As open houses get underway for an ambitious land swap proposal between two municipalities and Beecher Bay First Nation, Chief Russ Chipps says he feels good about the plan.
For his community, it’s unprecedented: trading three parcels of treaty land for a share in a business park and its tax revenue is not something he’s heard of another First Nation doing.
“Beecher Bay has an appetite for economic development,” Chipps said.
“This will bring some stability. We could have that long-term soccer team or basketball team,” he said, referring to social programs that could be supported through the new tax base.
The land swap, announced last month, would see a three-way trade between Metchosin, Langford and Beecher Bay. Beecher Bay would forgo three treaty parcels offered by the Crown, totalling 250 acres within Metchosin.
Metchosin would be able to protect those lands as green space in perpetuity, plus another 120 acres of private land, which has been a long-term goal of the rural municipality. In exchange, Metchosin would give up 380 acres to Langford, to allow for creation of a business park.
The South Langford Business Park, which is projected to have 3,000 to 4,000 permanent jobs, would be one-third owned by Beecher Bay, as well as Keycorp Developments and its investors. In addition, Beecher Bay, Metchosin and Langford will enter into a tax-sharing agreement for the business park.
The plan needs community consultation and approvals from the Capital Regional District and the province.
Beecher Bay’s lawyer, Robert Janes, described the deal as a calculated risk for the First Nation.
“Everyone recognizes the land package offered to Beecher Bay doesn’t really work for a treaty package. These three pieces of land we’re talking about, they’re scattered, they’re not really well suited for long-term sustainable development,” Janes said.
Instead, Beecher Bay will have a piece of land that will generate tax revenue.
He said he has not seen a deal like this, particularly one that involves tax sharing between two municipalities and a First Nation.
“I’m a lawyer who deals with all kinds of these things and I can say this is the first time this has been put together,” Janes said.
Former Tsawwassen chief Kim Baird, who provides advice on First Nation policy, governance and economic development, said it wouldn’t be the first time a band got creative with land use.
“I think First Nations are looking differently at their land packages. Because the treaty settlements are — how do I put this — modest. First Nations are really forced to maximize their value,” Baird said.
While First Nations historically pursued large tracts of land with the aim of protecting them, some are now looking at smaller pieces in urban centres to generate revenue.
Chipps said the deal has been well received by band members, but Metchosin Mayor John Ranns said there has been push-back in his community about the business park. “For the most part, I think the vast majority are happy about it. The ones who aren’t happy are the ones who are understandably close to the swap.”
He said it represents the lesser of two evils. Without the swap, Beecher Bay would pursue intensive, short-term development of the three treaty parcels, which are close to residences. “We’re faced with two alternatives, neither of which, for some people, will be good.”
Langford Mayor Stew Young said he considers the deal a “win-win-win.”
The large business park could attract international businesses in a way that smaller parks haven’t been able to, he said.
“If this works, and it gets through all the hurdles, this will be the best thing we’ve done from a regional perspective in the West Shore in 20 years.”
• An open house will be held at Metchosin council chambers today from 6 p.m. to 8 p.m. A Langford open house is scheduled for Nov. 3 but a location and time has not been determined.
