Like it or not, the South Delta we all know will become a much different place this year.
Change has been occurring over the decades on a gradual basis and more will come on several different fronts in the years to come, from development at the Southlands to a bridge to replace the George Massey Tunnel to the possibility of a second container terminal at Roberts Bank.
Other changes we see gradually but steadily taking place include higher house prices that will result in a new demographic as well as increased pressure for higher-density development.
However, it’s the opening of Tsawwassen Mills and Tsawwassen Commons at the Tsawwassen First Nation this October that will result in the single biggest overnight transformation of South Delta as well as act as a catalyst for a wider metamorphosis.
Featuring 200 stores and a 1,100-seat food court, the 1.2-million-square-foot Tsawwassen Mills under construction at Highway 17 and 52nd Street will sit next door to Tsawwassen Commons, a 550,000-square-foot centre with approximately 100 tenants, including Walmart, Canadian Tire and Rona.
According to Property Development Group, work on Tsawwassen Commons “is moving full speed ahead” with structural steel work about to be installed. The civil infrastructure work is well underway and access roads are being paved and trees are being planted.
The company says the two malls will have a combined footprint similar to Metrotown and will draw shoppers from not only the surrounding area, but from all over the Lower Mainland as well.
The Corporation of Delta’s South Delta Business Sustainability Strategy, which was formulated to help local businesses deal with the mega malls, found that Tsawwassen Commons’ primary trade area would be a seven-minute drive, which translates to all of South Delta.
“Tsawwassen Commons anticipates 70 per cent of sales volume will be from this area. This puts Tsawwassen Commons in direct competition with existing retailers in Ladner and Tsawwassen,” the report notes.
The 150,000-square-foot Walmart supercentre is scheduled to open this June, ahead of the rest of the mall.
Ivanhoe Cambridge’s Tsawwassen Mills will follow the template of the company’s CrossIron Mills in Calgary and Vaughn Mills in Toronto, although Bass Pro Shops and Saks OFF5TH fashion outlet are the only confirmed tenants thus far. The mall is scheduled to have “a unique mix of premium fashion brands, factory outlets, restaurants and first to market retailers.”
As far as how its will impact local businesses, Ivanhoe Cambridge notes its research indicates the area has a vibrant and healthy commercial setting, as indicated by lower than average vacancy rates.
“We anticipate that our projects will draw visitors from a broad geographic area — attracting customers that would not otherwise visit Delta. What our research and experience has told us is that the type of development actually attracts new shoppers to the area, increasing visitors in the local community and complementing the existing retail mix.”
The 145,000-square-foot Bass Pro Shops will open in May, ahead of the rest of the mall.
As far as increased traffic, local drivers are well aware that a number of road upgrades are underway and scheduled for completion this spring. It’s anticipated the shopping centres will generate an additional 1,000 vehicles per hour in the morning peak period, with 3,800 vehicles during the afternoon peak hours. An expected 6,500 vehicles will come during the Saturday peak period.
Those numbers don’t take into account the full Tsawwassen First Nation build-out, which will further transform South Delta into a much different place.
