How a Small, Contaminated Lot Became North Cowichan’s Latest High-Density Social Experiment
Let’s take a walk down memory lane. It’s 2016. The world is worried about Brexit, Trump is shaking up U.S. politics (how ironic), and in North Cowichan, a grand plan is being hatched to wedge a massive housing development into a small, contaminated lot against the wishes of local residents.
And guess what? Nine years later, the residents are STILL fighting it.
The Birth of the Sherman Road Project: A Classic Bait-and-Switch
Back in 2016, North Cowichan Council—always eager to play developer with other people’s neighborhoods—decided that 3191 Sherman Road, a property purchased in 2011 from the Duncan Curling Club, was the perfect spot for an affordable housing project.
The original 2017 proposal was relatively modest:
64 units
A mixed-use building with office space
Townhouses for families
So far, so reasonable, right?
Well, 2018 rolls around and—surprise, surprise!—the project mysteriously balloons to 92 units, with zero additional public consultation. The density was jacked up 50%, because why not? Who needs green space when you can cram as many people as possible into one lot?
By 2021, North Cowichan had issued a development permit, even though the project had already lost key funding from BC Housing due to poor planning. No worries though—Council just threw more taxpayer money at it.
Fast forward to 2022, and the delays, cost overruns, and community outrage are piling up. Yet, NDP Mayor Rob Douglas and his council allies are determined to push it forward, despite overwhelming public opposition at every single meeting.
Public Outrage? What Public Outrage?
The public opposition has been relentless.
- A 2017 petition with 155 signatures against the project? Ignored.
- Two public meetings where residents overwhelmingly opposed it? Brushed aside.
- Multiple council meetings flooded with locals furious about traffic and density? Eh, who cares?
Councillor Tek Manhas and former Councillor Joyce Behnsen have been two of the only voices standing up for the community. They’ve pointed out that this project:
Ignores resident feedback
Doubles the original density without new consultation
Will border directly against existing homes
Lacks enough parking, guaranteeing a nightmare for local streets
Photo: Despite the mayor and others downplaying public opposition, the 2017 council meeting saw over 25 residents speak out on this development. In a municipality where most meetings see only 2-3 speakers, this was an overwhelming response—one that was conveniently ignored.
Rob Douglas and his council majority keep pushing this as their pet project. Why? Simple—this is about Douglas building his NDP resumé, not serving North Cowichan.
Traffic? Parking? Contamination? Just Minor Inconveniences!
Here’s what they don’t want to talk about:
TRAFFIC GRIDLOCK – The area around Sherman Road, Drinkwater, and Berkey’s Roundabout is already at a standstill during peak hours. Cramming 92 more units (and barely any parking) into this area will only make it worse.
PARKING NIGHTMARE – The project doesn’t have nearly enough parking. That means residents will be forced to park on nearby residential streets, clogging up driveways and intersections.
CONTAMINATED LAND – The site was recently found to have arsenic contamination in the groundwater. Let that sink in. BC Housing has basically said, “Yeah, let’s see how bad it is before we decide if we care.”.
Why Is This Project Even Needed?
Now, let’s be real: Does North Cowichan need more housing? Sure. But guess what? It’s already being built—by the thousands.
Over 6,000 units are planned around Bell McKinnon Road and Herd Road, near the new Cowichan District Hospital. Even North Cowichan’s own planners have admitted they might have too much housing coming online.
So why force this development into people’s backyards instead of putting it in a better-planned area?
Simple: Because this is about ideology, not smart planning.
- North Cowichan is following the 15-minute city doctrine, where people are crammed into high-density housing instead of being allowed to spread out into our MASSIVE rural areas.
- Expanding housing outward is demonized, because they want everyone dependent on biking, transit, and tiny, overpriced apartments.
- This is a classic case of “infill development”, where councils find empty spaces and force urbanization, whether the community wants it or not.
Who Benefits? Spoiler: Not You
Who actually wants this project?
- Mayor Rob Douglas, because he can brag about “affordable housing” on his NDP resumé.
- The developers and land trusts, who will rake in government funding and subsidies.
- Special interest groups, who don’t live in the area but show up to council meetings to cheerlead for “social equity.”
Who doesn’t benefit?
- Local residents, who will suffer from worse traffic, overcrowding, and parking nightmares.
- Taxpayers, who are now paying for site contamination testing on top of the $75,000 in municipal funding that’s already been thrown at this mess.
- The people who actually need affordable housing, because this project is so mismanaged that delays and cost overruns will probably make it unaffordable anyway.
The Final Verdict
This isn’t about helping people find homes. This is about pushing an ideological agenda at the expense of existing residents.
If Mayor Rob Douglas and his council allies actually cared about North Cowichan, they would:
Admit this project was forced through undemocratically.
Move the development to a location that actually fits.
Stop ignoring community input.
Instead, they’re doubling down—because this isn’t about you. It’s about them.
There’s a bylaw election coming to North Cowichan on April 12th, vote accordingly.
