The nuances of redevelopment

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This article was published 18/05/2022 (1471 days ago), so information in it may no longer be current.

A new redevelopment on Spence Street exemplifies the complex nature of neighbourhood change in West Broadway.

The proposed project will combine two lots at 145 and 149 Spence St. to build an 18-unit apartment complex, designed as connected townhouse segments. The proposal includes a landscaped front yard with shrubs and trees, 15 secure indoor bike parking spaces, four visitor bike parking spots outside, and 15 automobile parking spaces at the rear.

The redevelopment will replace a two-family dwelling and a 12-unit rooming house. As part of the City of Winnipeg’s density bonus pilot program, the project is allowed four “bonus” units over the 14 currently on the sites, in exchange for providing four affordable units. Manitoba Housing has agreed to monitor the affordable unit component.

A supporting letter from the West Broadway Community Organization noted that the builders did meaningful community consultations. It added that the loss of rooming house units was unfortunate.

“I consider this project near net-neutral, maybe on the positive side, for the neighbourhood” said Brent Mitchell, a 30-year West Broadway resident and WBCO board member.

Mitchell notes there are downsides to any redevelopment where renters currently live. In this case, it’s the loss of low-income rooming units. The upside includes the increase in the total number of units from 14 to 18 the fact it will be a new build.

“New development marks an improvement for most renters… if they can afford it.” Mitchell adds.

Yuakta Dirks is chair of the municipal working group of the Right to Housing Coalition. Dirks said the inclusion of affordable units is encouraging, but the loss of rooming house units disappointing.

Manitoba Housing’s affordable rent rate for a studio apartment is set at $702 per month in Winnipeg, which Dirks said is not affordable for the bottom 20 per cent of renters.

“The program is geared to those with lower-moderate incomes”, Dirks said.

He would like to see replacement of lower-income units tied to demolition permits, as is the case in Toronto.

Mitchell notes that the housing issues in West Broadway have changed dramatically since he first moved to the neighbourhood. The area was in decline then, with units affordable to those on employment and income assistance or earning minimum wage. As the neighbourhood has improved in many aspects, it is no long as affordable.

“It’s everyone’s responsibility to provide decent housing to those who can’t afford to buy or rent it on their own”, Mitchell emphasized.

He would like to see federal-provincial-municipal collaboration to build social housing. He noted that, prior to the COVID-19 pandemic, getting federal funding and navigating the city’s zoning process to build subsidized, low-income housing was onerous. During the pandemic, projects such as the one at 549 Broadway, which aims to provide affordable housing to the 2SLGBTQ+ community, were more readily supported.

“Housing isn’t a free-market type of deal. It can be partially free-market, but it has to be considered that housing is a right,” Mitchell said.