This 30-Acre Property Could Trigger Changes in South Surrey Forever

The quiet corners of our community are often the ones that spark the biggest debates. If you live near the Nicomekl River or drive down 152nd Street, you know the land we are talking about. It is a massive 30 acre stretch that has sat in limbo for years. For many of us, this land represents the last of the “old” South Surrey. It was a place of peace and spiritual retreat. But as housing demand grows, the pressure to build is becoming impossible to ignore. We want to walk you through exactly what is happening at the old Rosemary Heights retreat site. This is not just about one development. It is a guide to how our city is changing in 2026. You will learn about the new proposal, why past attempts failed, and what this means for your property values and local infrastructure.

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What is the history of the Rosemary Heights Retreat Center?

To understand the future, we have to look at the past. This property at 3660 and 3690 152nd Street was the Rosemary Heights Retreat Center. It was operated by the Roman Catholic Archdiocese of Vancouver starting in 1992. The site was a 30 acre sanctuary on a bluff overlooking the Nicomekl River. It featured a chapel, meeting rooms, and guest accommodations. For over 20 years, it was a hub for youth camps and marriage encounters. It was intentionally low traffic and peaceful. However, by 2015, the facility faced declining attendance and rising maintenance costs. The doors officially closed in December 2015. Since then, the land has remained in a state of limbo.

Why did previous development attempts fail?

Developers noticed the potential of this riverfront land almost immediately after it closed. In 2016, a proposal was submitted to rezone the land from A1 agricultural to a residential zone. Initially, this included 285 townhomes and several detached home lots. It also asked for permits to build near sensitive ecosystems along the river. At the time, the City of Surrey chose to stick to the existing plan.

Reality Check: Even though the broader Official Community Plan (OCP) showed South Surrey as urban, this specific site was designated “institutional”. This means it was intended for schools, churches, or fire halls, not high density housing.

In 2018, a corporate report recommended keeping the land institutional. The city cited environmental concerns and the need to protect the river bluffs. For many neighbors, that felt like a permanent win for preservation.

What is currently being proposed for the 152nd Street site?

The silence on this property has ended. A new proposal is currently under initial review by city staff. This time, the density is even higher than what we saw back in 2016. The new plan includes approximately 375 total homes. This is broken down into about 200 ground oriented townhouses. The remaining 175 units would be in a four or six story apartment building. To make this happen, the developer is asking for several major changes: Rezoning the land from A1 to a comprehensive development zone. Amending the Official Community Plan for part of the site. Changing the Rosemary Heights Neighborhood Concept Plan from institutional to residential. Securing development permits for construction within sensitive ecosystem areas.

How does the 2026 housing climate affect this proposal?

You might wonder why a developer would try again after being rejected in 2018. The answer lies in the shifting political landscape of British Columbia. In 2026, housing supply is the number one issue for the provincial government. New provincial legislation is pushing municipalities like Surrey to speed up approvals. Cities are under intense pressure to build more homes, more quickly. This makes it much harder for the city to argue that 30 acres of urban designated land should sit idle.

Pro Tip: When a developer knows density is a tough sell, they often offer “community benefits”. This proposal included a 12 acre park dedication and a 90 space daycare facility. These are strategic additions. Childcare and green space are massive pressure points for families in South Surrey. By including them, the developer makes it politically difficult for the council to say no.

What is a Neighbourhood Concept Plan really worth?

This is the big question for everyone living in Rosemary Heights. A Neighborhood Concept Plan (NCP) is supposed to be a shared vision. It provides predictability for people who buy homes in the area. If a plan can be amended piece by piece, some residents feel it loses its value. We have seen this happen across Surrey. Small changes can eventually lead to strained schools and jammed traffic corridors. Schools: Rosemary Heights Elementary is already struggling with capacity. Adding 375 homes could push it to the breaking point. Traffic: 152nd Street is one of our busiest roadways. More residents mean more cars on an already crowded path. On the other side of the debate, the reality is that South Surrey is no longer a small town. The idea of keeping every large lot empty is becoming a luxury we may not be able to afford.

How will this development interact with the Nicomekl River?

One of the most sensitive parts of this project is its location. The site borders the Nicomekl River enhancement initiative. This is an 80 acre nature project that will stretch for 3 kilometers. The city is developing a $26 million investment to turn this riverfront into a major attraction. The developer’s proposal to dedicate 12 acres of parkland could potentially tie into this larger vision.

Did You Know? The Nicomekl River project is intended to be a “nature first” plan. Any development on the bluff must undergo strict geotechnical and environmental studies to ensure the river corridor is protected.

For more information on the City of Surrey’s management of the Nicomekl River, check out the Nicomekl Riverfront Park Management Plan, released in 2020.

What are the next steps in the approval process?

It is important to remember that nothing is approved yet. The project is still in the “initial review” phase. This means city staff from planning, engineering, and parks are looking at the technical data. If the staff thinks the project is viable, it will go to the City Council for first and second readings. This is the “gatekeeper” stage. If it passes that, it moves to a public hearing. The public hearing is the showdown. This is where you get to have your say. Council will have to weigh the need for housing and daycares against the concerns of local residents regarding traffic and environmental impact.

A Turning Point for South Surrey

The proposal for the old Rosemary Heights retreat is a signal of things to come. Large, underutilized pieces of land are no longer guaranteed to stay quiet. As we move through 2026, the balance between growth and nature will be tested again and again. Whether you support the added density or worry about the impact on our schools, staying informed is the only way to have a voice in the process. We are keeping a close eye on this application as it moves toward the council chamber.

South Surrey and White Rock are going through changes. Get the inside scoop on the 2050 plan on our YouTube channel.