The Build-Out Ledger

Start with what was repealed. On 15 June 2026 Council adopted Bylaws No. 6201, 6202 and 6203, concluding the Willoughby Community Plan Update. The 1998 Willoughby Community Plan, Bylaw No. 3800, was replaced, and seven neighbourhood plans were repealed outright: Carvolth, Jericho, Latimer, Routley, South West Gordon Estate, Central Gordon Estate and North East Gordon Estate. Two documents took their place, the Willoughby Transit Corridor Plan, Bylaw No. 6202, absorbing the first five, and the Gordon Neighbourhood Plan, Bylaw No. 6203, absorbing the two Gordon Estate plans. Yorkson, Smith and Williams survive as standalone plans. One transition clause matters: applications made before 15 June 2026 may proceed under the superseded plans until 15 June 2028, so for two years two rulebooks run side by side.

The ledger, plan by plan. The Township's background report of 11 September 2025 put a percentage on each. Finished or nearly: South West Gordon Estates, adopted 2000, 100 per cent built; Routley, 2001, 93 per cent; Yorkson, 2001, the largest at 23,116 residents, 82 per cent. In the middle: Jericho, 68 per cent; Carvolth, 2013, 42 per cent; Central Gordon Estates, 36 per cent; Latimer, 2015, 6,525 residents, 35 per cent; North East Gordon Estates, 32 per cent. Barely begun: Smith, adopted 25 March 2024, 3 per cent; Williams, 0 per cent. Community-wide, roughly 53 per cent of land capacity is developed, and Bylaw 6201 puts the 2026 population near 55,000 against a build-out range of 87,000 to 110,000.

What that means on a specific street. Buy in South West Gordon Estates or the built half of Routley and the trucks are gone, the trees are twenty years old, the road cross-section final. Buy in Smith, 78 hectares either side of 208 Street between roughly 72 and 76 Avenue, planned for about 3,700 people in 1,925 dwellings, and you are buying the first three per cent of a neighbourhood. Williams, 110 hectares bounded by 212 Street, Highway 1, 216 Street and 76 Avenue, is planned for roughly 11,000 people in 5,770 dwellings and has not begun. Yorkson at 82 per cent still has a fifth of 815 acres to go.

The corridor changes what can appear next door. The Willoughby Transit Corridor Plan covers about 702 hectares, roughly half of Willoughby, along 200 Street between 68 and 88 Avenues, and anticipates five bus rapid transit stations: the Carvolth Transit Exchange and 72, 76, 80 and 84 Avenues. Inside it, high-density mixed-use sites carry a base height of 12 storeys at 4.0 FSR with up to 8.0 FSR permitted; medium-density mixed-use, six storeys at 3.0 to 6.0 FSR. Half of Willoughby now sits under a plan that contemplates towers where rowhomes stand.

Roads arrive late, and you can see which ones are left. The 208 Street and Willowbrook Connector project ran $56.9 million across two phases, 64 to 72 Avenue from September 2023 and 72 to 76 Avenue from July 2024; the Township recorded both complete in July 2026, along with the $10.5 million widening of 80 Avenue from 204 to 212 Street. What is not complete: the last one-lane stretch of 208 Street between 80 and 86 Avenue, held up for years by a legal dispute and only reported in March 2026 as heading to construction.

What the charges fund. Two instruments sit on every new unit. Development Cost Charges under Bylaw No. 5897, re-adopted 3 November 2025, fund highways, drainage, sewage, water and park facilities: $86,787 per dwelling at 15 units per hectare or less, falling to $38,482 above 74. Amenity Cost Charges under Bylaw No. 6115, adopted 23 March 2026, add $19,571 per single or two-family unit, $13,584 per ground-oriented multi-family unit and $8,634 per apartment, earmarked for eight named projects including the Willoughby Community Centre with aquatic facilities, Smith Athletic Park, and the arena, convention and performance facilities at the Langley Events Centre. Parkland comes separately, through a 5 per cent dedication or cash-in-lieu.

Parks land with the neighbourhood, not before it. Smith Athletic Park is the exception that shows the rule: 20 acres near 76 Avenue and 208A Street, a $129.95 million project whose three synthetic fields opened 6 September 2025, with an indoor soccer and training facility still under construction. Elsewhere the plans secure neighbourhood parks through the 5 per cent contribution as land subdivides, which means the green square on the plan map is a future, not a feature.

Schools are the tightest constraint, and the catchments move in 2027. Bylaw 6201 records seven elementary schools, two middle schools and one secondary school in Willoughby as of early 2026, plus a joint campus under construction, and cites the School District's Long Range Facilities Plan projecting a need for four more elementary schools, one more middle and two more secondary by 2034. The district's own language is blunt: nearly all schools on the Willoughby Slope are at capacity. Relief is dated. Emery Dosdall Secondary, about 1,900 seats, and stɑtl̓əw̓ Middle School, about 900, open September 2027 in Smith, and the Board voted unanimously on 28 April 2026 to redraw catchments that month, moving Willoughby Elementary, Lynn Fripps, Richard Bulpitt, Donna Gabriel Robins and Josette Dandurand between Yorkson Creek Middle, Peter Ewart Middle and stɑtl̓əw̓, and between R.E. Mountain Secondary and Emery Dosdall. R.E. Mountain's 300-seat addition does not start until summer 2027. The catchment a listing advertises today is not necessarily the one that address holds in eighteen months.

Verified 24 August 2026 against the Township of Langley's community and neighbourhood plans page and its 15 June 2026 adoption notice, the Willoughby Community Plan Bylaw No. 6201 and Willoughby Transit Corridor Plan Bylaw No. 6202, the Yorkson (No. 4030), Smith (No. 5973) and Williams (No. 5799) neighbourhood plans, the Township's September 2025 Willoughby background report, its Development Cost Charges and Amenity Cost Charges pages, its 208 Street, 80 Avenue and Smith Athletic Park project pages, School District 35's Willoughby Slope catchment notice, and Province of British Columbia announcements of 2024 and 2026 on the Smith campus and the R.E. Mountain addition. This report describes and informs, it is not investment advice, and specifics deserve specific verification. Which plan area is the street you are considering in, and what percentage of it is still to be built?