(Mayor Douglas challenges councillor Manhas at Mar. 18/2026 council meeting.)
Emotions boil over as North Cowichan debates another amendment to Official Community Plan
Staff warn that subdivision approval could set ‘alarming’ precedent for another 500 properties
Mayor Rob Douglas’ frustration with the staunchly pro-development majority on North Cowichan council hit a breaking point Wednesday during debate on an application that once more requires an amendment to the Official Community Plan.
At issue: “early consideration” of an application to redesignate 3037 & 3047 Westhill Place from Rural Residential to Special Exemption to enable a two-lot subdivision.
The two-hectare property in the Westholme area has one title but two residences. The land is outside the urban containment boundary and the agricultural land reserve.
Staff recommended that the application not proceed, fearful of setting a precedent, but councillors Tek Manhas, Bruce Findlay, Mike Caljouw and Becky Hogg had other ideas.
During council debate, Manhas said “the OCP is a guideline, it’s not the Bible” and that amendments can be brought forward.
That prompted a heated response from Douglas.
“You’ve stated this before,” he said. “The OCP is not a guideline…it’s a legally adopted bylaw. It’s not true what you’re saying. It’s not accurate.”
“Of course you can amend…a bylaw, but it’s not a guideline. That’s factually incorrect what you’re saying. You’ve stated that a number times around this table.”
Douglas also challenged Manhas' statement that the subdivision won't increase density.
"It is increasing density. Our director of planning just explained that to us. Under Bill 44, if you allow this subdivision, you’re doubling density.”
Listen to the full debate: https://pub-northcowichan.escribemeetings.com/Meeting.aspx?Id=1648553c-b1de-4e37-83ff-8aabcadf5853&Agenda=Agenda&lang=English&Item=57&Tab=attachments
Amanda Young, director of planning and building for North Cowichan, told council that while the application might seem “relatively benign” it could have broad consequences.
(Municipality of North Cowichan)
"There are upwards of 500 properties across the municipality that are in similar situations,” she said. “When you look at the volume of the potential properties that could request this, it is quite alarming.”
(Read the full staff report: https://pub-northcowichan.escribemeetings.com/filestream.ashx?DocumentId=22950 )
Under provincial Bill 44, each of the two properties could have two housing units.
Councillor Christopher Justice also had strong words for the four councillors.
“So, I say it’s time to decide. Either defend the OCP boundary…or actually admit you don’t care what the OCP is trying to achieve. At … the very least explain to the residents what actually motivates your decisions.
“I think they have the right to know. We can’t go on like this, making exceptions to the OCP that are undermining it and will destroy it. It’s not sustainable.”
Jim Dias, former chief administrative officer for North Cowichan, appeared before council acting as "agent" for the property owners, Ken and Leeann Nickell. He said that if the subdivision is approved, one of the properties would go to a family member.
(Letter of rationale: https://pub-northcowichan.escribemeetings.com/filestream.ashx?DocumentId=22956
(Jim Dias/Municipality of North Cowichan)
Caljouw said he considered it unfair that this family is “being used as a defence for the OCP and they have nothing to do with it.”
Hogg added: “I’m in favour of helping families and getting families together.”
Findlay said that if the OCP is "carved in stone, what's the point of having council? What's the point in having anything come to us?"
Council voted 4-3 for staff to proceed with processing the application and draft an amendment to the Official Community Plan Bylaw.
The four councillors formed a majority voting bloc — especially on development applications — after the narrow byelection victory last April of Hogg.
They routinely support applications against the advice of professional staff.
On March 4, the four reiterated their support for a planned 21-lot subdivision in rural North Cowichan.
The fire department and Halalt First Nation had opposed the development, in part, due to wildfire risks to the adjacent Municipal Forest Reserve.
(Read more: https://www.sixmountains.ca/article/68626bc1-e5bb-4036-a67c-c4c41baaedae )
In October 2025, the four also approved a major OCP amendment in support of development north of Herd Road in the Bell McKinnon area.
(https://cowichanvalleycitizen.com/2025/10/31/north-cowichan-votes-again-to-amend-ocp-to-allow-development-north-of-herd-road/ )
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— Larry Pynn, Mar. 19, 2026
