تدريب Shadowing: Why is Metro Vancouver Creating a New Downtown? - تعلم التحدث بالإنجليزية مع YouTube
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When I say let's go downtown,
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When I say let's go downtown,
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you probably think of this, Vancouver's downtown.
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But increasingly, it is not the only downtown.
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If you take a look across the Metro Vancouver region,
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you'll see clusters of high-rises rising up to create mini skylines everywhere.
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There's Brentwood Town Center, Metrotown,
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Lougheed Town Center, New Westminster,
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and of course, the subject of our video today, this area right here.
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Because many believe that this is going to be the next major downtown.
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Surrey.
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I'm Siri.
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Shush.
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God.
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That's right.
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Surrey.
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The city's been growing fast,
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and its population is eventually expected to exceed that of Vancouver's to become the largest city in Metro Vancouver.
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But people have actually been talking about Surrey being a new downtown from Metro Vancouver for decades.
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In fact, there's a story here a plan to create a new regional center that goes back to the 1970s.
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And I think there's something really interesting about this story,
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because it speaks to a much larger idea and,
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frankly, a debate within urban planning about how cities should grow.
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Should they grow towards one center or multiple?
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Our story starts in 1976.
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Trudeau is Prime Minister.
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No, not that Trudeau.
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Canada is still winning Stanley Cups.
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No, not those Stanley Cups.
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And the 21 different cities across Metro Vancouver have come together to address a concerning issue.
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Growth.
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The population was growing quickly
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and local governments across the region felt it was important to coordinate their efforts to manage that growth.
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What they came up with was the livable region.
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In the first page, they write that this plan is to manage population growth
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and still keep the region a good place to live.
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A core part of their plan was to spread out growth into four different centers across Metro Vancouver
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and connect them via rapid transit.
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One of those centers, this little area on the northwest side of Surrey.
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Now, at the time, Surrey had about a quarter of the population of Vancouver.
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It was a quiet bedroom community surrounded by vast stretches of forest and farmland.
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That area that was supposed to become Surrey's new centre looked like this.
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A mall and a giant parking lot.
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But in the following decades, Surrey exploded in population.
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All those undeveloped lands filled with homes,
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and the city became a hub for Canada's growing South Asian community.
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Surrey soon blew past every other city to become the second most populous in the region,
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and many predicted that it would one day grow even larger than Vancouver.
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In the midst of all this growth,
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Surrey's downtown gradually started to take shape as well.
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The SkyTrain arrived in the 90s,
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SFU's third campus in 2006,
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a new central library in 2011,
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a new city hall in 2014,
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and of course, dozens and dozens of condo towers.
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So this plan clearly worked,
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and we can soon expect Surrey to become,
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well, it would be a mistake to attribute all of this growth to a single plan.
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There were other factors at play here.
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Surrey already had much more open land than other cities,
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which meant it had more room to grow,
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and its central location between several other cities made it a natural hub for development.
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So much of this growth could have happened anyways,
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and the actual impact of this plan is totally up for debate.
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Okay, fair, but what's undeniable is that Surrey is becoming a new center in Metro Vancouver today,
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and whether you think that growth is happening organically or through planning,
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it is interesting that we did in fact make a plan for that growth to happen here.
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So this feels like a good place to ask a question.
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Why?
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Why make a plan to distribute growth to places like Surrey in the first place?
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I think the first thing you should know is that Metro Vancouver is not alone.
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Cities all over the world are increasingly creating plans to establish new downtowns.
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Portland, plans have been underway here since the 1990s to spread growth into regional centers around the cities downtown,
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such as Beaverton and Gateway.
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Sydney recently announced plans to establish a second commercial business district in Parramatta.
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And Madrid, about to redevelop a northern train station and its surrounding neighborhoods,
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into Nuevo Norte, a new city center with hundreds of new office buildings and thousands of apartment units.
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This approach to growth goes by different names,
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like decentralization, or polycentric city planning, or John.
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But here's the gist.
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Instead of focusing development into one dominant center,
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you spread out that growth into multiple.
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So why do this?
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Well, I think Metro Vancouver's original plan from 1976 actually gives a pretty good overview.
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The preservation of open space and recreation areas,
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minimizing travel time and inconvenience,
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and minimizing disruption to existing communities.
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So let's break these down.
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First, preserve open space and recreation areas.
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The more a city grows,
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the more pressure it faces to develop over open spaces such as farmland and wilderness.
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The theory is that distributing and concentrating that growth into other centers can take pressure off of developing those spaces.
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An often cited case study is the Randstad region in the Netherlands,
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where the four cities of Amsterdam,
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Utrecht, The Hague, and Rotterdam accommodate much of the region's population growth,
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allowing for plenty of protected green space and farmland in between them.
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About 60% of the land area here is still used for agriculture.
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Second, minimize travel time and inconvenience.
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As cities grow, they often sprawl outwards,
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which can then result in people commuting further and further downtown.
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The theory is that by developing new economic centers in suburban communities,
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residents won't have to work downtown,
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reducing commutes and traffic congestion.
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I think the Puget Sound region is a noteworthy example.
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It ranks second lowest in vehicle miles traveled among the 100 largest US metros partially
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because jobs here are distributed across a number of different centers in Bellevue and Tacoma,
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not just Seattle.
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People living in those communities don't have to travel all the way downtown for work.
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Third, minimize disruption to existing communities.
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As cities grow, its older neighborhoods often experience a lot of pressure to redevelop,
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which can be difficult and controversial.
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It means neighborhood opposition, replacing pipes and other infrastructure.
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This ends up being another key motivator behind spreading out growth.
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The thinking is that instead of drastically changing old neighborhoods,
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you can build new homes and businesses outside the city and create the infrastructure to support it there.
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A fascinating example of this is Paris.
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It's an iconic city that's incredibly sensitive about changing its looks too much,
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so the government here decided to create this.
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La Défense.
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Once the cyberbombed the outskirts of Paris,
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it's now one of Europe's largest global business centers.
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So those are the main benefits driving cities towards creating new downtowns.
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But there is one more benefit I want to mention that's actually not really brought up in these sorts of plans.
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One that's really more of a positive side effect.
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Competition.
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Developing a new centre puts it in competition with the old centre for businesses,
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residents and investment, which can create a healthy rivalry between both.
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Take London, for example.
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In the 1980s,
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the UK government made plans to develop the former portlands of
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Canary Wharf into a new financial centre away from the old downtown.
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It gradually became home to some of London's first skyscrapers,
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which attracted the head offices of major companies.
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Because of that, the old city of London felt the pressure to adapt.
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Canary Wharf, a gigantic American-style office complex,
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was seen as a direct challenge to the city's preeminence.
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It began relaxing its strict building regulations,
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paving the way for new office towers like the Gherkin and the Cheese Grater.
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In London's case, establishing a second economic center has pushed both centers to innovate and prevent themselves from stagnating.
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So I hope that gives you a good overview about why cities might create plans to build new downtowns.
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But here's the thing about plans.
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Things don't always go to plan.
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Today, it's clear that Metro Vancouver has been great at spreading out growth in some ways.
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New towers have clustered around SkyTrain stations,
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protected farmlands still exist near urban areas,
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and for better or for worse,
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many old single-family neighborhoods remain largely unchanged near the downtown core.
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But there's one goal that has taken much longer to pan out.
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Spreading out jobs.
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Data from 2021 shows that the city of Vancouver houses 26% of the population and 33% of the jobs,
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while Surrey and Langley combined house 28% of the population and just 21% of the jobs.
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When you look at the head offices of the 100 largest organizations by revenue in British Columbia,
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only one of them is headquartered in Surrey city center
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and just four others are located in the rest of the city of Surrey.
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66 are located in the city of Vancouver.
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You can really see this imbalance in what gets built in Metro Vancouver's centers.
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Residential high-rises.
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These are people's homes, but they aren't destinations in themselves.
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People might live in these towers,
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but they often take transit elsewhere for work and other activities.
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Vancouver still holds the overwhelming majority of office space in the region,
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at over 60% of the total square footage.
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Burnaby is a distant second,
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while Surrey is third at just under 9%.
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Now, offices aren't the only thing that matter for cities,
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but because of factors like these,
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commuting traffic in Metro Vancouver continues to be an issue.
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Cities like Coquitlam, North Vancouver,
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and New Westminster each have distinct city centers,
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But the vast majority of their residents commute outside of their city for work.
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Surrey presents a more complex picture.
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About half the residents here still work within the city.
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But there's a difference when you look at Surrey's city center.
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The majority of residents here still commute outside of Surrey for work.
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A striking difference compared to Vancouver's downtown.
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There are many theories for why it's been difficult to establish a new city center in Surrey.
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A lack of coordination between Metro Vancouver's local governments a lack of transit connections within Surrey itself,
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stigma about Surrey, and competition from other city centres in Richmond and Burnaby.
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I could honestly spend a lot of time talking about each one of these topics.
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But there is one challenge that pretty much any new city centre faces, the agglomeration effect.
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When businesses and people cluster together,
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they create a bit of a feedback loop.
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More people move to that area to be closer to jobs and amenities,
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and then more jobs and amenities move to that area to be near those people.
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And then more people move to that area to be closer to jobs and amenities and then more jobs and amenities.
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This has a significant impact on what gets built.
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According to a study on office development commissioned by the city of Surrey,
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agglomeration economics reduce the risk for office developers,
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as there is more certainty that space can be filled within a building if a major tenant vacates.
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to establish a new economic hub away from the original one can often feel like swimming against the current.
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We might want to spread out growth,
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but at the same time,
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there is a ton of momentum for it to stay within the original center,
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where all the action is.
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Now this is not to say that making plans to create new downtowns or spread out growth is a futile endeavor.
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Richmond, for example, has seen a ton of job growth thanks to its proximity to the Vancouver airport.
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And in Surrey, there are promising signs of momentum as well.
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For example, the Surrey Memorial Hospital has helped attract over 200 health technology companies to move into the neighborhood.
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That, in turn, has spurred investments to build new office spaces,
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a medical school for Simon Fraser University,
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and a third campus for the University of British Columbia.
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At the end of the day,
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cities are complicated, and they grow in complicated ways.
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But there's one thing that is undeniable.
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There are a lot of people who live in Surrey today.
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It's home to 680,000 people right now and an estimated 1 million by 2044.
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Encouraging more opportunities and amenities right here in Surrey for Surrey's residents is a good idea.
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One that's worth thinking about and planning for.
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And there's an opportunity right now to shape how that happens.
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I've worked with the city of Surrey to produce this video because they're currently writing an update to their official community plan,
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a policy document to guide the future growth and change in Surrey.
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At this stage, they are focusing on priority policy directions that will guide the next chapter of Surrey's growth.
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And right now, I wanna talk about transportation priorities because Surrey has a pretty serious public transit problem.
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Surrey's transit ridership is currently at 125% of pre-pandemic levels,
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the highest recovery rate in both Metro Vancouver and North America.
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In fact, 13 of the region's 20 most overcrowded bus routes are in Surrey.
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If you put wheels on a sardine can,
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this is what it might look like.
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Overcrowding on public transit is easily one of the biggest challenges to growth in Surrey right now.
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But it's also a bit of an opportunity.
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Many of those overcrowded buses like the 345,
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the 321, or the 503 are bus routes that connect Surrey's city center to other centers throughout the region.
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There's clearly a lot of people who want better connections around Surrey,
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and upgrading its public transit will no doubt benefit those commuters while improving Surrey's ability to further develop its centers.
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So that's just one piece of the puzzle.
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But I'd ultimately like to hear your thoughts.
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What matters most for Surrey's future?
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If you live in Surrey,
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or you care about the city in general,
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we'd love to hear your feedback on this plan.
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Learn more about it at surrey.ca.ocp Thank you.
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