Infill needs more than a ‘benefits reserve’

Winnipeg’s intensification debate has reached a fork in the road: we need more housing options but struggle with how that growth happens (Council eyes infill reward for participating neighbourhoods, Jan. 14).

That’s why council’s proposed “neighbourhood infill benefits reserve” is an encouraging step. The plan would set aside 80 per cent of the property tax revenue generated from new two-, three- and four-unit infill projects for five years, then recycle those dollars into neighbourhood amenities such as parks, recreation upgrades, facility improvements and tree planting.

The logic is sound. Densification isn’t “free.” When more people move into a neighbourhood, there’s greater demand on parks, rinks, community centres, sidewalks and the public realm. A modest, transparent way to reinvest some incremental revenue where it’s generated can help maintain public support for more housing, especially in mature neighbourhoods that are doing the heavy lifting.

But here’s the key point: this concept is not new, and it shouldn’t be treated as a stand-alone solution.

During the 2022 civic election, mayoral candidate Shaun Loney released a practical five-part “strategy to improve infill” to reduce friction in mature neighbourhoods while making infill better, greener and more neighbourly. It included the very idea now resurfacing at city hall: a Local Infill Development Benefits Fund that would return a portion of infill-generated revenue to local improvements such as green/recreation spaces, tree planting, landscaping and traffic calming, particularly in neighbourhoods most affected by demolitions and infill.

If council is serious about moving beyond polarized “pro-density vs. NIMBY” debates, it should take the next step and adopt the rest of that 2022 toolkit alongside the proposed reserve. Why? Because money alone won’t fix the trust gap around infill. What builds trust is a system that is fair, predictable, well-enforced and visibly committed to quality.

Here are four complementary measures council should implement now:

1) Create an infill compliance team — Loney’s strategy proposed a dedicated team to respond quickly to complaints, conduct random inspections and enforce existing rules with escalating fines for repeat offenders.

This is basic governance. Residents are far more likely to accept change when they believe the city will actually enforce the rules on noise, dust, lane access, site safety, fencing and property protection. Developers also benefit: consistent enforcement reduces uncertainty and helps responsible builders compete on a level playing field.

2) Launch a considerate developer initiative — A second plank was a voluntary considerate development program, a code of conduct co-developed by industry, civic officials and residents where participating builders agree to go beyond minimum standards on construction-site appearance, neighbour notification, tree protection and minimizing disruption.

This is not red tape for its own sake. It’s a practical “good neighbour” framework that can reduce conflict before it escalates. It also gives reputable builders a way to differentiate themselves and build goodwill.

3) Add green incentives for better-performing infill — Loney’s proposal also called for green incentives for infill development to align infill with citywide goals like energy efficiency, heat pump adoption, renewable energy, stormwater mitigation (such as permeable landscaping and tree preservation), EV charging and secure bike storage.

If Winnipeg wants density, it should want high-performing density. Well-designed infill can reduce emissions and household energy and water bills while also easing pressure on combined sewers. Incentives are how you steer the market toward outcomes that benefit everyone.

4) Celebrate what good design looks like — finally, Loney suggested infill design excellence awards, in partnership with the Manitoba Home Builders Association, to recognize outstanding single-detached and multi-unit infill.

Awards may sound soft but they are a surprisingly effective policy tool. They create shared standards, raise expectations, and encourage designers and builders to compete on quality rather than just speed and cost.

And yes, keep the proposed neighbourhood infill benefits reserve, but strengthen it.

Council’s current proposal is moving in the right direction, but there are limitations worth addressing. For example, it would not collect tax dollars from homes with secondary suites on the same lot, even though those are common in some wards. If the goal is fairness and neighbourhood support, council should be open to expanding eligibility over time, and to ensuring the program is simple enough to administer that it doesn’t cost more to run than it returns.

The broader message is this: Winnipeg doesn’t have to choose between “build nothing” and “build anything.” We can build more housing while also demanding competence, courtesy and quality.

A benefits reserve helps residents see tangible gains from growth. But pairing that reserve with clear enforcement, a considerate-building culture, green incentives and design excellence is how you make infill something communities can support, not merely tolerate.

Council should pass the reserve. Then it should finish the job by adopting the rest of the proven, practical steps that were already on the table back in 2022.

Kenneth Klassen is a certified engineering technologist specializing in sustainable homes, buildings and communities.