The Musqueam, Squamish, and Tsleil-Waututh (MST) First Nations, in partnership with Canada Lands Company (CLC), have submitted two development permit applications for the first phases of the landmark Heather Lands project in Vancouver, according to multiple reports.

The applications cover a mixture of six multi-family buildings.

The Heather Lands are located west of Queen Elizabeth Park and north of Oakridge Park mall in the Cambie corridor. The plans reveal detailed designs for six mixed-use buildings that will form part of the transformative redevelopment of the 21-acre site.

The major initiative is being undertaken by MST Partnership and Aquilini Development under a newly formed entity called MSTA.

“The MST Nations and Aquilini will be selling 99-year pre-paid leasehold interest to end users of the lands. The MST Nations will continue to own the freehold interest in the lands in perpetuity,” a statement to Daily Hive Urbanized reads.

The first two phases will rise at the southeast corner of the site, near West 37th Avenue and Heather Street, with an extension of West 35th Avenue bisecting the parcels. Designed by GBL Architects and RH Architects, the buildings will introduce a total of 1,262 homes — 1,018 strata condominiums and 244 rental units — across 981,000 square feet of floor area.

Highlights of the south parcel (620 West 35th Avenue) include:

• A 25-storey tower with 298 strata homes.
• An 18-storey tower with 232 strata homes.
• A six-storey building featuring 120 homes, including strata, market rentals, and moderate-income rentals.

The north parcel (689 West 35th Avenue) will feature:

• A 24-storey tower with 207 strata homes and 67 moderate-income rentals.
• A 20-storey tower with 203 strata homes and two market rentals.
• A 12-storey tower providing 101 market rentals and 32 moderate-income rentals.

Combined, these phases represent 37% of the total permitted floor area for the Heather Lands, which will ultimately provide 2,600 homes, including strata, social housing, market rentals, and moderate-income rentals.

As part of its long-term strategy, CLC is winding down its involvement in the Heather Lands and will transfer its stake to MST Partnership in two stages, Daily Hive Urbanized reported.

“The parties have entered into an agreement where Canada Lands Company will sell its interest in the Heather Lands to the MST Nations upon enactment of rezoning for each of two portions of the site,” reads a statement to Daily Hive Urbanized.

The first enactment is expected by the end of 2024, enabling MST to assume 100% ownership of the site.

Federal Minister of Public Services and Procurement Jean-Yves Duclos has described CLC’s partnership with MST as groundbreaking.

“The idea of using this as a motivation for reconciliation and affirmation of the rights of Indigenous peoples in the area, I think, is fundamentally strong and encouraging for other places in Canada,” Duclos told Daily Hive Urbanized.

Dennis Thomas, a Tsleil-Waututh Nation councillor and former MST Partnership liaison, emphasized the critical role CLC played in building the Nations’ real estate expertise.

“Not only did CLC provide financing, but they also provided the First Nations with immense experience in handling and developing real estate assets,” said Thomas.

The site will eventually include retail spaces, a First Nations cultural centre, 4.6 acres of public parkland, and provisions for a francophone elementary school.

A significant portion of the strata units will be offered under the provincial Attainable Housing Initiative (AHI), allowing middle-income first-time homebuyers to purchase leasehold units at 40% below market value. The government will provide up to $672 million in financing for this initiative.

Pictured: Future development at 689 West 35th Avenue in Vancouver

Rendering: RH Architects/Canada Lands Company/MST Partnership