North Shore Growth Report: 22,000 New Homes vs. Old Infrastructure
Executive Summary
At a Glance
Massive Growth Targets: The District of North Vancouver needs to add over 5,000 new homes by 2026 and 22,000 by 2041 to meet provincial mandates.
The "Gridlock" Risk: The Mayor has warned that without significant money for new roads and transit, this growth could overwhelm our current infrastructure.
High-Density Shift: Expect to see much taller buildings, including a proposed 37-story rental tower, as the District tries to hit these aggressive numbers.
1. The Provincial Mandate: Build More, Faster
The Province is pushing municipalities to approve housing faster than ever before. During the October 21st council meeting, the District of North Vancouver reviewed a report showing exactly what is required:
Immediate Goal: We need ~5,185 new homes by 2026 to keep up with current demand.
Long-Term Goal: We need over 22,000 new homes by 2041.
The Analyst Take: This isn't just "business as usual." This represents a fundamental shift in how North Vancouver looks and feels. To hit these numbers, we will have to move away from single-family homes and toward higher density (condos and rentals).
2. The Bottleneck: Roads, Schools, and Services
It is easy to draw new buildings on a map, but it is much harder to support the people living in them. Mayor Mike Little raised a critical red flag: Our infrastructure isn't ready.
The concern is simple: If we add thousands of new residents without upgrading roads, bridges, schools, and hospitals, the North Shore could face serious overcrowding and traffic gridlock.
The Mayor emphasized that the District cannot do this alone—they need significant funding from the Provincial government to upgrade transit and roads before or during this construction boom, not after.
3. What the New "North Shore" Looks Like
We are already seeing the beginning of this density shift. The council discussed specific large-scale projects, including:
A 37-Story Rental Tower: This would provide a large volume of rental units.
A New Hotel: Aimed at visitors, but also adding to the density.
Projects like these solve the "housing number" problem, but they bring challenges like increased traffic and parking shortages in specific neighborhoods.
4. What This Means for Residents & Investors
For Current Homeowners: Living near these new "growth hubs" (where the towers go) will likely mean more construction noise and traffic in the short term. However, improved amenities and infrastructure upgrades usually increase property values in the long run.
For Buyers: We are entering a phase of rapid supply expansion. While more options are coming, many will be purpose-built rentals (like the 37-story tower) rather than condos for purchase. If you are looking to buy, keep an eye on where the infrastructure money goes—homes near new transit or upgraded roads will be the smartest investment.
Bottom Line
The District has a plan to build, but the "livability" of our community depends on whether the Province writes a check for the infrastructure to match.
About Matt Council
Matt Council is a top-performing North Vancouver Realtor and West Van specialist with a background in finance. He moves beyond the sales hype to offer clients a data-driven, pressure-free approach to buying and selling real estate on the North Shore. Whether you are evaluating a presale in Lower Lonsdale or a detached home in Lynn Valley, Matt helps you understand the numbers behind the move.
Thinking of making a move? Let’s run the numbers.