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Population and Housing Summary [ pdf ]

Insights into Population and Housing

In the past 30 years Vancouver's population has been growing steadily, and is now approaching 600,000 - more than a quarter of the Greater Vancouver Region.

The city's land has been fully developed for many years. Population growth - currently averaging 6,000 more people in the city every year - is accommodated in new housing created largely through redevelopment and infill.

It is anticipated that by the year 2021 Vancouver could have a population of over 635,000. Conversion of industrial areas has added to the city's housing capacity, and rezoning to allow new forms of higher density housing will follow from the CityPlan Community Visions Program. Other housing is being created through higher density redevelopment of existing housing, and mixed-use schemes creating housing above commercial property. These are expected to be able to accommodate anticipated growth beyond 2031.

Fairview

Future population growth in Vancouver

Although CityPlan does not include any population targets, during the CityPlan program various planning scenarios anticipated that by the year 2021 Vancouver could reach a population of close to 635,000. The Regional targets for the ‘Growth Concentration Area' (which includes Vancouver), also suggests that a population of 635,000 by 2021 would meet the GVRD's requirements.

The City has a "Regional Context Statement" (RCS) illustrating how population growth in Vancouver can be accommodated. Taking 1996 as the base year, the RCS shows that zoning already in place could accommodate between 50,000 and 66,000 dwellings (for around 100,000 more people). Downtown redevelopment areas alone had capacity for about another 24,000 dwellings, There was also significant zoned capacity in commercial areas (with C-2 zoning). With some additional rezonings expected to follow from the CityPlan Community Visions Program, Vancouver has capacity to exceed 635,000 by the year 2021. See: Expected Future Population Growth The city's capacity for new housing is currently being recalculated, and the EcoDensity Initiative is expected to increase this capacity even more.

False Creek North

Recent population change in Vancouver

After a few years of declining population in the 1970s, Vancouver's population has been steadily growing. Population growth in the city comes largely from immigration, both from within Canada and from other countries.

The city's land base has been fully developed for many years, and growth is accommodated in new dwellings, most of it through redevelopment and infill.

Redevelopment in 2003 of a 2000 sq.ft. house built in 1977 to 3 units totaling 3650 sq.ft. [roll the mouse over image]

Redevelopment of obsolete industrial areas, especially in and around the Downtown has accommodated much of the increase in new dwellings. More recently there has been redevelopment of the commercial areas along major streets, with apartments added over retail uses. Broadway and Fourth Avenues are examples of this trend.

Housing Broadway

Recent population change in Vancouver

BC Stats, the central statistical agency of the Province of British Columbia, also provides population estimates and projections. These are essentially demographic and trend projections and do not relate to zoning capacity or City policies. For further information on population figures from BC Stats, see: Different Population Numbers

The census provides much more information about the city, including household size, the numbers of people in different age groups. For more details on population counts and the census see: Changing population, age profiles and households

There are significant differences between different parts of the city. For details of how the population has changed in the Local Areas within the city, see: Change across the city in Local Areas

Dwellings in the city

In 1995 when CityPlan was being completed, there were slightly more apartments in the city than single family and other ground-oriented dwellings.

While the GVRD's Livable Region Strategic Plan identified a need for more ‘ground oriented housing' in the city, most new homes in Vancouver are a result of redevelopment, and most of the dwellings in these schemes are apartments. The City will be working with the GVRD to consider whether new housing in Vancouver can better meet this expected demand for ground oriented housing.

While redevelopment of single family houses has often resulted in only replacement housing with no gain in dwellings, there are exceptions to this, particularly on larger lots.

2043 14th Ave (1991 infill)	The Compton, W11th Ave

In a few places in the city older apartments are being replaced with larger blocks.

The redevelopment of former industrial areas, notably at False Creek, in Downtown South, at Coal Harbour and by the SkyTrain at Joyce-Vanness, has added substantially to the housing stock in recent years.

Coal Harbour	Citygate

False Creek North

Other former industrial sites such as the brewery by Arbutus Street and the Pacific Press site on the south side of Granville Bridge have also been redeveloped for housing.

Arbutus	Portico

In some ‘let-go' industrial areas live-work artists studios have been permitted, both in new build and conversions of existing property.

Candy Factory, Brewery Creek

To see more details of some of these areas, there are more detailed information sheets available in pdf format.

Apartments have also been added over retail in the city's C-2 and C-3A areas, as well as in some areas zoned for Comprehensive Development (CD-1).

Arbutus CD-1	Kerrisdale C-2

For more details of the city's housing stock and change over time see: Types of dwelling in the city and how these are changing

Questions or Comments? E-mail: planningdata@vancouver.ca

© 2003 City of Vancouver