The City of Vancouver received a rezoning application on behalf of Bosa and Kingswood Properties for a development proposal for 1040-1080 Barclay Street. This development is a collaboration between Bosa Properties, Kingswood Properties, Büro Ole Scheeren (Design Architect), Francl Architecture (Architect of Record) and PFS Studio (Landscape Architect).

The proposal is for two residential towers connected by a podium bridge with 481 market strata units, 162 social housing units, a total floor space ratio (FSR) of 15.42 and a floor area of 62,004 sq. m. (667,404 sq. ft.), eight levels of underground parking with 626 vehicle parking stalls and 810 Class A bicycle parking spaces, building heights of 139.60 m (458 ft.) (East Tower) and 136.72 m (449 ft.) (West Tower), commercial Retail Unit space located along Thurlow Street and aa 548 sq. m. (5,894 sq. ft) City owned childcare facility.

The property is located on the northwest corner of Barclay and Thurlow Street. The site area is 4,020 m2 and the existing site is occupied by four residential buildings of nine, seven, three and six storeys from the west to the east side of the site. The proposed concept development conforms to the West End plan adopted by the City. The proposal consists of two high-rise residential towers combining market and social housing with retail use on the ground level fronting Thurlow Street.

Ground level retail space and cafe of about 420 m2 is located at the Thurlow street level, divisible in several units. The social housing lobby shares access with the daycare facility and is situate along Barclay. A daycare centre of approximately 550 m2 is located in the East tower with 460 m2 of dedicated outdoor space on the bridge deck. Both market residential lobbies also face Barclay on either side of the courtyard, with secondary entrances along this green central space. On level 1 and 5 of the connecting bridge, residential amenities face the respective outdoor amenities area.

The proposed FSR is approximately 15.42 with approximate density of 64,570 m2 exclusive of balconies which are not exceeding 12% of the residential floor area.


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The proposed building height is designed to 136.72 m/Tower West and 139.60 m/Tower East above the base surface. Two view corridors are crossing the site – 12.1.1 (Granville Bridge to Crown/Grouse) is not affected by the development but both towers enter into the 3.2.1 (Queen Elizabeth to the Downtown skyline) view corridor. A mix of unit types and sizes is proposed to include studios/one bedrooms to three bedrooms comprising of approximately 643 units. Eight levels of underground parking provide for approximately 626 stalls. Vehicular and loading access is provided from the lane on the southwestern side of the site. The building itself is designed architecturally to respond to the surrounding context lending itself to its unique design and building form.

The design of 1040-1080 Barclay Street aims to reconnect architecture with the natural and civic environment and contribute to the liveliness of the social urban fabric. The design proposes to open up the typical verticality of towers to embrace the city and nature in a three-dimensional matrix that articulates the space of living in Vancouver’s unique balance of vibrant urban conditions surrounded by breath-taking nature.

Located at the corner of Barclay and Thurlow Streets, the project is situated in close proximity to the greenery of Nelson Park, the liveliness of Robson and Davie Villages, and the bustle of the Central Business District, making it an appealing location for downtown living. The design takes its inspiration from the grain and scale of the horizontal villages and transforms it into a vertical village.

The architectural and urban composition reflects the smaller scale blocks and elements of the urban context, which are replicated into cubic modules and assembled to form two sculptural residential towers. With neighbouring buildings indicating a tendency towards singular vertical towers, the design of 1040-1080 Barclay generates a more articulated massing with moments of volumetric interest that brings small scale pockets of nature to urban residents. The articulated silhouette of the two towers engages the space of the city and stand as distinct landmarks that activate the skyline.

The network of green zones between buildings in the surrounding context extends vertically to create pockets of green outdoor spaces between the towers. A three-dimensional volumetric matrix of residential units, plantings, and terraces, provides space for living with a buffer of outdoor yards in the towers. Affordable housing is seamlessly integrated into the tower and lower levels, and provides shared spaces for social connectivity.

Where a typical podium condition creates a hard street edge with limited access, the design proposes a softer accessible approach with recessed and projecting horizontal slabs and greenery surrounding a shared central courtyard between the towers. A horizontally layered connecting loop around the central courtyard opens up the massing at street level, while the scale of the residential modules relates to the existing surrounding neighbourhood. Together, the residential modules and outdoor terraces generate a vertical village – Barclay Village.

Maximised landscape zones are created on the site and a green public passageway provides a through-block connection from Barclay Street. Multiple pedestrian connections and green spaces run through and along the site, contributing a lively landscaped urban streetscape to the public realm.

Sustainability strategies for passive and active energy savings are integrated into the architecture and façade design to enhance thermal performance and target significant reductions in energy consumption.


The architectural and urban composition of the project reects the blocks and scale of the surrounding context and assembles smaller scale elements into two sculptural towers.

The smaller scale elements of the surrounding urban context are replicated into distinct cubic modules that are assembled to form two animated residential towers. On the ground levels, the distinct spaces between the towers are framed by connecting bridges, while multiple terraces and balconies activate the upper levels of the tower.

With the current and future neighbouring buildings indicating a tendency towards singular vertical towers, the design of 1070 Barclay seeks a more articulated massing that engages the space of the city and brings smaller scale pockets of nature to urban residents. The resulting massing generates multiple terraces and a volumetric interest that creates both physical and social connectivity between the indoor and outdoor environment.

The design for this project exemplies an ambition to reconnect architecture with the natural and social environment, and opens up the connes of typical tower typologies that increasingly inscribe our lives.

In their articulated silhouette, the two towers engage the space of the city and stand as distinct landmarks that activate the skyline. They embrace both city and nature in a three-dimensional sculptural gure, connecting the space of living outwards into the outward surroundings while respecting neighbouring buildings and integrating the life of the surrounding nature and city.

Multiple pedestrian connections and green spaces run along and through the site, contributing a lively urban landscape to the public realm. Multiple landscape zones are created on the site, and a green public passageway provides a wide through block connection from Barclay Street.

The organisation of site provides highly permeable pedestrian access and excellent connection pedestrian connection to the main traffic point in the surrounding streets.

A central courtyard forms the heart of the development opening onto Barclay street and the residential entrances and amenities surround it. Multi-level green terraces dene the connector elements of the lower levels. Multiple terraces and balconies throughout the upper towers vertically extend the greenery from the lower landscape levels.

Where a typical tower base condition creates a hard street edge with limited access, the design proposes a softer, more accessible approach with recessed and projecting horizontal slabs and greenery surrounding a shared central courtyard between the towers. The courtyard provides outdoor green space for residential entrances and shared amenities, while the upper levels continue the sense of transparency and inltration of greenery along their edges. Multi-level landscaped bridges connect the towers and traverse the courtyard, providing a sense of comfortable enclosure while maintaining openness along Barclay Street.

Open terraces and sky gardens extend the greenery and landscape from the courtyard and connector levels upwards into the towers, populating the residences with outdoor green spaces. Larger recesses in the tower massing accommodate duplex townhouses with their own “front yard” at higher elevations with views of the city.

The landscape design concept responds to the context of the site in the West End and the idea of ‘tower in the park’. The design incorporates a highly urban palette of materials and nishes while softening this urban character with a generously planted courtyard, a linear park and planted terraces.

The centre pieces of the design is the central courtyard that connects the two towers and their lobbies. This intimate courtyard is designed as a garden spaces with paths that guide the residents and visitors from the street and immerse them in a calm green space before leading them to the two tower lobbies. A similar experience is created at the mid-block connection east of the site. This connection is designed as a pocket park with a meandering paths that negotiates the grade change between Barclay and the lane with opportunities for pause and seating. The lobby entry for the social housing is located next to this mid-block green space.

Thurlow frontage is maintained as an urban landscape responding to the retail elements at the base of the building and providing opportunities for the retail spaces to spill out into the public realm.

Existing mature trees along Barclay Street are being preserved. The design also proposes new street trees along Thurlow. The landscape of the site has simple approach to planting that envisions a treed landscape with lush but simple ground cover planting responding to the topography of the site.

The rooftop spaces of the bridges that connect the towers are designed as amenity spaces market housing and as an outdoor space for the daycare centre. Rooftop of the north bridge accommodates outdoor amenity spaces for the market housing components in both tower. Located strategically to take the most advantage of a free owing indoor / outdoor relationship, they include amenities such as outdoor BBQ areas, informal seating and dining spaces. A green space with a pathway connects these two spaces together creating a more exible amenity space. Rooftop of the south bridge is dedicated to elements of urban agriculture and informal children’s play areas taking advantage of the better access to sun light.

The idea of the garden-scape is extended to the rest of the tower mass with the inclusion of planters that add a layer of green to the tower facades. These will be planted with a combination of low growing evergreen and deciduous plants to create low maintenance and visually attractive green pockets.

Taking advantage of the southern exposure, a daycare centre with a sizable outdoor space is located on level 5, overowing onto the roof of the southern bridge connector. The daycare interior provides dedicated areas for different age ranges that are contiguously connected through shared communal spaces, in line with respective daycare guideline requirements.

The outdoor space is accessible from various indoor spaces, with play areas for different age groups connected directly from inside to outside. The location of the outdoor space allows for a good visual connection, free movement and surveillance opportunities from the interior spaces. Play areas, green spaces and multi-use areas are interspersed offering various uses based on operational requirements.

A generously planted area divides the daycare space from the adjacent outdoor amenity for market housing and shields the residential units in the West Tower.

The landscaped areas and playgrounds in general observe the following notes:

– Outdoor play areas will be designed to create a natural environment utilizing a variety of textures and natural materials.
– Dark colours will not be used for impervious and play surfaces to reduce heat island effects and protect children from hot surfaces. Very light and reective material will be avoided.
– Plants material will be robust and their locations will be planned carefully to withstand the children activity. Plants will be non-toxic but use of edible plants for educational purposes can be considered.

West End Community Plan
The West End Community Plan forms the most extensive development policy for the long-term vision and growth of the area that has been adopted by the City in recent years. The plan incorporates and complements other City efforts, such as those being made regarding liveability, affordability, environmental sustainability, economic vitality, and other improvements to the well-being of Vancouver residents, while understanding that increased
density and mixed activity are crucial for the sustained growth of the area.

The plan provides a clear but exible framework to guide positive change, development and public benets in the West End, considering long-range and shorter-term goals. It focuses on neighbourhood character, housing, local business, heritage, transportation, and parking, and provides the framework to guide positive change in the neighbourhood. With extensive input from the community, the West End Plan was adopted in 2013.

Some of the West End Plan guiding principles applicable and relevant to this
project include:

Reinforce the dome-shaped skyline
New development opportunity should reinforce the legibility of the downtown’s recognized dome-shaped skyline when viewed from longer distances. Appropriate form and scale to “ll the gaps” can strengthen the image of the city.

Strengthen the Urban Frame
Recognize the Thurlow-Burrard and Georgia-Alberni corridors as two edges of an “urban frame” to the lower existing scale of the West End. Intensify these corridors towards greater clarity, and contrast with, the
established neighbourhoods.

Recognize Transitional Role in Form and Scale
Form and scale to “ll the gaps” can strengthen the image of the city.

Overall Direction
Strategically locate opportunities for new growth through increased heights and densities along the Georgia and Burrard Corridors and in Lower Robson to help deepen housing affordability and to contribute public benets. The Georgia and Burrard Corridors will accommodate additional job space and housing, close to transit, local services and amenities, which help meet the needs of the community.

Project Name:  1040-1080 Barclay Street
Address:  1070 Barclay Street, Vancouver BC V6E 1G6 | Future 1040 & 1080 Barclay, Vancovuer BC
Developer:  Bosa Properties & Kingswood Properties
Architect:  Büro Ole Scheeren & Francl Architecture
Interior Design:  N/A
Year Built:  N/A
Prices:  N/A
Unit Sizes:  N/A
Levels:  Two high-rise residential towers | 48 & 49 storeys
Suites:  643 within in which 481 are market strata units and 162 are social housing units
Property Type:  Residential, Commercial
Area:  Vancouver
Neighbourhood:  West End
Deposit Structure:  N/A
Cost/Square Foot:  N/A
Monthly Maintenance:
Cost To Purchase Parking:
Cost To Purchase Storage:  N/A


Contact Agnieszka Stryjecka for more information on 1040-1080 Barclay Redevelopment, floor plans & pricing.      MLA Realty      778.991.5881


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