With numerous sprawling master-planned communities already underway, Vancouver-based designer Onni Group is now embarking on a brand-new multi-phased task in the Whalley neighbourhood of Surrey that is anticipated to unfold across more than 30 years.The advancement site includes 10520 132 Street, 13270 105A Avenue, 13325 105 Avenue, and 13352 105A Opportunity, which is currently home to four apartment buildings built in the early 1970s together referred to as Regency Gardens.BC Evaluation values the respective parcels at$15,017,000,$ 15,785,000,$19,827,000, and $18,444,000 for a total of$69,073,000 dated to July 1, 2025. The properties are held by Onni Group under Onni Regency Holdings Corp. and RPMG( 105A Opportunity) Holdings Ltd.The site is located right away south of the Whalley Athletic Park and Whalley Arena, about midway in between the Exposition Line SkyTrain’s Entrance Station and Surrey Central Station. The site is thought about a Tier 3 transit-oriented location(TOA) as specified under provincial legislation. The design of the Regency Garden redevelopment.(Arcadis, Onni Group) An introduction of the master plan for the Regency Gardens redevelopment.(Arcadis, Onni Group) For the website, Onni Group is proposing five mid-rise buildings and seven high-rise buildings
with a total of 2,705 domestic systems– consisting of 321 rentals– and 23,971 sq. feet of business space that would be provided across 8 stages. Onni prepares to subdivide the site into eight corresponding parcels.Phase 1A would be focused on the southeast corner of the website– presently a parking area– and include a 48-storey Tower A with 504 strata systems, plus a six-storey
Structure B with 78 rental units. Phase 1B would lie to the northwest, and include a 24-storey Tower F with 237 strata units.Phase 2A would be found at the northeast corner of the website, and include a 26-storey Tower C with 310 strata units. Phase 2B would then consist of a six-storey Building D with 83 rentals plus a 43-storey Tower E with 423 strata systems(including six townhouse systems) towards the southwest.The existing 133 Street that runs along Whalley Athletic Park would be extended through– and approximately bisect– the site, with the very first 4 phases comprising the eastern half of the website, and latter four phases making up the western half of the site.Phase 3A would be concentrated on the southeast corner of the western half and include a 33-storey Tower G with 346 strata systems. Phase 3B is located directly to the north, and includes a 20-storey Tower H with 234 strata units, plus a six-storey Structure I with 80 rental units.Phase 4A would deliver a six-storey Structure K with 115 strata units at the southwest corner of the site. Closing out the job, Stage 4B would be found at the northwest corner and consist of a 16-storey Tower J with 215 strata systems, and a six-storey Structure L with 80 rental units. The phasing prepare for the Regency Gardens redevelopment. (Arcadis, Onni Group ) A making of the job at full construct
out.(Arcadis, Onni Group) In General, the 2,705 property systems have a suite mix of 166 studio
systems, 886 one-bedroom systems, 529 junior-two-bedroom units, 610 two-bedroom systems, 258 two-bedroom units with dens, and 250 three-bedroom systems, plus six townhouse units.Onni is proposing 56,328 sq. ft of indoor feature space, which is less than what is required for a task of this size and will require a cash-in-lieu payment. For outdoor feature space, Onni is proposing 96,369 sq. feet of space, which goes beyond requirements.Although the City of Surrey approved a new rental replacement policy in October 2025, City personnel stated in a current planning report that the development application was sent in March 2024, suggesting the task will go through the previous version of the policy.The City states Onni’s proposal adheres to policy and will see Onni change all of the existing rental units. The replacement systems will also be supplied at leas that are 10 %below CMHC average leas for Surrey and the phasing plan will allow the existing rental structures to be maintained as the brand-new buildings are constructed. Tenants will then be offered a right of first rejection to move into the brand-new buildings.Because the website lies within a TOA, there are no minimum parking requirements, but Onni is nevertheless proposing to supply 2,724 vehicle parking spaces and 1,182 bicycle parking spaces.The task will go through both Tier 1 and Tier 2 CACs, but will only use to the 2,384 strata units. Each phase will be assisted and refined by individual advancement applications, with Onni expected to send the very first application soon. The current estimated completion date for Stage 1A is 2032, and for the overall job, 2060.