Sapperton in bits

Columbia Street, showing the Sapperton area’s “Brewery District,” a nearly-complete development built on the site of a vanished industrial brewery. The head office of the regional transportation authority (TransLink) sits in the foreground. A new residential tower peeks out from behind.

An abandoned house, pre-1900, across looking across Columbia Street to the new Brewery District offices

Sapperton, as defined in the City of New Westminster maps, is a long rectangle with no adjacent residential neighbourhoods to the east or north. With recent development, Sapperton has become more self-contained and livable; proposed further development would add thousands more residents at the eastern edge, with unforeseeable results.  

As I drove to meet co-tourist Bob Smarz for a walk through Sapperton, an item on the radio reminded me that this is, in one sense, the birthplace of British Columbia. The Fraser Cemetery on the hill is the oldest in the Lower Mainland region: its dead include veterans of the American Civil War who moved to Canada, and presumably some Sappers, or British Royal Engineers, who landed on the Fraser River shore around 1860 to build B.C.’s first administrative capital.

The urban landscape in Sapperton today combines every period from the late 1800s to the present. There was clearly one wave of construction during the great land boom around 1912, and another one in the 1920s. The Richard McBride school dates from 1929, and a couple of the older structures on the high street display an art deco look, as in Cloverdale, a commuter rail town in the South of Fraser that thrived during the same period. One of the most common housing types is the 1,000-square-foot single-storey bungalow, dating from around 1950; with rising property values, these are being replaced by squarish houses with three to four times the floor space.

New Westminster communities, showing Sapperton at the eastern end, from a neighbourhood  profile issued by the City of New Westminster. Fraseropolis has also published posts on Uptown, Downtown and Queensborough.

Single-family home c. 1914, probably from a catalogue plan, next door to a new arrival.

The dominant feature is the Royal Columbian Hospital, one of the largest and busiest in the province. Just as the ICBC Claim Centre in Maple Ridge has attracted a cluster of auto glass and body shops, the Royal Columbian has drawn together an impressive array of medical offices and clinics. The hospital and the medical offices create a long divide between Columbia Street’s old Sapperton commercial strip to the north and the new Brewery District shops and offices to the south.

For this blog site, we visit such places partly to think about their livability. Having an active commercial high street is not the only test of an urban village — you also need a mix of housing, connections to transit, and some other stuff — but the availability of essential goods and services is a critical test. The old Sapperton strip, with its echo of Cloverdale, has a bike store, a couple of thrift stores and some cafes. This does not do the job.

With the addition of a bank and a supermarket in the Brewery District development, Sapperton becomes an urban village. Even so, and even with a pleasant lunch at Gino’s Restaurant, Mr. Smarz noted the relative shortage of commercial and public services, and of pedestrian points of interest.

A vintage commercial structure and Cloverdalesque street furniture, Columbia Street.

Brunette Street seen from the back of the Brewery District, with the Sapperton transit station on the far side and new residential tower construction on the left.

The City’s neighbourhood profile document, based on the 2006 federal census, suggests there might be 3,000 people currently living in the Sapperton rectangle on the map above. The new 230-page Official Community Plan, adopted by New Westminster’s elected council in September 2006, provides no guidance on how the rectangle will be developed as a community, suggesting (perhaps) the absence of a Sapperton community voice in the planning process. The longest reference, around page 173, shows that future development will be transit-focused, with up to 800 new housing units at Sapperton Station by the year 2041, and as many as 2,300 at Braid Station.

The master plan for the Braid Station project, known as Sapperton Green, is currently in public consultation phase. The plan portrays a whole new village at least equal in population to the existing Sapperton community, with 11 towers and a commercial centre. This village would be oriented to SkyTrain and the Highway 1 expressway. The 10-minute walk to the modest attractions of Columbia Street might be a low priority for most of the new residents.

[This is post #37 in our Urban Villages series.]

Land use in Sapperton: a detail from the 2017 city plan, showing a wide industrial zone to the south, and the proposed Sapperton Green Transit-Oriented Mixed-Use Community (SGTMC) to the east

Medical offices on Columbia Street by the hospital.

Part of the Royal Columbian hospital along Columbia Street

A Vancouver-style residential tower in the Brewery District






Ward Street, off Columbia













Houses 1

Early ’50s bungalow, Blair Street

Layout of the proposed Sapperton Green village, from a 2017 city report


Managing traffic through New Westminster

Pattullo Bridge, Saturday afternoon

Pattullo Bridge, Saturday afternoon

New Westminster within the region, from the New West Master Transportation Plan

New Westminster within the region, from the New West Master Transportation Plan

New Westminster is at the crossroads of Metro Vancouver, with commuter traffic  pouring through from all directions and industrial zones in neighbouring cities around more than half its perimeter

The city government’s 2014 Master Transportation Plan reports 75,000 vehicles per day on the Pattullo crossing of the Fraser River, and 80,000 on the Queensborough crossing. This compares with fewer than 63,000 on the Lions Gate Bridge and fewer than 45,000 at the north end of the Massey Tunnel (provincial estimates for the same year.) Continue reading

A Queensborough-Annacis Island walking loop

Rosedale reduced

Annacis Island, an all-industrial zone located in the Fraser River, is noted (if at all) for its large wastewater treatment plant and worsening traffic congestion.

The five-kilometre long island is a less-than-obvious place to walk; co-tourist Robert Smarz and I went to find out if it is at all tolerable for humans. We were lucky to arrive on a Friday morning before a long weekend, when traffic was light, but we had to stay alert nonetheless, as the trucks are large and there are no sidewalks. Continue reading

Missing the boat in Queensborough

New Westminster Quay seen from Queensborough

New Westminster Quay seen from Queensborough

Queensborough lies south of an elevated section of B.C. Highway 91A. From that perspective, it looks like a jumble of townhomes built on leftover land.

Vintage-style housing, probably mid-'90s, South Dyke Road

Vintage-style housing, probably mid-1990s, South Dyke Road

Viewed more closely, the neighbourhood is pretty in spots,  with dramatic waterfront views of mainland New West. My co-tourist Fred Armstrong was pleased with his photos of river and clouds. This is a fragment of the City of New Westminster located on Lulu Island, with a long industrial history that has left a working railroad running down its main street. Continue reading

Downtown New West goes for the big time

Columbia Street

The riverfront city of New Westminster enjoyed a long history as an industrial and commercial hub separate from Vancouver. But as suburban populations and shopping malls grew to the east, north and south, New West lost something of its distinctive position and much of its commercial market.

The City government responded with repeated beautification efforts and a failed attempt to launch a new Granville Island development at Westminster Quay; but through 1980s and 90s, Columbia Street, the downtown area’s high street, grew increasingly frazzled and transient. Continue reading

Uptown: Density at the centre of Metro Van

Uptown New Westminster was built to function as a city centre, providing shopping and employment for the city of New West and adjacent pieces of Burnaby, but its success in that regard has been mixed.  It works better as an urban village for the thousands who live within walking distance.

Present-day Uptown dates from 1954, when a new Woodward’s Department Store opened on Sixth Avenue and began to suck the life from the old downtown on Columbia Street.  The New West Library followed, and diverse small retailers.  The commercial architecture is something like that of European towns that were bombed and rebuilt.  Functional, let’s call it.

My co-tourist in Uptown was my sister Ellen Heaney, who has worked at the library for 38 years.  We ate at the Belmont Bakery and Bistro, a good tea shop in the grandmotherly style.  The area is well set up for seniors, with transit, recreation, shops and cafes.  New Westminster has the highest concentration of rental dwellings in Metro Vancouver — 46 per cent of the housing stock, compared with about 25 per cent in neighbourhing Coquitlam, Richmond and Surrey. Continue reading