Which Came First… The Chicken or the Egg?
Or in local terms… the Development Proposal or the Official Community Plan (OCP)?
The OCP is meant to serve as the foundation for responsible urban planning, ensuring that new developments align with community values and long-term goals. But what happens when an OCP seems tailor-made to fit a specific development proposal instead?
If an OCP is shaped after a development proposal is already in motion, it raises serious concerns about transparency and public trust. A pre-aligned OCP dramatically increases the likelihood of approval for a development—often at the expense of genuine public input.
Why does this matter?
When a development proposal perfectly aligns with an OCP, it bypasses the need for a Public Hearing—which means no official public scrutiny.
So, what really happened in Tsawwassen?
Application vs. OCP: A Timeline
Early 2023 – The Proposal Takes Shape
In a December 5, 2024 article in the Delta Optimist, reporter Sandor Gyarmati details Century Group’s redevelopment plans for the Town Centre Mall. Century Group President Sean Hodgins is quoted as saying:
“We have worked on this for almost two years to bring a concept to Delta that fits within their Official Community Plan.”
That means Century Group began working on high-rise tower plans in early 2023—despite the OCP at the time only permitting 6-storey buildings.
September 2023 – The Public Unveiling
Century Group holds a public open house, officially revealing plans for four towers up to 23 storeys—far exceeding the current OCP limits.
February 2024 – A Sudden OCP Revision
City of Delta unveils a new draft OCP, allowing towers up to 24 storeys in Tsawwassen. The plan also mentions a significant community contribution—a library.
April 2024 – A Swift Approval
Despite overwhelming public opposition, and hundreds of residents speaking out against the new OCP, Delta Council proceeds with a vote.
Councillor Dylan Kruger, moments after the public hearing concludes, delivers a prepared speech in favor of the revised OCP. A motion is called immediately—and the OCP is passed unanimously.
November 2024 – The Application Aligns Perfectly
Century Group submits its formal application to redevelop the Town Centre Mall, now proposing four towers up to 24 storeys—and, as mentioned in the new OCP, a new library.
Because the OCP now fully supports this proposal, there is no requirement for a Public Hearing—and no further public scrutiny.
Why This Matters
The Official Community Plan is supposed to guide development—not be rewritten to match a single proposal. When an OCP is reshaped in response to a developer’s plans, the public is left out of the decision-making process.
Shouldn’t the voices of Tsawwassen residents matter just as much as the interests of developers?