Gordon Head Is Changing: What the New Gordon Head–McKenzie Centre Means for the Neighbourhood

For decades, Gordon Head has been known primarily as an established residential neighbourhood: quiet streets, single-family homes, mature landscaping, excellent schools and close proximity to the University of Victoria.

But the future of Gordon Head will look different.

In July 2026, Saanich Council adopted the Quadra McKenzie Plan, a long-term planning framework intended to guide growth and development over the next 20 years and beyond. One of its most significant changes for Gordon Head is the creation of a new Gordon Head McKenzie Centre, focused around the intersection of Gordon Head Road and McKenzie Avenue.

For homeowners, buyers and anyone considering purchasing real estate in Gordon Head, this is an important development to understand.

What Is Planned for Gordon Head Road and McKenzie Avenue?

The Gordon Head McKenzie Centre is intended to become a more urban, walkable neighbourhood centre with significantly more housing, employment, commercial activity and community amenities than exist in the area today.

The adopted planning direction supports higher-density development at the intersection, with lower building forms transitioning into the surrounding residential neighbourhood.

The plan identifies a Centre Core where mixed-use high-rise development of up to 18 storeys is contemplated, while portions of Gordon Head Road and McKenzie Avenue are identified for mid-rise development. Moving farther away from the intersection, development is intended to transition toward lower-rise apartments and townhouses.

That represents a substantial change from the predominantly low-density character that has historically defined this part of Gordon Head.

Up to 18 Storeys for Non-Profit Housing

There is another important piece of the story.

Saanich's Official Community Plan specifically supports heights of up to 18 storeys at 1821 McKenzie Avenue, 1827 McKenzie Avenue and 3936 Gordon Head Road for secured not-for-profit housing, subject to applicable policy criteria.

Council considered this provision during its February 2024 OCP deliberations. There was debate over whether 18 storeys was appropriate, including discussion of a possible 12-storey limit, but Council ultimately carried the provision allowing consideration of heights up to 18 storeys for these properties.

It is important to distinguish this from the approval of a specific 18-storey building. The OCP establishes what Saanich is prepared to consider and support on these sites; an individual development still has to proceed through the applicable development and approval process.

More Than Just New Condos

The vision isn't simply about putting more housing at one intersection.

Saanich describes the Gordon Head McKenzie Centre as a place that could provide a greater range of housing, employment opportunities and everyday services within walking distance of surrounding homes.

The plan calls for redevelopment to include a diversity of housing and encourages additional public and community amenities. It also identifies opportunities for improved parks and open spaces along Gordon Head Road, McKenzie Avenue and Larchwood Drive.

Family-oriented housing is specifically encouraged near Mount Douglas Secondary School and Maria Montessori Academy, along with amenities such as playgrounds and daycare facilities.

The larger idea is essentially a more complete neighbourhood: more people living close to transit, schools, employment, shopping and services rather than having to drive for most daily needs.

The University of Victoria Is Part of the Bigger Picture

The changes become even more interesting when you look immediately beyond the intersection.

The University of Victoria is planning its own University District, beginning with redevelopment of the Ian Stewart Complex and adjacent lands.

UVic describes the first phase as approximately 14 acres on Gordon Head Road, incorporating the Ian Stewart Complex and surrounding properties.

The Quadra McKenzie Plan specifically recognizes the Ian Stewart/Velox/Fire Station #3 lands as a major redevelopment opportunity. Policy direction for the site includes higher-density housing, employment, public space, community facilities, improved pedestrian and cycling infrastructure and the retention and redevelopment of Fire Station #3.

Put all of these pieces together and the Gordon Head Road–McKenzie Avenue area could eventually become a much more substantial neighbourhood hub connecting Gordon Head with UVic and the McKenzie corridor.

Why Is Saanich Encouraging Growth Here?

Location is a major reason.

The intersection sits close to UVic, schools and established residential areas and is located on an important east-west transportation corridor.

Saanich's broader planning strategy is increasingly focused on putting more housing near major transportation routes and creating walkable centres where residents can access more of their daily needs close to home.

Rather than distributing major density equally throughout Gordon Head, the plan concentrates much of the larger-scale growth around designated centres and corridors and then transitions toward lower-density residential areas.

What Could This Mean for Gordon Head Real Estate?

From a real estate perspective, this is something Gordon Head homeowners should be paying attention to.

Major land-use changes can affect different properties in very different ways.

Homes close to the Gordon Head McKenzie Centre may eventually benefit from improved access to shops, services, transit and amenities. Increased housing diversity could also provide options that Gordon Head currently has relatively few of — including apartments, townhouses and potentially more attainable housing choices.

That could be particularly important for people who love Gordon Head but no longer want or need a traditional single-family home.

At the same time, increased density can bring legitimate concerns about traffic, parking, construction, building heights, privacy and changes to neighbourhood character.

There isn't a universal answer as to whether these changes will be "good" or "bad" for property values.

Location within Gordon Head will become increasingly important.

A property immediately adjacent to future high-density development may be affected differently than a home several streets into an established single-family area. Conversely, some properties located along redevelopment corridors could have future land value that isn't obvious when looking only at the existing house.

That is why understanding the OCP and local area plans is becoming increasingly important when buying or selling property in Saanich.

This Won't Happen Overnight

Perhaps the most important thing for Gordon Head residents to understand is that an OCP or local area plan is a long-term roadmap, not a construction schedule.

Saanich itself describes the Quadra McKenzie Plan as a framework for growth over the next 20 years and beyond and emphasizes that the envisioned changes will not happen overnight.

Individual properties will redevelop at different times, and specific projects may require additional applications and approvals.

Nevertheless, adoption of the plan is significant because it tells property owners, developers and future buyers what Saanich wants this area to become.

What Buyers Should Consider Before Purchasing in Gordon Head

If you're considering buying a home in Gordon Head, don't look only at what surrounds the property today.

Ask what could surround it in five, ten or twenty years.

A home that currently overlooks a low-density property may eventually be close to an apartment building. A quiet stretch of a major road could become considerably more urban. On the other hand, a property that currently feels removed from amenities could eventually be within walking distance of shops, services and improved transit.

Reviewing the Official Community Plan, Quadra McKenzie Plan and nearby development applications should therefore be part of the due diligence process when considering certain Gordon Head properties.

What Gordon Head Homeowners Should Know

If you already own property in Gordon Head, these changes are worth following even if you have absolutely no intention of selling today.

Gordon Head is not becoming a high-density neighbourhood from one end to the other. What is happening is more nuanced: Saanich is identifying specific centres and corridors where considerably more housing and mixed-use development can occur while maintaining lower-scale residential areas beyond them.

The Gordon Head Road and McKenzie Avenue intersection is poised to be one of the neighbourhood's most significant areas of change.

And for homeowners, understanding where your property sits in relation to that future growth could become an increasingly important part of understanding its long-term market position.

Thinking About Buying or Selling in Gordon Head?

Gordon Head is one of Victoria's most diverse residential neighbourhoods, and understanding it now requires more than simply looking at recent comparable sales.

Future development, zoning, neighbourhood plans, schools, transportation and location within the community can all influence a property's desirability and potential.

View the District of Saanich Quadra McKenzie Plan

If you're considering buying a home in Gordon Head, selling a Gordon Head property, or simply want to understand how the new Gordon Head McKenzie Centre could affect your property, I'm happy to help you look at the bigger picture.

Dawn Stokkeland | eXp Realty
Victoria, BC Real Estate