Halifax, NS West End Up-Zoning: A Strategic Look At Affordable and Diverse Housing Needs

Halifax is at a pivotal moment in its urban development journey, particularly in the West End, as proposed changes under the Halifax Centre Plan and the Housing Accelerator Fund aim to address the pressing housing affordability and availability issues. The municipality’s engagement with these proposals reflects a broader commitment to sustainable urban growth, diversification of housing options, and increased density. This blog post delves into the specifics of the up-zoning proposals for properties in the West End, exploring their implications for residents, developers, and the community at large.

The Urgency of Up-Zoning

The Halifax Centre Plan, part of a comprehensive regional community planning strategy, and the Housing Accelerator Fund (HAF) have emerged as critical instruments in the city’s effort to tackle the housing crisis. The HAF, in particular, underscores the urgency of making substantial changes to planning documents to expedite housing development. With a reported shortage of almost 20,000 housing units as of 2023, Halifax is in dire need of innovative solutions to meet the growing demand exacerbated by unprecedented population growth.

What the Proposals Entail

The proposed amendments aim to allow a minimum of four units in all residential zones within the Urban Service Area, which encompasses the West End. This measure is intended to enable more housing development by allowing more dense housing development as-of-right, thus streamlining the process for developers and homeowners alike.

Key features of the proposals include:

• Increased Density: Permitting at least four units per lot in all low-rise residential zones in the Urban Service Area, including the West End, with the potential for more units per lot in the Regional Centre through internal conversion in some areas.
• Flexibility for Backyard Suites: The proposals offer more flexibility regarding the construction of backyard suites across various areas, including the West End, by increasing the maximum height and gross floor area of accessory structures.
• Enhanced Lot Coverage: In the Established Residential (ER) zones within the Regional Centre, which includes parts of the West End, the maximum lot coverage is set to increase. This change is tailored to accommodate different dwelling types, promoting a more efficient use of land.
• ER-1 & ER-2: will be “up-zoned” to ER-3, which for some properties allows up to 3 stories and 8 units per lot

The Potential Impact

These proposals represent a significant shift towards “gentle density,” aiming to integrate additional housing options into existing neighbourhoods with minimal impact. The concept of gentle density, along with the broader “missing middle” housing strategy, seeks to bridge the gap between single-detached homes and high-density apartments. By introducing a range of housing types, such as townhouses, duplexes, and low-rise apartments, the plan aims to cater to a diverse population with varying housing needs and preferences.

The up-zoning initiatives are also expected to stimulate economic activity by encouraging new developments, renovations, and conversions. This could lead to job creation in construction, real estate, and related sectors. Moreover, by increasing housing supply, the initiatives may help stabilize or potentially reduce housing costs in the long term, making the West End and other affected areas more accessible to a broader range of residents.

Looking Ahead

As Halifax moves forward with these proposals, public engagement remains a critical component. The municipality has facilitated various platforms for community input and feedback, emphasizing the importance of transparency and collaboration in shaping the future of Halifax’s urban landscape. The upcoming public hearings will offer another opportunity for residents to voice their opinions, ensuring that the final plans reflect the community’s needs and aspirations.

The proposed up-zoning for properties in Halifax’s West End is a bold step towards addressing the city’s housing challenges. By fostering a more diverse and inclusive urban fabric, these changes hold the promise of creating a more vibrant, sustainable, and equitable community for all Halifax residents.

For more detailed information on the Halifax Centre Plan and the Housing Accelerator Fund, you can visit the official Halifax website sections on the Centre Plan here and the Housing Accelerator Fund here.