Stephen Thirlwall
The City of Ottawa has plans to create a livable, vibrant, mid-sized North American city. The questions that need to be answered are According to whose view? and Which North American city models?
In many respects, Ottawa is already there. It now only needs to carefully manage more organic growth in moderate increments, instead of trying to force major growth through its upcoming Official Plan.
Ottawa is actually very large in physical area, but much of this space is rural land: farms and forest. That is a healthy state to be in, providing good sources of local food. Those living downtown can be “in the country” in a 20 to 40 minute drive. To spoil this relationship with excessive suburban sprawl and overcrowding of downtown is not a good idea.
Compared to Canadian cities like Toronto and Montreal, Ottawa is at best mid-sized. By world standards, it is small, perhaps comparable to some mid-sized European cities. It is relatively clean, safe, and full of activities.
In non-pandemic times, life in Centretown and Dalhousie can be very interesting, exciting, walkable, and bikeable. There are many public events, arts festivals, and street festivals. What is appealing about this district is its variety of housing choices and activities; the diversity of people; and the many small shops, restaurants, and cafes. At certain times, some neighbourhoods can even be very quiet. The low-rise residential sections are full of trees, gardens, and wildlife.
But, over the past several years, this area has already undergone major changes and disruptions. Downtown has become congested and noisy at times because of major roadwork and replacement of utilities, construction of the LRT line, and significant high-rise and mid-rise development. Despite the introduction of the LRT, Ottawa remains a very car-centred city, with heavy rush-hour traffic.
To reach its mid-city goal, the city seems intent on growing much larger. This translates into (1) aggressively extending the suburban sprawl boundary and (2) aggressively intensifying inner city neighbourhoods by quickly building many high rises (10-30 storeys) and mid rises (5-9 storeys).
Open season for height?
The developers’ interpretation of the unfolding Official Plan seems to be that they have open season on building ever-taller high rises and skyscrapers downtown, lots of high mid-rise buildings in areas like Westboro and Hintonburg, and many large single-family dwellings in new suburban areas. This is very evident in Somerset Ward, both in recently completed buildings, new construction, and current proposals for towers of over 25 storeys. Mid-sized buildings are being used to line the main thoroughfare on Bank Street, especially in the area between James and Catherine Streets.
The 40+ storey building near Dow’s Lake is a highly visible landmark and will provide fabulous views to most of its residents. Yet, it is just a tall skinny box, close to many restaurants but not near any major grocery stores or daily amenities. There is another high rise under construction just across Preston Street.
The process and impacts of intensification
Centretown in particular has gone through a series of waves of intensification interspersed with a year or two of slower activity. Around 2000, intensification meant creating small enclaves of townhouses. This model ended quickly. From 2010 and continuing on, there has been a fixation on growth measured in high-rise and taller mid-rise condos of increasing number and height.
With the increased intensification of the inner city, the number of single family dwellings is declining, as all new buildings are multi-unit and many large houses are subdivided. This will limit the variety of housing choices. The size of units in new condos or apartments is also declining (becoming claustrophobic), and their cost is increasing. Even with the pandemic, home prices and rents are soaring. Taxes are likewise rapidly increasing. For some, it means being forced out of the area.
Every new high rise adds a huge shadow area. Wind patterns are altered and our view of sky and landscape is increasingly blocked. Furthermore, high rises are growing in clusters of two or three towers. Between Bank and Elgin streets in the mid 2010s the Tribeca triple towers appeared as did The Soho on Lisgar near Bank. The Onyx across the street from Soho recently opened. Within a block or two, four more high rises over 25 storeys are to be built, with a few other properties ready for redevelopment but on hold at the moment.
Even when there are breaks between towers to let light through, other towers behind fill the gaps. We can only barely see some of the old high rises because of the new ones. Where once office workers and residents in high rises had spectacular views, they may within a few years be staring into the windows of other high rises.
Stephen Thirlwall/The BUZZ
The high-rise and skyscraper “wall” running east-west through northwestern Centretown between Laurier Avenue and Nepean Street is now extending across Bronson Avenue into the Dalhousie area. One tall high rise is well under construction near Nepean Street, another proposed near Laurier. The only places light can break through this wall are along the roadways.
Increased intensification means further congestion on streets and sidewalks. Although ground level parking lots are decreasing, underground ones are being built, with little decrease in car parking. High-rise populations may outstrip the availability of surrounding amenities (social and other services, grocery stores, pharmacies, and shops), especially in the area between Gloucester and Gilmour along Metcalfe and O’Connor. Near the corner of Elgin and Gloucester, there are three high rises (each over 25 storeys) in various stages of construction.
The hardware stores and cinemas formerly in Centretown are now gone. The library will eventually move away. The pandemic has made this worse: many coffee shops, restaurants, and other stores have permanently closed. Will enough new ones open up quickly as the pandemic gets under control?
All these factors increasingly place pressures on the social aspects of neighbourhoods. Many seniors now live downtown and a growing number of vulnerable people are here as well–but affordable housing is not keeping up. Families are already being squeezed into apartments or condos that are too small for their family size. As singles marry and couples have children, will they be able to stay here?
So what does “livable” mean in the Official Plan –livable for those who can afford and can find suitable housing, or livable for every single person that lives here?
The problem
The city’s Official Plan is obviously complex because of the range of issues it covers over the urban, suburban, and rural parts of the city. There are numerous rules, regulations and principles laid out for new and replacement developments.
The written plan acknowledges many of the public concerns raised by individuals and groups. Adequate parks are to be provided and maintained; more complete streets developed that allow proper flow of all vehicles and pedestrians; and limitations set for building height, footprint, style, and closeness to create a great skyline and permit appropriate access to sunlight and healthy airflow.
But is reality living up to the plan? Perhaps in some parts of the city, but it does not seem so for Somerset Ward.
There appears to be little constructive dialogue or collective planning between parties. The real planning is done in isolation by a few people, and many of the city’s own rules are not being followed. Consideration and dialogue on social issues, community impact, environment and beauty of buildings are still kept at a minimum.
If the city does intend to move into a new enriched, enlivened and beautiful city, new and real relationships, dialogues, and decision-making processes need to be established between city administrators, developers, small businesses, and residents.