What Would You Ask The Province To Do
In prep for a provincial dialogue, here's what I heard from my non-metro colleagues...
don’t give up on better just because it's not perfect
Systematic and transformative change needs to happen at all levels of government and within mess, and more of the same faster is not the solution to the problem society. We have created a we have created. Practical solutions are also needed that will make a difference to each of our communities, providing needed housing that is within reach of our seniors, young professionals and active and required workforce.
Developers operate a business to serve market demands and generate an income; they build when financials work, but stall when they don't. Many want to contribute to a solution, they too are impacted by housing affordability issues with workforce needs. Some builders can be encouraged to partner with non-profit housing providers, or rough in secondary suites on their builds, or diversify and densify their housing offerings. But builders and developers cannot be seen as the solution to address housing affordability - they are operating in a system we have created that is not designed for that.
Private landlords also cannot afford increasing costs and interest rates without increased rents. Working people cannot save a downpayment to qualify for a mortgage, and rentals are not available and/or are out of reach.
Our small municipalities have thousands of vacant jobs, but we can't attract people if they don' have somewhere to live. Perhaps it will take a strong collaborative effort between employers builders, non-profits and the public sector. But no one seems to have the capacity or feel responsible to ensure housing is available that local workforce can afford, and housing is a long process requiring sustained effort, not a short term one off fix
So where does the Public and non-profit sector fit - who will fill the gap that the market system leaves void?
In prep for a provincial dialogue, I reached out to my rural colleagues and asked 'what three things would you would ask the Province to do to address housing affordability in our more rural areas, whether systematic/transformative or locally practical.' Here's what I heard over the past few weeks from CAOs, Mayors Wardens. Councillors, Ec Dev, Workforce Organizations, Planners, Builders, and a Non-Profit housing start up:
Capacity - non-metro municipalities are continually asked to do more with less and do not have the capacity to have a dedicated local housing champion/connector/activator to advocate, enable/facilitate partnerships, etc. This would be a significant role that could be funded by the Province.
Some municipalities are more progressive and innovative than others, but all are over stretched.
Land/Space - use underutilized or abandoned provincial land for attainable / affordable housing, demonstration sites, etc. Any new public sector building should be assessed to also include a housing component
(Capital) Funding - centralized, targeted, consistent, sustained, and well communicated programs with fewer restrictions. Funding to purchase, renovate/repurpose, or build.
Many municipalities and non-profits have projects at the ready but are significantly short on capital and continue to apply to the program of the day, waiting to be a loser with the hope of being a winner There are too many disjointed tunding pots (lasagna funding), the pots are insufficient to fill the demand, there are too many restrictions/requirements and the pots all require different reporting, and timelines are not realistic.
If there is a good project that contributes units with sustained affordability - figure out a way to enable and fund it i.e. up front capital contributions, long term (forgivable mortgages), ongoing operational subsidies, supplements, capacity component etc.
Allow flexibility and a variety of operational models.
Public Sector money should be tied to a level and sustained duration of affordability.
Collaboration across all levels of government too many silos
Across and within governments (i.e. national, provincial, municipal; health, justice, social services, family services, education, energy/environment/conservation, water/sewer/transportation infrastructure,etc. all relate to housing)
Responsive, Accountable, and Solutions Oriented
Provincial ministries, agencies, processes, and staff need to be responsive and solutions oriented with accountability for timelines as they can often be the cause of significant delays (.e. Planning, MTO, Conservation Authorities'
Resource appeals processes to ensure they are timely and accountable (i.e. OLT, LTB/rent control
Work directly with municipalities to understand what would actually bring housing to their area. And then act.
Rural and Urban Solutions are different.
Rural/Non Metro is often ignored - policy programs and funding are usually urban centric.
Require density targets in non metro serviced areas to reduce sprawl and make better use of existing infrastructure,
Inclusionary Zoning - give the ability to rural municipalities to mandate affordable housing as a tool.
Expand As of Right Zoning require non-metro municipalities to allow higher density along arterial roads.
Parking requirements cause limitations on housing density development - municipal ZBLs usually set parking, but Bill 23 over rules that with as of right 3 units setting a max parking of one spot per unit - option to expand this rate to larger developments.
Transit - to enable long term impact it needs to be user friendly, frequent, on demand
Education - rural citizens and councils are not familiar nor confident with different housing types and densities, we should help inform and educate on what is needed and what is possible to encourage acceptance of needed development i.e. tours communication campaigns, promotion-celebrate examples/success stories.
Definition of affordable (and attainable) should be consistent and not tied to market rates - which is often not within reach of the local workforce we have or need.
Recognized the current planning approval system is not working, it is more difficult, takes longer, and is more costly, and Bill 23 has made it worse.
On a separate front , colleagues shared that our non-metro municipalities should allow reduced unit sizes, and they are permitted to do so, if they so choose - the OBC allows for it, but often municipal OPs have included higher restrictions and they have been slow to reduce them. 'If you can build 500 sf apartments, why can't you build that size of home, or even just a 1000sf bungalow.’
I am grateful for those that were willing to share their thoughts with me. If we can sing from the same song sheet. maybe our voices will be heard and we can help push things forward. Let's keep focussed on making change and taking action. 1 continue to believe that housing is a national scale challenge, but im pacts are profoundly local and communities need to act However, I also wvould never turn down the opportunity to help inform and inflence larger scale change so apprecinred the opportunity to connect at the provincial level.
Many thanks to those who continue to work hard to bring needed housing to the rural regions.
NO ONE CAN DO EVERYTHING
BUT WE CAN ALL DO SOMETHING
Nancy Orr completed her Masters at the University of Guelph in 2022. Her successfully defended thesis was entitled "What Does It Take to Bring Housing Affordability to Non-Metropolitan Areas in Southwestern Ontario." She is a Facilitator of Action and the Principal of Nancy Orr & Associates,.