Malls needn't wait for failure, to Re-Urbanize

One of Vancouver's most recent significant planning exercises is noteworthy not simply because of the merits of its process or its resulting planning and design vision, but perhaps more so because of the new model it may represent to North American mall owners.  But I'll come back to that.  

3 minute read

October 9, 2008, 4:15 PM PDT

By Brent Toderian


One of Vancouver's most recent significant planning exercises is noteworthy not simply because of the merits of its process or its resulting planning and design vision, but perhaps more so because of the new model it may represent to North American mall owners. 

But I'll come back to that.  

First, some background. Originally developed in 1956, Oakridge Centre was the first auto-oriented shopping centre in Vancouver, situated on a 28-acre site along two major arterials (Cambie Street and 41st Avenue) midway between the airport and downtown Vancouver. As Vancouver urbanized over the years, the centre has remained a piece of suburban thinking with great urban potential.

   

To realize that potential, the Oakridge Centre Policy Statement was approved by Vancouver City Council in March 2007 after several years of intensive and creative work. It truly does represent, we think, a collaborative effort between City staff, the mall owner Ivanhoe Cambridge, and the largely residential community surrounding the shopping centre. The Policy Statement will guide the future transformation of Oakridge Centre to a new and vibrant, high density mixed use residential, employment, and transit hub.  The approach is complemented by and supports the arrival of a new rapid transit station on site, part of the new Canada Line subway connecting Vancouver International Airport to the downtown waterfront in time for the 2010 Winter Olympics.


   

This is a precedent-setting policy framework that facilitates the retrofitting and redevelopment of a suburban mall into a vibrant, sustainable, innovative urban centre. It's a model in many ways. The Planning institute of British Columbia (PIBC) agreed, naming it this years recipient of their annual Provincial Award of Excellence. Attached here are links to the various policy reports for the initiative.

So at this point you're thinking, "is this really new?" We've seen good examples of re-urbanized failed malls - there's even been a whole buzz-phrase created around the trend, "from greyfields to goldfields". Maybe this is a great example, but what's so new about it? 

What's new, at least here in Canada (and I would welcome hearing about examples elsewhere), is that Oakridge is not a failed mall that is being re-urbanized. It's an extremely successful mall that is being re-urbanized. In fact, on a sales-per-square foot basis, it's the second most successful mall in western Canada. And for those of you who've tried to convince a mall owner in your city to "fix something that they think ain't broken", that's a big difference.  

What Oakridge represents is a model of a mall owner, city staff and neighbourhood working collaboratively to re-urbanize, in this case using the coming transit as a "spark". A model for cities on how to be respectful of an owners wish to keep their operation going through such a transformation, through careful thought and phasing. And a model for owners that there can be great opportunity in working out such details with a city, transforming and urbanizing your asset, even if your mall is very profitable. 

Shopping centres, successful or otherwise, represent a tremendous opportunity for re-urbanization. Let's hope more mall owners pick up on this model.


Brent Toderian

Brent is President of TODERIAN UrbanWORKS in Vancouver, Canada, and has over 24 years experience in advanced and innovative urbanism, city-planning and urban design. He advises cities & innovative developments all over the world, from Ottawa to Oslo, from Sydney to Medellin, from Auckland to Helsinki.

portrait of professional woman

I love the variety of courses, many practical, and all richly illustrated. They have inspired many ideas that I've applied in practice, and in my own teaching. Mary G., Urban Planner

I love the variety of courses, many practical, and all richly illustrated. They have inspired many ideas that I've applied in practice, and in my own teaching.

Mary G., Urban Planner

Get top-rated, practical training

Close-up of "Apartment for rent" sign in red text on black background in front of blurred building

Trump Administration Could Effectively End Housing Voucher Program

Federal officials are eyeing major cuts to the Section 8 program that helps millions of low-income households pay rent.

April 21, 2025 - Housing Wire

Logo for Planetizen Federal Action Tracker with black and white image of U.S. Capitol with water ripple overlay.

Planetizen Federal Action Tracker

A weekly monitor of how Trump’s orders and actions are impacting planners and planning in America.

April 23, 2025 - Diana Ionescu

Ken Jennings stands in front of Snohomish County Community Transit bus.

Ken Jennings Launches Transit Web Series

The Jeopardy champ wants you to ride public transit.

April 20, 2025 - Streetsblog USA

Floor-to-ceiling rotating gates at Fairmount subway station in Philadelphia, Pennsylvania.

Crime Continues to Drop on Philly, San Francisco Transit Systems

SEPTA and BART both saw significant declines in violent crime in the first quarter of 2025.

2 hours ago - Mass Transit

South LA Wetlands Park in Los Angeles, California.

How South LA Green Spaces Power Community Health and Hope

Green spaces like South L.A. Wetlands Park are helping South Los Angeles residents promote healthy lifestyles, build community, and advocate for improvements that reflect local needs in historically underserved neighborhoods.

3 hours ago - ABC 7 Eyewitness News

Intersection in downtown Sacramento, California with neoclassical building with columns on left.

Sacramento Plans ‘Quick-Build’ Road Safety Projects

The city wants to accelerate small-scale safety improvements that use low-cost equipment to make an impact at dangerous intersections.

4 hours ago - The Sacramento Bee