City Council has just given its approval for a particularly unfortunate example of insensitive urban redevelopment on 9.66 acres at 100 Landry Street on the east side of the Rideau River in the former City of Vanier. This form of ‘intensification’, incorporating well over 700 residential units in two towers (24 & 25 stories), one 9 storey apartment building, townhouses and 5 three-storey walk-up apartments, will lead to significant spill over effects in the surrounding community.

The decision is one more clear abuse of the ‘intensification principle’ in the City of Ottawa’s Official Plan (Ottawa 20/20). The 100 Landry decision makes a mockery of those sections of Ottawa 20/20 that were intended to put some constraints on intensification. They clearly state that “introducing new development in existing areas that have developed over a long period of time requires a sensitive approach to differences between the new development and the established area.” Intensification without reasonable constraints, however, may eventually drive us to abandon the concept entirely. And herein lies the worst impact of this decision.

Intensification is very important. It is a crucial element of containing urban sprawl – of ‘growing in, not out’. Intensification is the way to make Ottawa and its quality of life affordable and keep it affordable in the long term. Well-conceived intensification ought to result in a higher quality of life – public parks, public institutions (libraries, pools) and other services become more affordable, the Transit system and other infrastructure would be more cost-effective, business districts more vibrant. Effectively, everybody wins. This is what Ottawa 20/20 was supposed to mean.

Controlling city spending and checking tax increases is important. However, the economic (and tax) benefits of properly conceived intensification, and controlling urban sprawl, are usually ignored. Yet urban sprawl is the single most important pressure on the costs of local government. It drives the expenditure of 100’s of millions of dollars, every year. At budget time, tax payers and politicians end up wringing their hands over expenditures in the 10’s of millions of dollars (or less!) and yet the really ‘big stuff’, what has really led to more significant cost pressures, is given little attention and none at all once the budget is decided!

Everyone in Ottawa should think about the issue because it is so very important. The Landry site, significant though it is, is a relatively small matter – less than 10 acres. The appropriate redevelopment of CFB Rockcliffe, with more than 300 acres within the urban core, is much more important. Success there will depend on Ottawa getting ‘intensification’ right. Getting that right will also determine whether we can really control our taxes and maintain our quality of life. A new mayor and a new Council have a chance to do better. I wonder if we are up to it?

Jacques Legendre
Councillor, Rideau-Rockcliffe