Canada Lands set to tackle the housing crisis

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Downsview Lands is crown corporation’s most ambitious project ever

A crown corporation formed 30 years ago to develop surplus government property is set to take on its biggest challenge yet; its positioning itself to accelerate housing supply across Canada while delivering social benefits to the community.

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Canada Lands Company, which recently marked its 30-year anniversary at its national head office in Toronto, also shared details regarding the development of the Downsview Lands, which it is calling its most ambitious project yet.

At a briefing, Stéphan Déry, president and CEO, and James Cox, VP, real estate, central region, pulled back the curtain on how the crown corporation is uniquely positioned to address Canada’s housing crisis.

Déry, and Cox explained in detail how Canada Lands operates as a self-funded federal Crown corporation that develops surplus government property, but also to stress a new urgency, CL supports the delivery of more homes, faster and will unlock federally owned land to fast-track this development.

This may not be as straightforward as it sounds. Many times, land released by the government is not in good shape, Déry, cites the example of one site with contaminated soil, many millions of dollars had to be spent remediating it before it would be ready for development.

Then there’s all the other requirements for modern housing to consider: providing ample greenspace and parkland, achieving LEED certification, improving energy-efficiency, building amenities such as a community centre or a heritage site, and all while allowing for high-density, transit-oriented development now in demand in many urban centres such as Toronto.

Providing social benefits is all-important to us, says Déry,. “We understand there is a housing crisis, but we also want a place where people want to live.”

Currently, the crown corporation has a portfolio of 23 real estate projects across the country, and safe to say, almost everywhere, the priority has become to build affordable housing.

At one time, the threshold for affordable housing was 10 per cent of a project, Canada Lands is upping that to 20 per cent at many of its new hone sites now under development, and Déry envisions developments where a full 30 per cent of each project could be devoted to affordable housing.

“We are pushing the envelope, we are trying all kinds of ways to bring affordable housing into the picture, but really what we are also trying to do is enable more homes to be built faster,” he says.

To that end, Canada Lands is working hard to getting zoning and approvals to move faster, “it’s a big issue for us and for developers, so what we now will do is start the planning while the building is still owned by the federal government, before we were not allowed to do that.” Déry, says he also wants to bring builders and developers earlier into the process.

Canada Lands’ largest development is underway at Downsview Lands, to be built on a former Canadian Forces Bases which when complete will be home to an estimated 38,000 people.

It will consist of five master-planned communities: Stanley Greene, Arbo, Downsview West, Downsview East and Allen West; each of which will surround the fully protected Downsview Park.
Stanley Greene, consisting of 1300 homes, is already built out. Arbo and Downsview West are 10 years out, Downsview East and Allen West are likely more 20 years away.

Cox describes the site as “truly transformational,” in that the TTC and GO Station located in the north part of the area is already in place. “Usually transit follows, here we are starting with that piece.”
The other crucial piece is Downsview Park, which the crown corporation has promised not to touch.

“The was some fear, when we developed the Stanley Greene part of the development, but we are building around it. The park stays, it will be the crown jewel of what we are doing,” says Cox.

Next up is Arbo, which is shovel-ready and awaiting final registration with the city, it will consist of 4300 homes spread over 62 acres, with a first phase planned for 1700 homes. It will also include a new community centre.

“We are looking to build complete communities,” says Cox, including provisions for rentals and for senior living.

“We feel that with the five neighbourhoods, we are doing something really special, and at a scale and with designs never seen before,” says Cox. “And it will all be led by affordable housing.”