiative.
Climate Action Program
The District of Oak Bay is prioritizing Climate Action and the Environment, taking action to promote environmental sustainability in municipal operations and the community. Council has identified Climate Change & Environment as a priority area of action during the 2022–2026 term.
The District of Oak Bay is a signatory to the BC Climate Action Charter, a voluntary agreement between the B.C. government, Union of B.C. Municipalities and each local government signatory, to take action on climate change.
Infrastructure
Background
The Uplands Sewer Separation and Watermain Replacement Project was initiated in 2024. In the Provincial response to Amendment 12 of the Core Area Liquid Waste Management Plan, Oak Bay (via the CRD) was directed to complete the separation of all combined sewers in the Humber catchment area of the Uplands by December 31, 2025.
A contract was awarded to Windley Contracting Ltd. to install 3.6 km of new storm sewer to allow the combined sewers to be separated. Also included in the contract were 2 new storm drain outfalls (Humber and Ripon Roads) and the replacement of 1.5 km of water mains. Prime consultant/engineer: McElhanney. Contractor: Windley.
Consulting contract: initial $899,829, current $2,306,739*
Construction contract: initial $13,999,180, current $14,765,346
*Increase is almost entirely due to archeological support required to deal with archeological finds.
What's New
All the new storm sewers have been installed, and all catch basins connected to the newly installed storm sewers, therefore Oak Bay has met the Provincial mandate. The deep underground work is now complete; the remaining work includes the restoration of curbs and sidewalks, asphalt paving and landscape restoration.
Streetlights: as part of the above project, ~120 new streetlights will be replaced with a similarly-styled base, pole and frosted globe, with the height standardized at 14'. The style is in keeping with Uplands' status as a National Historic Site (2019), with the streetlights being one of the defining features. Streetlight poles: Nova Pole Int'l $380,875. Streetlight luminaires: Stresscrete Ltd. $233,136.
What's Next
Road/sidewalk/curb surface restoration work will continue as weather permits, with anticipated project completion by Q2 of 2026. Streetlight installation and wiring is expected to be complete by December 31, 2025.
One outstanding issue is the relocation of stockpiled soil containing archeological finds from the end of Ripon and Midland Roads. It is anticipated it will be relocated to Loon Bay Park in the summer of 2026.
The UNA Board is also following up on:
Actions required and associated timelines for Humber catchment residents to connect their properties to the new separated sewer pipes
Costs and issues related to installing a separate irrigation meter
Process for Humber catchment residents to follow to deal with any damage to their properties
Potential for Uplands residents to purchase old streetlights for use on their own properties
Plans to complete the sewer separation in the Rutland catchment area of Uplands
The District is looking to do additional paving beyond the existing patching on all roads. An update will be provided for each road when the work is scheduled.
The Elgin Road Public Works/Recycle Centre is used by Oak Bay residents for recycling, garbage and garden waste drop off. The facility is now inadequate to deal with operational demands, but cannot be expanded due to the built-out surroundings. Funding another, larger property is unlikely, but options will need to be determined to allow efficient use of the current site in the future. The UNA Board will monitor this topic and ensure members are aware of options under consideration and their potential implications.
Background — the Uplands wastewater system
The wastewater system for the Uplands was designed in the 1930s. It combined, in a single pipe, the collection of sanitary sewage from residential homes with storm water from street gutters and house perimeter drains. The USSP will reroute storm water to a new storm drain pipe that will discharge storm water directly into the ocean. The existing pipe will route sewage to the treatment facility. This will eliminate combined sewer/stormwater overflows into the ocean during heavy rain events, and the associated burden that it puts on the environment and downstream sewage treatment systems.
There are two phases to the project: Phase 1 is the Humber and Ripon sub-catchment areas, which is currently underway. Construction dates for Phase 2 (Rutland Catchment) are not currently available.
Streetlighting: the current lights are over 100 years old, the wiring is brittle and cannot be repaired. The poles are rusty and have damaged bolts with bases that are small and not to code. The plan is to replace the existing 142 streetlight poles, fixtures and concrete bases, replace underground wiring with new conduit and install new lighting fixtures with similar appearance and light levels.