Surrey Land Use Plans & Community Development Maps

Surrey City Centre is in the midst of a major transformation. What was once a traditional suburban hub is evolving into a walkable, transit-focused urban downtown for the south-of-Fraser region. In 2017, City Council approved the City Centre Plan to guide and support this growth.

In April 2022, Council endorsed Corporate Report R071, directing staff to begin planning for the Scott Road Corridor. This planning process will define appropriate land uses, identify necessary infrastructure upgrades, and secure community amenities such as parks and open spaces. It will also determine which areas require more detailed land use planning in the future.

South Westminster is the name of the predominantly industrial district located along the Fraser River, stretching between Scott Road SkyTrain Station and the Surrey Fraser Docks (Port of Vancouver). The area is defined by its port-related and industrial lands, which gradually transition into business park and mixed-use areas near the SkyTrain station. South Westminster is also home to Brownsville Bar Park, one of Surrey’s riverfront beaches, as well as the North Surrey Sport & Ice Complex, adding recreation opportunities to this evolving neighbourhood.

Aloha Estates is a compact neighbourhood within East Clayton that was originally excluded from the broader East Clayton Neighbourhood Concept Plan (NCP). By 2013, growing development interest prompted Council to authorize the preparation of a dedicated concept plan for the area. The 1999 Clayton General Land Use Plan continues to provide high-level guidance for land use planning and development in Aloha Estates.

A new Cloverdale Town Centre Plan received Council endorsement on November 18, 2019. Developed through extensive community consultation with support from residents, stakeholders, and City staff, the plan outlines a long-term vision for a compact, vibrant, and sustainable town centre that will evolve over the next 30 years.

East Clayton is the first urban neighbourhood planned and developed within Clayton Heights. Located north of Fraser Highway along the boundary with the Township of Langley, the area was once defined by rural acreages and agricultural uses. Today, it is home to more than 15,000 Surrey residents. Built atop gently sloping highlands, East Clayton offers notable views of the mountains and lowlands and contains several important and protected watercourses.

West Clayton is the second urban neighbourhood in Clayton Heights, positioned next to East Clayton and bordering the Agricultural Land Reserve (ALR). Previously composed of rural acreages and agricultural land, the area is now planned for urban growth and is expected to support a future population of over 12,000 residents. Like East Clayton, it sits on gently sloping highlands with strong views toward the agricultural lowlands and contains several important protected watercourses.

North Cloverdale encompasses neighbourhoods along the eastern ALR escarpment, bounded by Fraser Highway to the north and 64 Avenue to the south. The area includes two planning sections, each created through separate Neighbourhood Concept Plan (NCP) processes. Both plans—now largely built out—provide guidance on density, land use, urban design, parks, community amenities, and infrastructure requirements.

West Cloverdale is the name of the neighbourhoods along the ALR escarpment, west of 168 Street between Highway 10 and 64 Avenue. The area is separated into two plan areas, each of which was planned through separate NCP processes.

The draft plan area is organized around Fraser Highway, where two future SkyTrain stations are proposed. It extends from the western edge of the Agricultural Land Reserve (ALR) to 192 Street in the east. As the planning process progresses, the exact boundaries of the plan area will be further refined.

The Stage 1 Plan for Fleetwood was endorsed by Surrey City Council on March 7, 2022. This plan lays the groundwork for managing growth as the community evolves and as SkyTrain extends along Fraser Highway. Stage 2 Planning is now underway, focusing on infrastructure servicing, financial planning, and refining future land-use designations.

The Fleetwood Enclave is a small residential pocket located in south Fleetwood, directly beside Fleetwood Park. This neighbourhood benefits from abundant nearby green space and forms part of a vital habitat corridor that links Surrey Lake to Fleetwood Park, supporting both biodiversity and local ecological function. .

Abby Ridge is the name of the neighbourhood located in East Fraser Heights, positioned between Highway 1 and Surrey Bend Regional Park. Once defined by its larger suburban acreage properties, the area has since been designated to accommodate urban development. In 2017, Surrey City Council approved a land use plan to guide future growth and planning for this emerging neighbourhood.

Anniedale-Tynehead is a large neighbourhood in east Guildford, situated north of the Agricultural Land Reserve (ALR) and south of Highway 1. Once defined by rural acreage properties and agricultural activity, the area is now planned for urban growth. Under the land-use direction endorsed by Council, Anniedale-Tynehead is envisioned to evolve into a vibrant residential community that could eventually accommodate up to 20,000 Surrey residents.

The City is undertaking a comprehensive planning study for Guildford Town Centre and the surrounding neighbourhoods along 104 Avenue. This initiative aims to strengthen and enhance this key commercial destination while guiding the area’s long-term evolution. The project will also establish a coordinated plan to manage growth across the broader Guildford community, ensuring that future development, infrastructure, and amenities align with the needs of residents and local businesses.  

The South Port Kells General Land Use Plan (GLUP) sets out the long-term vision for the wider Anniedale and Port Kells area. It provides a comprehensive planning framework that guides future servicing, development, and the full build-out of a complete community. The GLUP also serves as the foundation for preparing Neighbourhood Concept Plans (NCPs) within South Port Kells. These NCPs offer more detailed planning for each future neighbourhood, outlining land use, infrastructure, parks, and community amenities at a finer level of detail.

On July 8, 2024, Council approved the Imagine Scott Road Visioning Study, marking the first step in planning for the Scott Road–72 Avenue Corridor. This study establishes a guiding framework that will shape future servicing, land use, and redevelopment along the corridor.  

East Newton is the geographic name for the neighbourhoods around Chimney Hill, east of 144 Street, north of 64 Avenue and Hyland Creek, and south of Bear Creek. The area includes several schools—such as Chimney Hill Elementary, TE Scott, and the Regent Christian Academy—along with the Valley View Cemetery. .

East Panorama Ridge is the name of a business park located in South Newton along the Highway 10 truck route. The neighbourhood plan— which also incorporates some residential transition areas along its eastern boundary— includes Bob Rutledge Park as a key local amenity.

The Central Newton Cultural District is a unique commercial and mixed-employment hub located at the intersection of 80 Avenue and 128 Street. Formerly designated as an industrial area, it has evolved to offer a distinctive blend of commercial uses and community services that support northwest Newton. Future development in this district follows Council-endorsed design guidelines to ensure cohesive growth and character.

A new plan for Newton Town Centre was approved by Council on July 13, 2020. It was created through extensive consultation with residents, stakeholders, agencies, and City staff. The plan provides a long-term framework to guide the area’s future growth and development.

A new plan for Newton Town Centre was formally adopted by Council on July 13, 2020. The plan was shaped through extensive community engagement, incorporating input from residents, local stakeholders, agencies, and City staff.

South Newton refers to a large neighbourhood located in the southeast portion of the broader Newton community. It features a diverse mix of housing types and includes several commercial nodes, such as Panorama Heights at 152 Street, as well as areas around Highway 10 and Sullivan Heights at 64 Avenue and 144 Street.

West Newton refers to the neighbourhood located north of Highway 10 and west of King George Boulevard. Much of the area was developed gradually throughout the 20th century. The central section of West Newton, however, remained characterized by large suburban lots and forested areas until more recent years.

Campbell Heights is a major employment area in southeast Surrey near the Langley border. It supports a growing workforce through its designated business park and industrial lands.

Crescent Beach is a small oceanfront neighbourhood at the mouth of the Nicomekl River. Known for its beach access, waterfront parks, and scenic mountain views, the area is primarily residential with some local commercial activity along Beecher Street.

Darts Hill is the fifth neighbourhood planned within the Grandview Heights community. The plan was shaped through community engagement, background studies, and a detailed engineering review.

Douglas is Surrey’s southernmost neighbourhood, located near the Peach Arch U.S. border crossing. It is largely residential, featuring two small commercial nodes, a neighbourhood park, and an elementary school.

The Highway 99 Corridor Plan defines land use, density, transportation, servicing, environmental management, and financing requirements for this area. Planning began in 2002, and Council approved the plan in 2004.

The King George Corridor spans King George Boulevard from 8 Avenue to the Nicomekl River. Completed in 1995, the planning process established the area’s long-term land use and development concept.

Morgan Heights was the first neighbourhood planned within Grandview Heights. Guided by the 2005 Grandview Heights GLUP, its Neighbourhood Concept Plan includes diverse housing types and three new neighbourhood parks, centered around Southridge School.

North Grandview Heights is the northernmost neighbourhood in Grandview. Although part of the broader community, its plan predates the Grandview Heights GLUP. The area is primarily residential, characterized by large-lot suburban housing.

The Orchard Grove NCP covers an area bordered by 164 Street, 26 Avenue, 168 Street, and 24 Avenue. The southern portion is part of the Sunnyside Heights NCP, and the full plan area spans approximately 30 hectares (76 acres).

Redwood Heights lies at the eastern edge of Grandview Heights. Bordered by the ALR, 20 Avenue, Redwood Estates, and Highway 15, the area covers roughly 201 hectares (497 acres) and includes 92 properties.

Rosemary Heights is planned for the broader Rosemary Heights area south of the Nicomekl River and east of Highway 99. It is bordered by the Morgan Heights golf course on one side and the North Grandview Heights NCP on the other.

This plan covers 16 Avenue to 24 Avenue and Martin Drive to Earl Marriott Secondary School. The town centre area includes approximately 136 hectares (336 acres).

The South Campbell Heights LAP identifies Mixed Employment and Conservation lands south of the existing Campbell Heights Business Park near Langley. It spans about 245 hectares (600 acres).

Sunnyside Heights NCP covers an area bordered by 168 Street, 24 Avenue, and the Highway 99 Corridor Plan, with the Fergus Watershed Biodiversity Preserve to the south. The plan area totals roughly 153 hectares (379 acres).