The Lansdowne Redevelopment 

The Lansdowne Redevelopment - More than a Nip and Tuck!

Executive Summary: Lansdowne Redevelopment At-A-Glance

• Project Status: Active. Phase 1 (Northeast Corner at Alderbridge & Kwantlen) is in the preparation stage.

• Mall Operations: Fully Open. The main mall building, including T&T Supermarket, remains fully operational and untouched during Phase 1.

• Developer: Vanprop (Property Owner) in partnership with Bosa Properties (Phase 1 Residential).

• Timeline: A "Market-Driven" multi-phase project spanning 20+ years. Phase 1 homes are estimated for completion approx. 2030.

• The Scope: Transforming 50 acres of "Superblock" into a walkable city grid with 4,000+ homes, a new "High Street," and a massive 5-acre Central Park.

If you live in Richmond, or even if you simply commute through it, you cannot miss the Lansdowne Centre site. 

Spanning 50 acres in the heart of our city, it is one of the most significant pieces of real estate in the Lower Mainland. For years, residents have driven past the massive sea of asphalt along No. 3 Road, wondering when the inevitable change would come.

That change is no longer abstract. It is imminent.

However, with a project of this magnitude—often cited as the largest single redevelopment in Richmond’s history—there is a surplus of rumors and a deficit of hard facts. Home buyers are asking if they should invest now or wait. Sellers in the surrounding Brighouse area are worried about construction noise affecting their property values. Commuters are concerned about gridlock on Alderbridge and Kwantlen.

The purpose of this guide is to cut through the speculation. We will look at the Lansdowne redevelopment not as a glossy marketing brochure, but as a structural reality. We will examine the scope, the timeline, the "market-driven" nature of the phasing, and exactly what this means for the future of Richmond’s City Centre.

The Scope: Dismantling the Superblock

To understand the future of Lansdowne, you must first understand its current state. In urban planning terms, the existing Lansdowne Centre is what is known as a "Superblock."

A Superblock is a large, continuous parcel of land that interrupts the natural flow of a city’s street grid. Currently, if you are on Kwantlen Street and wish to get to No. 3 Road, you cannot cut through; you must drive around the perimeter. This design, popular in the 1970s and 80s to prioritize indoor shopping and massive surface parking, creates an "island" effect. It isolates the site from the surrounding community and creates traffic bottlenecks at the few entry points.

The redevelopment plan, spearheaded by Vanprop in partnership with Bosa Properties for the initial phase, is not merely about building towers. It is about dismantling this Superblock.

The Master Plan calls for the reintroduction of a city grid. New streets will be cut physically through the site, extending existing roads like Hazelbridge Way to create a porous, accessible network. This shift transforms the site from a private shopping destination into a fully integrated neighbourhood.

The Project by the Numbers:

• Total Site Area: Approximately 50 acres.

• Total Projected Sq. Ft.: Over 3.8 million square feet of residential space.

• Commercial Space: Approximately 600,000 square feet of retail and office.

• Public Space: A dedicated 5-acre Central Park and Civic Plaza.

• Projected Housing Units: 4,000+ homes upon full completion.

• Timeline: Multi-decade, market-driven execution.

This is not a renovation; it is the construction of a new precinct within the city.

Phase 1: The Immediate Reality (The Driver’s Perspective)

For the vast majority of Richmond residents, the most pressing question is: "What happens next week? And can I still get to T&T Supermarket?"

There is a misconception that the entire mall will be bulldozed simultaneously. This is false. The redevelopment is a phased operation, designed to allow the existing commercial centre to function for years, if not decades, while construction occurs on the periphery.

Phase 1 focuses exclusively on the Northeast Corner of the site, specifically the area bordering Alderbridge Way and Kwantlen Street.

Impact on Commuters and Shoppers

If you frequent the mall, here is the practical reality of Phase 1:

1. The Mall Building Remains: The main structure of Lansdowne Centre remains entirely untouched during this phase. All interior shops, the food court, and crucial anchors like T&T Supermarket will operate as usual.

2. Parking Adjustments: The surface parking lot on the northeast corner (closest to the Kwantlen/Alderbridge intersection) will be fenced off for excavation. While this reduces the total parking count, the remaining lot size is substantial enough to absorb current shopper volume.

3. Site Access: The entrances may shift slightly to accommodate heavy machinery, but the primary access points off No. 3 Road will remain unaffected.

The Construction Specifics

Phase 1 sets the tone for the architectural standard of the project. We can expect high-density residential towers in this corner, likely featuring a podium level that offers retail or commercial frontage. This phase essentially acts as a buffer, shielding the rest of the operating mall from the noise of the intersection.

For those driving past Alderbridge, you will see the rise of the first residential high-rises. This serves as the "proof of concept" for the rest of the site. It allows the developers to introduce the new aesthetic of the district without disrupting the revenue-generating operations of the existing mall.

The Timeline: A "Market-Driven" Approach

It is tempting to look for a rigid schedule—a calendar that says exactly when the wrecking ball hits the food court. However, in real estate development of this scale, fixed dates are a liability.

The developers have wisely adopted a "Market-Driven" timeline. This means that the progression from Phase 1 to Phase 7 is not dictated by a clock, but by absorption rates. If the economy is strong and buyers are active, phases may accelerate. If interest rates rise or the market cools, the project can pause between phases without leaving half-finished skeletons in the ground.

While we cannot predict the future economy, we can structure the timeline into three distinct "Eras" to help you visualize the progression.

Era 1: The Co-Existence Era (Approx. 2026 – Early 2030s)

This is the era we are entering now.

• The Reality: The mall and the construction zone co-exist. You will go grocery shopping at T&T while cranes operate on the northeast corner.

• The Vibe: Business as usual for the interior, but the perimeter begins to urbanize.

• For Buyers: This is the entry point. Buying in Phase 1 means living next to a mall that is destined for demolition, but it also means securing a foothold in the master plan at the earliest possible valuation.

Era 2: The Transition Era (Mid 2030s – 2040)

This is the most complex period. This era likely signals the beginning of the end for the current mall structure.

• The Shift: Once enough retail space has been constructed in the new "High Street" podiums, tenants may begin to migrate.

• The Demolition: We will see the partial or full removal of the old mall building to make way for the central features of the site.

• The Infrastructure: This is when the "Grid" connects. The extension of Hazelbridge Way will likely occur here, cutting through the old mall footprint.

Era 3: The New City Centre (2040 and beyond)

This is the full realization of the Master Plan.

• The Result: The sea of asphalt is gone. The site is a fully walkable district of residential towers, office spaces, and the completed 5-acre park.

• The Uncertainty: Predicting the exact year of completion is impossible. It could be 2040; it could be 2050. It depends entirely on the economic climate of the coming decades.

Important Note for Sellers: If you own property nearby, do not base your selling strategy on a specific completion date. The "Market-Driven" nature means pauses are possible.

The "Richmond Town Square": Replacing the Asphalt

One of the most frequent questions from long-term residents concerns the loss of the "utility" of the Lansdowne parking lot. For decades, that empty pavement has served as a de facto event space—hosting the fairgrounds, the driving schools, and weekend markets.

The Master Plan acknowledges this need for gathering space but upgrades the format. The vision is to move from a temporary asphalt lot to a permanent Civic Plaza and Central Park.

The 5-Acre Park

The centerpiece of the redevelopment is a 5-acre public park. To put this in perspective, this is a massive green lung in the centre of a high-density zone.

• Function over Form: This will not just be decorative grass. It is designed to be the "living room" of Richmond.

• Events: This space is intended to host the festivals that currently take up the parking lot—Lunar New Year celebrations, night markets, and Canada Day festivities.

• Connectivity: The park acts as the anchor. All the new "High Street" retail corridors will feed into this square, creating a pedestrian flow that mimics a European town centre rather than a North American shopping mall.

The trade-off is clear: we lose the ease of surface parking, but we gain a dedicated, purpose-built venue for community life.

Infrastructure: From "Island" to "Village"

Earlier, we discussed the "Superblock." Breaking this block is not just about moving cars; it is about changing the human experience of the area. This is where we focus on Walkability.

In the current configuration, walking to Lansdowne from the surrounding condos can feel hostile. You are traversing vast stretches of concrete, dodging cars in a parking lot that lacks designated pedestrian paths. It is efficient for vehicles, but inefficient for people.

The redevelopment prioritizes a "Village" atmosphere. By breaking the site into smaller city blocks, the plan creates:

1. Shorter Crossings: Pedestrians no longer have to walk the entire perimeter to enter.

2. Active Frontage: Instead of blank mall walls, the new streets will be lined with street-level retail, cafes, and services. This puts "eyes on the street," improving safety and vibrancy.

3. The High Street: The extension of Hazelbridge Way is envisioned as a premier retail street—an outdoor shopping experience that contrasts with the enclosed nature of the nearby Richmond Centre.

For a home buyer, this increases the "Lifestyle Score" of the location. You are no longer living next to a mall; you are living within a walkable district.

The Housing Mix: Just the Facts

When discussing a project of 4,000+ units, it is vital to understand who will be living there. The City of Richmond has specific requirements for developments of this size to ensure a diverse housing stock.

This is not purely a luxury condo project. The development is required to adhere to strict municipal policies regarding housing tenure.

1. Market Condominiums: The majority of the units will be strata-titled homes available for purchase. These are the units that will drive the pre-sale markets.

2. Market Rental Units: The City requires a percentage of the total floor area to be dedicated to purpose-built market rental housing. These units cannot be sold individually; they must remain as rental stock in perpetuity.

3. Low-End Market Rental (LEMR): There is a mandated requirement for affordable housing units. These are managed separately and are designed to support residents with lower incomes, ensuring that the new City Centre remains accessible to a wider demographic of the workforce.

This mix is a compliance requirement for the developer. It ensures that the site services the entire housing continuum, rather than just one segment of the market.

A Note on the Future: Beautiful Robots

As we look toward a completion date that may be 15 or 20 years away, we must also consider how the process of buying real estate might change.

We are already seeing the integration of Artificial Intelligence in property management and valuation. It is not a stretch to imagine that by the time Phase 4 or 5 launches, the "Beautiful Associates" currently greeting you at the presentation centre desks might be replaced by "Beautiful Robots."

While this is a lighthearted observation, it underscores a serious point: technology is moving as fast as construction. The way we view, tour, and purchase these homes in 2035 will likely be radically different from how we do it today.

Conclusion

The redevelopment of Lansdowne Centre is a marathon, not a sprint.

For the Home Buyer, the opportunity lies in the long-term vision. You are buying into the early stages of a complete neighbourhood transformation. The "Market-Driven" timeline requires patience, but history in the Lower Mainland suggests that those who buy before the "Transition Era" often see the most significant upside.

For the Home Seller, understanding the timeline is your best defense against panic. The mall is not disappearing tomorrow. The construction will be phased. The amenities—the park, the plaza, the retail—will eventually add a premium to the entire surrounding area.

As we watch the hoardings go up on the Northeast corner, we are witnessing the start of Richmond’s next chapter. It will be noisy, it will be dusty, and it will be long. But it will also be the defining project of our city’s future.

If you have specific questions about how this timeline affects your property value or your purchasing power, reach out. We can look at the numbers, not the rumors.

Frequently Asked Questions (FAQ) About Lansdowne

Will T&T Supermarket close during construction? No. T&T Supermarket and the main mall building will remain fully operational during Phase 1. The initial construction is limited to the northeast parking lot (Alderbridge Way & Kwantlen St). Any future relocation of the supermarket would occur in much later phases, likely after new retail space has been constructed to house it.

When will the Lansdowne redevelopment be finished? The project does not have a fixed completion date. It is a "market-driven" timeline that spans multiple decades. Phase 1 is expected to complete around 2030, but the full build-out of all 7 phases and the 5-acre park will likely extend into the 2040s or beyond.

Is there affordable housing in the Lansdowne Master Plan? Yes. The City of Richmond requires the development to include a mixture of housing types. This includes market condominiums, market rental units (which cannot be sold), and Low-End Market Rental (LEMR) units to support workforce housing in the City Centre.

Who is the developer for Lansdowne Centre? The property is owned by Vanprop Investments. For Phase 1 of the residential development, they have partnered with Bosa Properties, a well-known developer in the Lower Mainland.

How will traffic be managed during construction? The redevelopment is designed to eventually improve traffic by breaking the current "Superblock" into a grid of smaller streets. During Phase 1, access to the mall will be maintained from No. 3 Road, though the northeast parking entrance at Alderbridge and Kwantlen will be closed for excavation.