HomeMy WebLinkAboutPD-226-92 THE CORPORATION OF THE rOWN OF NEWCASTLE
DN: MHS-NOV.GPA
REPORT
Meeting General Purpose and Administration Committee File U
Date Monday, November 2 , 1992 R e s
By-Law
Report# ____j4>_226_9_2 File# -p-In.--11. 10
Subject TOWN OF NEWCASTLE MUNICIPAL HOUSING STATEMENT
Recommendations
1. THAT Report PD226-92 be received for information;
2 . THAT the revisions to Section 7 of the Town of Newcastle
Municipal Housing Statement prepared by J.L. Cox Planning
Consultants and attached to this report be adopted and
forwarded to the Ministry of Municipal Affairs for approval;
3 . THAT the Town of Newcastle request concurrence regarding the
Municipal Housing Statement from the Region of Durham;
4. THAT a revised copy of the Municipal Housing Statement be
circulated to the Ministry of Housing, the Ministry of
Municipal Affairs, the Region of Durham, and the Durham
Region Access to Permanent Housing Committee.
1. BACKGROUND
1. 1 On April 6, 1992 Council received and adopted a copy of the
Town of Newcastle Municipal Housing Statement (MHS) . The
MHS is a background study whose purpose is to undertake an
analysis of the local housing market and to develop a
housing strategy to meet local housing needs. Information
that is gathered for the MHS is used to fulfil the
requirements of the Provincial Land Use Planning for Housing
Policy Statement.
1. 2 A copy of Council's resolution adopting the MHS and a copy
of the report were forwarded to the Ministry of Housing and
Ministry of Municipal Affairs for final approval. However,
the Ministry of Housing had some concerns and requested the
REPORT NO. : PD-226-92 PAGE 2
Town of Newcastle to make a number of changes to the
document.
1. 3 Staff and the Town's consultant had a number of detailed
discussions with Ministry Staff and there was an agreement
with respect to the extent of the changes acceptable from
Staff's perspective. The only changes proposed are with
regard to Section 7 of the Newcastle Municipal Housing
Statement. From Staff's perspective, these changes are
minor and primarily serve to clarify the intention of the
Housing Strategy section. Attachment #1 to this report
shows the proposed revisions which are highlighted in
shading. The strikeout shows the existing text to be
changed.
2. APPROVAL PROCEDURE FOR THE TOWN'S MUNICIPAL HOUSING
STATEMENT
2 . 1 Final Municipal Housing Statement
Since changes have been made to the MHS, it has been
necessary to once again forward the final MHS to Council for
its adoption. It is also necessary for Council to seek
concurrence from the Region of Durham. A copy of Council's
resolution and six copies of the final document are to be
forwarded to the Provincial Housing Analyst. Upon receipt
of the final document, the Ministry of Housing will issue a
letter of final approval and final payment (remaining 50% of
study costs) .
2 .2 It should be noted that Staff are working towards the
implementation of the MHS. In particular, a monitoring
report was prepared for 1991 and will again be prepared for
1992 . Similarly, a draft amendment to the Town of Newcastle
Official Plan has been prepared and presented to Council in
the form of Report PD-86-92 . Staff are still awaiting
X24
REPORT NO. : PD- 226-92 PAGE 3
comments from the Ministry of Housing and Ministry of
Municipal Affairs.
3. CONCLUSION
3 . 1 The Town of Newcastle Municipal Housing Statement was
adopted by Council on April 6, 1992 . Due to the changes
made to the MHS, it is necessary to once again receive
Council approval. Consequently, it is recommended that the
revisions to the Town of Newcastle Municipal Housing
Statement be adopted and that a copy of the appropriate
resolution and six copies be forwarded to the appropriate
agencies.
3 . 2 It is Staff's opinion that the changes are minor and serve
primarily to clarify the wording of the document in
compliance with Provincial Policy.
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I.P. Lawrence E. Kot e f
Director of Planning Chief Administr, Five
and Development Officer t (i
TH*DC*FW*df
Attachment #1 - Proposed Revisions to the Strategy Section
19 October 1992
Interested parties to be notified of Council and Committee's
decision:
Ms. Valerie Reid
Durham Regional Access to Permanent Housing Committee
132A Commercial Avenue
Ajax, Ontario.
L1S 2H5
�) 2 .
REPORT NO. : PD- 226 -92 PAGE 4
Mr. Dan Nicholson
Housing Analyst
Central Regional Housing Programs Office
Madison Centre
4950 Yonge Street
Willowdale, Ontario.
M2N 6K1
Mr. John Koopmans
Senior Planner
Durham Region Planning
Lang Tower, West Bldg.
4th Floor
1615 Dundas Street East
Whitby, Ontario.
L1N 2L1
X2 6
7.0 TOWN OF NEWCASTLE HOUSING STRATEGIES
7.1 INTRODUCTION
The housing strategy section is intended to establish policy options, based on an understanding of the inter-
relationships between those variables which collectively influence and impact the housing sector. These variables
and inter-relationships are presented in the housing market analysis(Section 2.0 and 3.0). Upper level government
housing policy initiatives will also play a key role in the formulation of strategies for Newcastle
Collectively, based on the findings contained within the other components of the Newcastle Municipal Housing
Statement,the housing strategies will provide the Town of Newcastle with a policy direction to guide housing related
matters and introduce mechanisms for monitoring housing activity, increase involvement with senior level
government housing programs,.and generally eximurage hoeing type wMcb are xequired b ed on Identified nwd.
7.2 POLICY DIRECTION
Housing policies in the Town of Newcastle must reflect the policy direction of the Region of Durham, and the
Province of Ontario, as well as considering local characteristics. Housing policies for the Region are contained
within the Regional Official Plan, and the local Newcastle Official Plan must conform to these policies. Provincial
housing policy comes primarily from the 1989 policy statement entitled Land Use Planning for Housing. The
Planning Act requires Newcastle to "have regard for" this statement of Provincial policy. The housing policy
requirements of the Province and the Region, as well as current Newcastle policies, are outlined below
7.2.1 Provincial Housing Policy Statement
7.2.1.1 Land Supply
The specific requirements that are included in the Housing Policy Statement intended for municipalities to address
are:
a) Designating sufficient lands for residential use, in the Official Plan, so that at least a ten-year
supply of residential land is maintained at all times;
b) Incorporating servicing policies in the Official Plan, to identify how growth on the lands
designated for residential use will be accommodated;
C) Establishing a target, to be reflected in the Official Plan, to maintain at least a continuous
three-year supply of a combination of draft approved and/or registered lots and blocks of plans of
subdivision in New Residential Development.
7.2.1.2 Streamlining
a) Incorporating a policy in die Official Plan to:
i) indicate council/planning board commitment to adhere to procedural guidelines; and,
TOWN OF NEWCASTLE PAGE 95
MUNICIPAL HOUSING STATEMENT
ii) include time frames, identified in the procedural guideline, for each stage of the approval
process.
7.2.1.3 Range of Housing Types
• All municipalities and planning boards provide for a range of housing types, in New Residential
Development and Residential Intensification by:
a) designating lands in the Official Plan specifying,at least,appropriate residential uses and
densities;
b) establishing policies in the Official Plan so that the range of housing types, including the
forms of housing identified as Affordable Housing, is distributed throughout the
municipality/planning areas on lands designated for residential use,but is not necessarily
included in every application for New Residential Development or Residential
Intensification;
c) incorporating implementation policies in the Official Plan to assist in achieving the
identified range of housing types;
• All municipalities and planning boards establish appropriate planning policies and standards which
enable at least 25% of New Residential Units resulting from New Residential Development and
Residential Intensification through conversion of non-residential structures, Infill and
Redevelopment, to be Affordable Housing.
7.2.1.4 Intensification
• All municipalities and planning boards identify opportunities to increase the supply of housing
through better use of existing resources,buildings or serviced sites to meet changing demographic
trends and housing demands, and adopt a strategy to make use of those opportunities, by.
a) designating areas in the Official Plan where each form of Residential Intensification will
be permitted,based ou the t xiteria.outlined in Section 5.1(1)of the Land Tige PIanrunt
. .r.Hogg polky Stamm
b) including zoning provisions to permit rooming, boarding and lodging houses, and
Accessory Apartments as-of-right where they are permitted uses in the Official Plan.
7.2.1.5 Monitoring
• Incorporating a policy in the Official Plan to outline municipal commitment to implement
monitoring recommendations.
7.2.2 Regional Official Plan
The Region of Durham is currently in the process of reviewing its Official Plan, originally approved in 1976. As
part of the review process, recommendations on the Durham Regional Official Plan have been prepared. The Plan
reflects the current emphasis on housing issues, as set out in the Provincial Land Use Planning For Housing Policy
Statement.
TOWN OF NEWCASTLE PAGE 96
MUNICIPAL HOUSING STATEMENT
Specifically, the main goal of the Plan, as related to housing and current housing issues, is-
"To provide a wide diversity of residential dwellings by type, size and tenure to satisfy the social and
economic needs of present and future residents of the Region."
The general polices of the Plan include:
• Policies that will enable a wide variety of housing by type, size and tenure shall be contained
within area municipal Official Plans
• The maintenance and improvement of the existing housing stock shall be encouraged.
• Intensification within urban areas, in appropriate locations, shall be pursued without jeopardizing
the amenities of the existing housing stock.
• The conversion of rental housing units to condominium tenure shall be discouraged.
• Housing developments which are affordable to the residents of the Region,and provide alternative
forms of housing for special needs groups, shall be pursued by the Region through the review of
development proposals.
• Regional Council shall prepare and adopt a Regional Housing Statement
Section 4.3 of the Regional Official Plan contains specific policies dealing with housing
4.3.1 In the consideration of development applications, Regional Council shall, in conjunction
with the respective area municipality, ensure that a wide range of housing is provided.
4.3.2 Regional Council shall give priority to those development applications which will provide
the type, size and tenure of housing that is required to meet the social and economic
needs of the Region's residents.
4.3.3 Regional Council shall support opportunities to increase the supply of housing through
intensification in appropriate locations, taking into account municipal services,
transportation and environmental considerations. Housing intensification shall include,
but not be limited to, the following:
a) the conversion of single detached dwellings, in appropriate locations, into
multiple residential units,
b) the conversion of industrial or commercial buildings, or portions thereof, into
residential units;
C) the creation of new residential units on vacant or underdeveloped lands through
infilling in urban areas; and
d) the creation of residential units above commercial uses, provided such
development is located adjacent to arterial roads and/or in close proximity to
transit routes
4.3.4 Regional Council shall support the renovation of existing housing to provide higher
quality housing, but not at the expense of existing affordable housing.
TOWN OF NEWCASTLE PAGE 97
MUNICIPAL HOUSING STATEMENT 529
4.3.5 In order to ensure an adequate supply of rental accommodation in the Region, the
conversion of existing residential units to condominium tenure may be permitted,provided
the following conditions are satisfied:
a) the rental vacancy rate for the whole of the Region is 3 percent or higher for
two successive surveys, as determined in the bi-annual rental vacancy survey
undertaken by the Canada Mortgage and Housing Corporation (CMHC), or by
a survey prepared by the Region's Planning Department in the absence of
CMHC figures,
b) the rental vacancy rate, as determined by the CMHC bi-annual rental vacancy
survey for two consecutive surveys, or by the Region's Planning Department in
the absence of CMHC figures, is 3 percent or higher in the area of application,
as follows:
i) the combined area municipalities of Pickering and Ajax,
ii) the combined area municipalities of Whitby and Oshawa,
iii) the Town of Newcastle; and
iv) the combined area municipalities of Scugog, Uxbridge and Brock;and,
further
C) the approval of such conversions to condominium tenure does not result in the
reduction of the vacancy rate below 3 percent, in accordance with (a) and (b)
above.
4.3.6 Applications under the Rental Housing Protection Act for the conversion of rental units
to condominium tenure shall be accompanied by an analysis indicating that the provisions
of Section 4.3.5 have been met. 77ie area municipality shall circulate all such
applications to the Region for comments In addition, the area municipality shall require
the applicant(s) to enter into agreements with the Region to satisfy the Region's
requirements,financial and otherwise
4.3.7 Regional Council shall promote the utilization of Federal and/or Provincial programs for
the provision of assisted housing for families, seniors and special needs groups.
4.3.8 Regional Council shall, in consultation with the area municipalities,undertake a Regional
Housing Statement, which shall be reviewed regularly and updated at least every five
years. The Regional Housing Statement may address such matters as establishing housing
targets by type and tenure, policies and monitoring programs.
4.3.9 Regional Council shall regularly monitor the housing market, including the following:
a) the range of housing types produced on new residential lands and through the
intensification of previously developed, serviced lands;
b) house prices, by housing type, relative to the distribution of income within the
Region;
C) new and innovative types of affordable housing, and the means by which
affordable housing may be supplied,
TOWN OF NEWCASTLE 17 O PAGE 98
MUNICIPAL HOUSING STATEMENT
d) the provision of, and requirements for, special needs housing; and
e) progress in meeting established housing targets, and any adjustments that may
be required to the policies and/or programs identified in the Regional Housing
Statement.
4.3.10 Councils of the area municipalities are encouraged to undertake housing statements in
conformity with the Regional Housing Statement to identify local needs and to adopt
appropriate housing policies
4.3.11 In the preparation of area municipal official plans, Councils of the area municipalities
shall ensure the inclusion of.
a) implementation and monitoring procedures required to meet the Provincial
objective of ensuring that an adequate amount of new residential units shall be
affordable to the residents of the municipality;
b) appropriate criteria for intensification;
C) maximum unit sizes, in appropriate locations;
d) policies to permit the conversion of larger single detached dwellings into multiple
units in appropriate locations, and
e) policies to preserve, improve, rehabilitate or redevelop older residential areas.
The policies provide a strong framework, in ternis of regional policy, for addressing such issues in the local context
(ie. local Official Plans).
7.2.3 Newcastle Official Plan
7.2.3.1 Current Official Plan Policies
The Newcastle Official Plan was originally adopted as the Town of Darlington Official Plan in 1960; and was
consolidated and amended in 1985. The Official Plan deals separately with the main urban areas, and does not
contain a housing policy section. The policies for each of the urban areas states the following objective:
"To provide for distinct residential areas which make possible the development of a range of housing types,
sizes, prices and tenure arrangements in order to provide accommodation for households of differing
socio-economic characteristics."
While this policy reflects in part the thrust of the Provincial Housing Policy Statement, it is recommended that the
Official Plan be amended to include policies to implement more fully the proposed Regional Official Plan policies
and other Provincial objectives as set out in the Housing Policy Statement and the strategies of this MHS.
7.2.3.2 Recommended Official Plan Changes
The Town of Newcastle is initiating a review of its Official Plan. Through this process the Plan should be amended
to include the following:
a) incorporate the population and housing targets set out in the MHS
TOWN OF NEWCASTLE PAGE 99
MUNICIPAL HOUSING STATEMENT
b) adopt as a municipal poky tit,requirement to provide it ininlmum 25% of new housing units at
as aftdable cost within imch:utbaxx aroa of tbo Town
b) adopt as a muniGipal polioy the r-equifemoat to prev;de 25% of now housing Units at ail af��
C) ensure that there will be a minimum 10(ten) year supply of residentially designated land between
Official Plan reviews, and servicing policies to provide services for projected development for a
minimum of 10 years
poorntit axed,icoura8e Vadous forms of residential iownsibcatioo as act out in tbo XHS,
and set out
criteria for evaluating an area's suitability for various forms of intensification
e) indicate municipal commitment to a streamlined development approvals process in the Official Plan
through setting out time frames in a procedural guideline
f) incorporate policies in the appropriate sections of the Plan which:
+ peMit and aWourage a wide xatige of housing€3peis which will achieve the deyeiopment
of the f range of botil$mg typos.in domaad W"n typo,
tenure and cost
• encourage the use of innovative design standards and construction methods to provide a
full range of housing options
petfult milted t omnzorciallosdenti3l developtncnts along arterial roads
• encourage public education on housing-related issues
• encourage a "housing first" policy to provide affordable housing on surplus municipal,
Provincial and Federal land
d act to oristxre that tho full rangy of housing types is a"Jiable diroughottt the plaxng aroa.
b} outppe atnutuc,Apal commltnnout to ale mom,twins procedures as outh#ed iXI the 911S,
i) adopt a 80,31 of exxismiixg that thoro will he a w-atinuous M,inimum thteo-year supply of a
ouin ination of draft approved widlor rogistered ltzts and bioaks oti ptans of subdivisifiit itt.xtew
residontial dmlopmwc
7.3 PRINCIPAL FINDINGS
7.3.1 Housing,Demand
• Rapid population growth has occurred in Newcastle since 1986. In 1986, the population of Newcastle was
34,075. By 1989, the estimated population of Newcastle was 42,200.
• Newcastle's share of Durham Region's total population declined between 1961 and 1986, but has recently
begun to increase.
• The urban population of Newcastle has increased at a much higher rate than the rural population. This
indicates that a majority of new residents to the Town are selecting an urban, rather than rural lifestyle.
There is limited potential for urban type growth in the rural areas of the Town
• The proportion of the population aged 45 and over has increased. At the same time, the number of
children under the age of 14 has declined, suggesting a general aging of the population Future in-
TOWN OF NEWCASTLE ) PAGE 100
MUNICIPAL HOUSING STATEMENT
migration is expected to create an infusion of younger households and children, as well as people from all
other age groups. Age cycle stage is an important factor in assessing housing demand.
• The average annual rate of household growth between 1961 and 1986 was 3.4%, compared to an average
annual population growth of 2.2%. This indicates a trend towards the formation of smaller households.
Also, the number of non-family households has increased at a rate higher than family households. This
suggests that there is a need for smaller households.
• Average household size declined from 3.4 persons in 1976 to 2.9 persons in 1989. As well, the number
of one and two person households has been increasing while the number of large households has declined.
This also suggests a needs for smaller dwelling units.
• An analysis of economic factors suggests that diversification of employment opportunities in Newcastle will
lead to long-term growth in housing demand. However, it is expected that as Newcastle grows, it will
require a greater variety of housing units to satisfy demand.
• Relative housing costs in Newcastle will also contribute to an increase in housing demand. Although prices
for both new and resale dwellings have risen significantly in recent years, housing costs in Newcastle are
lower than in surrounding municipalities.
• The Region of Durham recently completed a series of population forecasts for its municipalities.
Population projections for Newcastle are shown below.
1991 1996 2001 2006 2011 2016 2021
Pop 49115 63360 78280 93985 110430 126965 142070
• The projected population composition of Newcastle is not expected to undergo any dramatic change, yet,
the 0-44 age cohorts will experience some decline while the 45+ age cohorts will record moderate
increases.
• Newcastle's share of Durham's population is expected to increase from 10 5% in 1986 to 16.3% In 2021.
Much of this growth will come from in-migration.
• The Region has also forecast household growth in Durham. Household projections for Newcastle are
illustrated below.
1986 1991 1996 2001 2006 2011 2016 2021
Hholds 10980 17085 22460 28270 34575 41360 48360 54765
Between 1991 and 2021, the number of households in Newcastle is projected to increase by 220.5%.
Household size is expected to decline, and the number of non-family households is expected to increase.
These trends suggest a need for a wider variety of housing forms, particularly including those that address
the needs of smaller households.
• The proportion of households that are projected to rent their dwelling units is expected to increase
marginally by 2021. This suggests that additional emphasis be placed on creating additional rental
accommodation in the future.
• Based on the household projections, Wed 6yhousehold type,
it is poWbIq 10 fomiutato IiQr n$dmand tat ty. hausiAg do.V,.,n tar-gets ean be c,,...,,..i.ted Housing
demand targets represent the desired mix of housing types that is required to satisfy the expected demand.
The municipality can then encourage housing construction geared towards satisfying those targets.
TOWN OF NEWCASTLE ] PAGE 101
MUNICIPAL HOUSING STATEMENT
• Housing demand targets by housing type and tenure are presented below, based on these assumptions:
i) a 70% low density/20% medium density/10% high density housing mix
ii) rental tenure rates of 10% for low density/75% for medium density/90% for high density.
Period Low Density % Med Density % High Density % Total °s
1991-1996
Total 3762 70 0% 1075 20.0% 538 10 0% 5375 100 0%
Own 3386 91 3% 269 7.2% 54 1 41; 3709 69 0%
Rent 376 22 0 806 48.4% 484 29.0% 1666 31 0°s
1996-2001
Total 4067 70 0% 1162 20 0% 581 10 0% 5810 100 0%
Own 3660 91.3% 291 7 2% 58 1 4% 4009 69 0%
Rent 407 22 616 872 48 4% 523 29 0 1801 31 0%
2001-2006
Total 4414 70 0% 1261 20 0% 631 10 0% 6305 100.0%
Own 3972 91 3% 315 7 2 14; 63 1 4% 4350 69 0%
Rent 441 22 6% 946 48 4% 567 29 0% 1955 31 0%
2006-2011
Total 4750 70 0% 1357 20 0% 679 10 0 6785 100 0
Own 4275 91 3% 339 7 211; 68 1 4% 4682 69 0%
Rent 475 22 6% 1018 48.4% 611 29 0% 2103 31 0
2011-2016
Total 4900 70 0% 1400 20.0% 700 10 0% 7000 100 0%
Own 4410 91 3% 350 7.2% 70 1.4% 4830 69 0%
Rent 490 22 6% 1050 48 4% 630 29 0% 2170 31 0%
2016-2021
Total 4900 70.0% 1400 20 01; 700 10 0% 7000 100.0%
Own 4410 91 3% 350 7.2% 70 1.0 4830 69 0%
Rent 490 22 6% 1050 48 4% 630 29 0% 2170 31 0%
7.3.2 Housing Supply
• The existing housing stock of Newcastle is predominantly single-detached dwellings, reflecting both the
recent construction trends and the large rural areas in the Town. High and medium density residential
development has been minimal.
• The percentage share of households that rent their dwelling units declined between 1971 and 1986 (the
number of rental households actually increased),indicating the increased building activity of single detached
dwelling units.
• The housing stock in Newcastle is generally in good condition, partially because of the relative young age
of the large number of units constructed during the 1980's.
• Past residential building construction has been predominantly single-detached units. Between 1980 and
1989, an average of 649 building permits were issued per year. The urban areas have been the recipients
of the majority of new dwelling unit construction(78.6%).
• The water and sewage capacities of the urban areas of Newcastle are at, or are nearing, capacity.
Expansions in the near future are expected to provide sufficient capacity to the year 2000.
• The current short term housing supply in Newcastle consists of 16,363 units in registered plans, regional
draft approved plans, local draft approved plans, local site plan/zoning approved plans, or at some stage
in the development approval process. In addition, it is expected that 108 dwelling units will be gained
through intensification each year. The overall short terms supply is summarized as follows:
TOWN OF NEWCASTLE ) /� PAGE 102
MUNICIPAL HOUSING STATEMENT _�"
Source Single Semi Townhouse Apartment Total
Approved/In Process 6811 3561 3690 2301 16363
Intensification 140 0 104 836 1080
Total 6951 3561 3794 3137 17443
• The long term housing supply consists of the total number of units in approved or"in process" development
plans,units from housing intensification, and the potential units on additional vacant residential land. The
long term supply in Newcastle totals 28,003 units, as shown below:
Source Units
Approved/In Process 16363
Vacant Residential Land 8400
Intensification (30 Years) 3240
Total 28003
7.3.3 Comparison of Housing Supply and Demand
• It is estimated that the short term housing supply is sufficient to satisfy projected housing demand in
Newcastle until the period between 2001 and 2006, as shown below:
Single Semi Townhouse Apartment Total
Detached Detached
Demand (1991-2006) 9182 3061 1924 3323 17490
Own 8264 2755 481 962 12462
Rent 918 306 1443 2361 5028
Supply (1991-2006) 7021 3561 3846 3555 17983
Own 6319 3205 962 1024 11509
Rent 702 356 2885 2531 6474
Surplus (Deficit) -2161 500 1922 232 493
Own -1945 450 481 62 -953
Rent -216 50 1442 170 1446
Land Needed 145 8 Ha 0 0 0 0 145 8 Ha
The above table shows no overall shortfall in the short term housing supply's ability to satisfy demand until
the year 2006, due to a surplus in the supply of medium and high density dwelling types. However, there
is a shortfall of 2,161 single detached units. It is estimated that 145.8 hectares of additional residential land
would be needed to make up this shortfall.
TOWN OF NEWCASTLE 1' 3 5 PAGE 103
MUNICIPAL HOUSING STATEMENT
• There is an adequate potential housing supply over the long term to satisfy housing demand until sometime
between 2011 and 2016, as shown below:
Period Units
Demand (1991-2011) 24275
Supply 26923
Surplus (Deficit) 2648
Land Needed 0 Ha
----------------------------------------------
Demand (1991-2016) 31275
Supply 27463
Surplus (Deficit) -3812
Land Needed 152.48 Ha
----------------------------------------------
Demand (1991-2021) 38275
Supply 28003
Surplus (Deficit) -10272
Land Needed 410 88 Ha
The above table indicates a shortfall of 3,812 units by 2016. It is estimated that 152.5 hectares of
additional residential land would be required to satisfy this demand. Taken to the year 2021, the shortfall
becomes 10,272 units, which requires an additional 410.9 hectares of residential land
• The housing supply in Newcastle satisfies the requirements of the Ministry of Housing as set out in the
Housing Policy Statement. The supply of units in registered and Regional draft approved subdivisions
exceeds the minimum three-year requirement, and the total land supply exceeds the required ten-year
minimum.
7 3.4 Housing Affordability
• The average selling price of a resale housing unit in Newcastle rose steadily between 1984 and 1989,
increasing by 172 5%. 1990 figures indicate a downturn in the housing market and a decline in average
resale costs. Newcastle's resale housing prices remain below those of other municipalities in the Greater
Toronto Area
• According to the implementation guidelines for the Land Use Planning for Housing Policy Statement, the
affordable house price for Newcastle was $157,500 in 1990. According to house price information
obtained from the Royal LePage Survey of Canadian House Prices, only townhouse and condominiums are
priced within the affordability range. However, the current economic slowdown has resulted in new
housing costs ranging substantially between, and within, the housing types being offered. More units are
now available below the Province's affordability levels; although they are generally smaller units built at
higher densities.
• Based on affordability criteria, monthly maintenance costs and utilities, interest rates, and average
household income, the average resale home in Newcastle is not affordable unless interest rates are less than
10.25%.
• An analysis of the cost of new housing units in Newcastle indicated that townhouse units would be
affordable to households with incomes between the 30th and 40th percentile (or higher) level for Housing
Region 8, which includes Newcastle. Link homes or semi-detached would be affordable to those with
incomes above the 40th percentile, and single detached homes would be affordable to those with incomes
above the 50th percentile. No ownership housing was found to be affordable for households with incomes
below the 30th percentile.
TOWN OF NEWCASTLE PAGE 104
MUNICIPAL HOUSING STATEMENT
• In terms of the affordability of rental units, an analysis of average rents indicates that rental units of all
types in Newcastle meet the affordability level set out in the Provincial Land Use Planning for Housing
Policy Statement. However, it was felt that because these figures include both existing and new units, they
did not accurately reflect the cost of new rental dwellings in Newcastle
• Rental rates for a variety of dwelling types were obtained from secondary sources Through this analysis,
it was determined that a variety of rental housing types available in Newcastle, from rooming houses, to
accessory apartments,to apartments, townhouses,and rental single detached dwellings would be affordable
to tenant households with incomes ranging from below the 20th percentile of tenant household incomes to
above the 60th percentile.
• Vacancy rates have an impact on the price of rental units. The October 1990 vacancy rate for Newcastle
was 4.4%, above the Province's recommended level of 3.0%. However, the 4.4% vacancy rate does not
reflect a large number of vacant units due to the relative small number of units available for rent in the
Town.
• There are sufficient units in the approved short terns housing supply,plus potential intensification,to satisfy
the demand for affordable ownership housing above the 30th income percentile over the next five years.
This assumes that housing types such as townhouses and semi-detached dwellings are sold at prices that
comply with the Ministry of Housing's range of affordable prices With reduced development standards,
it may be possible to reduce the price of ownership housing so that it is affordable to households with
incomes below the 30th percentile. It is unlikely that affordable ownership housing can be provided for
those with incomes below the 20th percentile.
• The approved short term housing supply is sufficient to meet the demand for a variety of rental housing
types that are affordable to tenant households with incomes ranging from the 20th to 60th percentile of all
tenant incomes. It is assumed that the demand for rental housing below the 20th percentile level will be
provided by rooming houses, or through subsidized rents.
7.3.5 Housing Intensification
• A number of socioeconomic and demographic trends in Newcastle suggest a need for smaller, more
affordable dwelling units. Residential intensification can address these changes in housing demand
• There are four major types of intensification: is �!t utiing Ac4mM apattmonts, roolutnal
boArdirtg 8ud lucWng fiowes),. Gom,ersion, infill, redevelopment and arterial road intensification
Intensification results in a more efficient use of available lands and greater use of local stores, services and
facilities.
• The literature reveals a number of neighbourhood concerns associated with intensification, including
concern over property management,increased traffic,lack of privacy,overcrowding and declining property
values. However, there is no evidence to suggest that these problems are more likely to occur as a result
of housing intensification than from any other type of housing.
• For the purposes of the intensification analysis, three study areas were chosen- one in Newcastle Village,
one in Bowmanville, and one in Courtice. The study areas represent older neighbourhoods surrounding
the commercial core of each settlement. Therefore, the demand for intensification is significant.
TOWN OF NEWCASTLE PAGE 105
MUNICIPAL HOUSING STATEMENT
• The potential annual unit supply from intensification within the three study areas is as follows-
Newcastle Village Bowmanville Courtice
Conversion 2 8 5-10
Infill 3 5 5-7
Redevelopment 5-10 25-50 5-10
Arterial Road 5-10 10-15 3-5
Total 15-25 48-78 18-32
• Much of the projected supply of housing units through intensification will be rental tenure,and could supply
between 35 to 50 percent of the required supply of affordable housing in the Town over the next five years.
7.3.6 Assisted Housing
• An assisted housing survey was carried out in which a total of 1251 households were surveyed and a total
of 474 questionnaires returned for an overall response rate of 37.9%.
• A total of 120 of the responding households indicated interest in non-profit housing, including 61
households which were interested immediately or within two years,and met Ministry of Housing eligibility
criteria.
• The overall survey results indicate a need for 259 non-profit housing units, consisting of 75 RGI units and
184 market rent units. The primary need is for market rent units for seniors (121 units) and there is also
need for approximately 45 units for families, consisting of 27 RGI units and 18 market units
• The preferred location for a non-profit housing project is in Bowmanville (61% of responses) with the
second preference being Newcastle Village (26% of respondents).
• There is limited need for wheelchair units (3%) and some need for other special modifications, such as
bathroom grab rails and special fixtures (18%).
• Social agencies providing housing or housing related services reveal that more emphasis on providing a
range of assisted housing is required. In Newcastle, additional assisted housing units are needed to reduce
growing demand. Smaller units (1-bedroom) and units for those individuals with physical or mental
disabilities currently cannot be found in Newcastle and are needed.
7.4 CURRENT HOUSING ISSUES IN NEWCASTLE
• _Changing Housing Requirements In The Town of Newcastle
Currently, the single detached dwelling is the predominant type of housing that is found in Newcastle. This
housing form accounts for approximately 95% of the current housing stock of the Town. Established and
forecast demographic trends indicate there are/will be changing requirements for housing in Newcastle.
These trends stem mainly from changes expected in both the social and demographic fabric of the Town.
TOWN OF NEWCASTLE 5 3 lJ PAGE 106
MUNICIPAL HOUSING STATEMENT
Primarily, Newcastle is expected to experience growing demand for dwelling units that are smaller and
meet the needs of a variety of household types and sizes (Section 2 7.5) Units in demand are expected
to be semi-detached dwellings,townhomes, and apartments. The demand forecasts do not call for a drastic
decline in the proportion of single detached dwellings; rather, they suggest a need for moderate expansion
in the number of "other" housing units available in Newcastle.
• Availability Of Affordable Housing
Analysis of housing costs in Newcastle indicates that affordability is dependant upon current forces in the
real estate market and is not found throughout all housing types Average resale housing costs in
Newcastle were above the Provincial Government's 1990 affordability threshold of$157,500;however,new
housing costs for smaller dwelling types (townhouses, link homes, and small singles) may fall below the
affordability threshold. The range of housing types shown in the approved short term supply is sufficient
to meet the demand for affordable housing at a range of income percentiles over the next five years
However, the actual supply of affordable housing is dependent upon continued provision of units at
"affordable" prices. It should be noted that the lower costs for new housing at present are most likely a
response to a sluggish real estate market rather than an effort to provide affordable housing in Newcastle.
In the future, developers/builders may need to be encouraged to provide affordable housing. Demand for
units that are affordable can be expected to increase In Newcastle as the population is expected to grow
substantially and household size is forecast to decline as growth occurs in the number of"non-traditional"
families. F;tctors such US higher density,a variety of built fgri ,modest size Wtifs axid reduced stun ds
which.peter lmovative mousing typeg, can assist a muizicipatity in amkiug housing affoWkle_
• Limited Supply of Apartment Rental Units
The range of housing types found In the approved short term supply is sufficient to satisfy demand for a
variety of rental housing units that are affordable for a range of tenant households and incomes. However,
the current vacancy rate of apartment dwelling units in Newcastle is above the recommended level of
vacancy supply established by the Province. The supply of vacant units in the Town has increased recently;
however, the total "universe", or number of units, in Newcastle is quite small. This allows the vacancy
rate to fluctuate widely with the availability of a few units. A larger supply of vacant units in some
bedroom types has also skewed the overall vacancy rate for the Town, making it appear the rental situation
is better than it actually is Generally, average rental housing costs are below the 60th percentile threshold
level of affordability established by the Province However, this includes existing as well as new rental
units. Market rents for new rental units will be significantly higher than the overall average Demand for
rental units is expected to increase as a result of the forecast population increase in Newcastle.
• Additional Assisted Housing Units Are Required
The Assisted Housing Survey conducted as part of this MHS, found 61 respondents who would move
within two years and met other eligibility requirements for assisted housing. This figure has been used to
project an overall need for approximately 75 rent-geared-to-income units and 184 market rent units in
Newcastle. The demand is largest amongst non-senior households, particularly family households, likely
because of the need by lower wage-earners for suitable accommodation to raise children. Senior
households also expressed a large need for housing; indicating a need for suitable retirement
accommodation for seniors. Calculated need for assisted housing units may not be a reflection of the actual
need, due to reluctance of individuals to complete the survey, and errors in assessment data that prevented
some residents from being surveyed.
TOWN OF NEWCASTLE ) 9 PAGE 107
MUNICIPAL HOUSING STATEMENT /
When respondents who indicated they were willing to move to a non-profit project in 3 to 5 years are
considered, additional need for assisted housing can be assessed. A total of 24 respondents indicated a
desire to move in 3-5 years. However, Ministry of Housing guidelines do not include these respondents
in assisted housing calculations, as needs of those respondents may change in that length of time
When waiting list information from the Durham Region Housing Authority is considered, the need for non-
profit housing in Newcastle is further increased.
Agencies providing housing or housing related services to the residents of Newcastle, express the need for
units that can accommodate a wider segment of the general population. Units are not available in
Newcastle for those individuals with physical or mental disabilities, causing a situation where their needs
must be met in other Durham municipalities. One-bedroom units capable of accommodating singles,
childless couples, seniors, etc., are not currently available in Newcastle. Again, needs of these residents
must be met by projects in other Durham municipalities.
• Growing Need For Seniors Housing
As the population of Newcastle ages, a trend occurring in all communities of Ontario, greater need for
housing that addresses the requirements of seniors will be required. Attention will need to be focused on
facilitating the provision of housing that meets the specific size and facility needs of seniors, in both
varying densities and price ranges. Affordable housing for seniors should also be encouraged by the Town.
The assisted housing survey indicated a need for approximately 32 additional seniors non-profit rental units.
Various groups also noted the requirement for additional support services for seniors.
• Requirements for Special Needs Housing
Many housing advocacy and support groups noted the lack of special needs housing and support services
in the Town. As a result, individuals seeking special housing are required to find units/accommodation
or seek assistance outside of Newcastle,primarily in Oshawa. Expected growth in the population will also
bring increased need from special needs groups for housing opportunities in Newcastle Support services,
presently limited in Newcastle, also must be increased to ensure that housing for special needs groups
receives appropriate support services.
• The Existing Housing Stock Is A Valuable Resource
The existing housing stock will play an important role in addressing Newcastle's future housing needs. The
existing housing stock currently provides a limited supply of affordable ownership housing in the
municipality. As well, residential intensification requires that the existing housing stock be maintained in
good condition. It is estimated that one quarter of Newcastle's current housing stock was built before 1946.
Therefore, the existing housing stock will contain a significant number of homes that are architecturally
or historically important. The removal or the degradation of this component of the local housing stock
would represent a significant lost asset to the community. A number of senior government housing
programs exist that may assist the Town in its efforts to maintain the housing stock.
TOWN OF NEWCASTLE /� PAGE 108
MUNICIPAL HOUSING STATEMENT �) `� O
• The Roles Of Local And Upper Tier Governments
An on-going co-operative effort should exist between the Town,Durham Region, and the Province in terms
of information exchange related to housing and housing costs, the preparation of assisted housing surveys,
the maintenance of waiting lists for non-profit housing units, and the delivery of housing services.
• Integration Of Housing Intensification Within Existing Neighbourhoods
Preservation of the character of neighbourhoods subject to intensification is a concern of residents. Stability
of the neighbourhood after intensification is permitted is in question. Housing intensification should also
address residents' concerns while at the same time, educating residents about the relative merits of
intensification.
• The Local Housing Market in Newcastle is Constantly Changing
With the completion of this MHS, the Town of Newcastle will have a current, comprehensive inventory
of housing related data. However, the housing market is a dynamic one, and to facilitate the on-going use
of the study, it should be updated periodically to incorporate new or changing trends and conditions. In
addition, there are a number of components of the Land Use For Housing Policy Statement that require
monitoring and reporting.
• Public Education on Housing Issues
Currently,many public misconceptions regarding the housing issues present in Newcastle exist. Residents
are not fully aware of past and current trends that have created housing deficiencies that must be addressed
to provide for continued growth of the community Awareness of the need for affordable housing and
housing for special needs groups is limited, as is the awareness of housing intensification as a possible
option for Newcastle. Residents are unsure what the creation of affordable housing will mean for the
community, nor are they sure of what housing intensification will do to their neighbourhoods. This limited
awareness has resulted in concerns or fears that could be addressed with greater education.
Awareness of options available to homeowners and housing providers wishing to create new housing units
or rehabilitate others, is also limited. Only some groups or individuals are aware of the many government
assistance programs available for such undertakings New efforts should be made by the Town of
Newcastle to inform the public of both government assistance programs and the housing issues that are
affecting the Town.
7.5 HOUSING STRATEGIES
Based on the preceding discussion of those issues identified pertaining to housing in the Town of Newcastle, the
following discussion outlines objectives that have arisen from the identified issues, as well as strategies which can
be employed to achieve the objectives. It is acknowledged that there is some degree of overlap between some of
the issues and the resulting housing objectives and strategies.
TOWN OF NEWCASTLE 5 4 1 PAGE 109
MUNICIPAL HOUSING STATEMENT
7.5.1
ISSUE CHANGING HOUSING REQUIREMENTS IN THE TOWN OF NEWCASTLE
OBJECTIVE To encourage an adequate variety of housing across the Town to recognize and accommodate the
growing diversity of housing needs.
POLICY The Town establish general long term residential growth targets in the Official Plan
These growth targets will serve as an indication of the level of growth which may occur
as a result of projected future population increases, will permit the Town to plan
necessary capital facilities which will be required to ensure an adequate supply of housing
is available. The Municipal Housing Statement has-identified the following general
housing targets, (the number of units that will be required to be constructed to house the
forecasted population):
Period Housing Target
1991-1996 5375
1996-2001 5810
2001-2006 6305
2006-2011 6785
2011-2016 7000
2016-2021 6405
Total 37680
• That the Town encourage production of a wide range of housing types to meet the future
housing needs of the forecasted population. It is anticipated that a greater number of
smaller housing units would be required. A housing unit nux target of approximately
70% low density (single and semi-detached), 20% medium density (townhouses and
walk-up apartments)and 10% high density(highrise apartments) should be incorporated
into the Town of Newcastle Official Plan as follows:
Period Low Density Med Density High Density Total
1991-1996
Total 3762 1075 538 5375
Own 3386 269 54 3709
Rent 376 806 484 1666
1996-2001
Total 4067 1162 581 5810
Own 3660 291 58 4009
Rent 407 872 523 1801
2001-2006
Total 4414 1261 631 6305
Own 3972 315 63 4350
Rent 441 946 567 1955
2006-2011
Total 4750 1357 679 6785
Own 4275 339 68 4682
Rent 475 1018 611 2103
2011-2016
Total 4900 1400 700 7000
Own 4410 350 70 4830
Rent 490 1050 630 2170
2016-2021
Total 4900 1400 700 7000
Own 4410 350 70 4830
Rent 490 1050 630 2170
TOWN OF NEWCASTLE 542 PAGE 110
MUNICIPAL HOUSING STATEMENT
• That the Town should continue to maintain an adequate supply of units in the
development process The minimum level of supply should be three (3) years as
recommended in the Land Use Planning for Housing Policy Statement. Consideration
should also be given to units being supplied other than through the plan of subdivision
or condominium process (Le: zone changes, redevelopment) as part of the available
housing supply.
• It is estimated that the short term housing supply is sufficient to satisfy projected housing
demand in Newcastle until the period between 2001 and 2006, as shown below:
Single Semi Townhouse Apartment Total
Detached Detached
Demand (1991-2006) 9182 3061 1924 3323 17490
Own 8264 2755 481 962 12462
Rent 918 306 1443 2361 5028
Supply (1991-2006) 7021 3561 3846 3555 17983
Own 6319 3205 962 1024 11509
Rent 702 356 2885 2531 6474
Surplus (Deficit) -2161 500 1922 232 493
Own -1945 450 481 62 -953
Rent -216 50 1442 170 1446
Land Needed 145 8 Ha 0 0 0 0 145 8 Ha
The above table shows no overall shortfall in the short term housing supply's ability to
satisfy demand until the year 2006, due to a surplus in the supply of medium and high
density dwelling types. However, there is a shortfall of 2,161 single detached units. It
Is estimated that 145.8 hectares of additional residential land would be needed to make
up this shortfall.
• There is an adequate potential housing supply over the long term to satisfy housing
demand until sometime between 2011 and 2016, as shown below:
Period Units
Demand (1991-2011) 24275
Supply 26923
Surplus (Deficit) 2648
Land Needed 0 Ha
----------------------------------------------
Demand (1991-2016) 31275
Supply 27463
Surplus (Deficit) -3812
Land Needed 152.48 Ha
----------------------------------------------
Demand (1991-2021) 38275
Supply 28003
Surplus (Deficit) -10272
Land Needed 410 88 Ha
The above table indicates a shortfall of 3,812 units by 2016. It is estimated that 152.5
hectares of additional residential land would be required to satisfy this demand Taken
to the year 2021, the shortfall becomes 10,272 units, which requires an additional 410.9
hectares of residential land.
TOWN OF NEWCASTLE --43 PAGE 1I1
MUNICIPAL HOUSING STATEMENT
• That the Town amend its Official Plan to include a housing policy section incorporating
the appropriate strategies from this MHS.
• That the Official Plan and any implementing Secondary Plans identify housing targets,
Mciuding a€ordablt,-aAd nan-profit unim
gash-Heighbeurhood.
• That the Town amend its Official Plan to include a policy that encourages innovative cost
reduction techniques that would encourage a wider range of unit types and sizes to be
constructed, at more affordable prices. These techniques might include zero lot line
development, reduced lot frontages, bonus zoning, etc.
• That the Town investigate ways of streamlining the development process (eg.:
establishing time frames for development approvals.
• That the Town generally encourage residential intensification as a means of diversifying
the local housing supply. Applications for residential intensification should be subject to
a review to determine servicing constraints, appropriate development densities, RXW
appmpriate site planning teeiuugues(e.g.,buildiug mass,siting,setback,em.)to ens=
that ft developxneut is well Wo$rated W o ft extsft nofghbonrboo(L and app;ep law
site.planp�ng teGh4iiques to that the devolapRaoRt is well iRtegrated into Che exisd
ng}ghbeurhoed-
7.5.2
ISSUE AVAILABILITY OF AFFORDABLE HOUSING IS LIMITED
OBJECTIVE To ensure that a wide selection of housing types are made available to the residents of Newcastle
at different affordability levels. It is also necessary that the distribution of affordable housing be
throughout the Town. Affordable housing will be required to satisfy the demand for housing at
various income levels as shown below:
Percentile
0 to 20th 19 27%
20th to 30th 13 41%
30th to 40th 6 43%
40th to 50th 9 851k
50th to 60th 10 08%
60th to 100th 40 9616
Total 100 00%
POLICY • That the Town require that a minimum of 25% of new housing units be affordable types
as defined by current Provincial affordability criteria. It is estimated that a minimum of
9,400 new affordable units will be required between 1991 and 2021 to satisfy the
minimum 25% requirement of the Housing Policy Statement. The identification of
affordable housing types shall be in accordance with the following:
TOWN OF NEWCASTLE 4 4 PAGE 112
MUNICIPAL HOUSING STATEMENT
AFFORDABLE OWNERSHIP HOUSING TYPES
Percentile Income Affordable Affordable
Range Price Types `
0th to 20th < $25,100 < $71,000 none
20th to 30th $25,100 - $34,900 $71,000 - $98,500 none
30th to 40th $34,900 - $43,700 $98,500 - $123,500 townhouses
40th to 50th $43,700 - $51,100 $123,500 - $144,000 semi-detached/link
all of the above
50th to 60th $51,100 - $58,600 $144,000 - $165,500 small lot singles
all of the above
60th to 100th > $58,600 > $165,500 single detached
all of the above
AFFORDABLE RENTAL HOUSING TYPES
Percentile Income Affordable Affordable
Range Monthly Rent Types
0th to 20th < $14,100 < $350 boarding house
20th to 30th $14,100 - $20,400 $350 - $510 all of the above
room in a house
30th to 40th $20,400 - $26,700 $510 - $670 all of the above
accessory apartment
40th to 50th $26,700 - $32,800 $670 - $820 all of the above
1&2 bedroom apartment
2 bedroom townhouse
50th to 60th $32,800 - $39,900 $820 - $1,000 all of the above
3 bedroom apartment
3 bedroom townhouse
60th to 100th > $39,900 > $1,000 all of the above
single/semi-detached
• That the Town review all residential development proposals to determine the potential of
these proposals to provide housing types which would be affordable to a greater segment
of the population, and encourage the private sector to incorporate a greater range of
affordable housing types in their projects.
• That the Town encourage production of affordable housing in all areas of Newcastle It
is recommended that the provision of 25% affordable units be considered on the basis of
each urban area, rather than on an individual application basis. Affordable housing
should not be limited to one particular residential type, nor should it be concentrated in,
or excluded from, certain neighbourhoods or urban areas Affordable housing in rural
areas should also be encouraged if feasible (zoning, services, minimum standards, etc.)
and where demand warrants, but should not be encouraged as a means of shifting
responsibility for provision of affordable housing from urban areas,where there is greater
potential to provide such units.
• That the Town encourage affordable housing for all segments of the population. It is
recognized that many households fall well below the 60th percentile affordability level,
and require low cost ownership options(including townhouses)and rental units including
apartments, accessory apartments and rooming/boarding houses
TOWN OF NEWCASTLE PAGE 113
MUNICIPAL HOUSING STATEMENT F
• That the Town, in keeping with the recommended Official Plan policies to encourage
affordable housing stated in Section 7.5 1 above,conduct a study of more flexible zoning
regulations (i.e; zero lot line development, reduced frontages for small lot singles and
links).
7.5.3
ISSUE LIMITED SUPPLY OF APARTMENT RENTAL UNITS
OBJECTIVE Encourage the creation of additional rental housing units to increase the current rental "universe"
in Newcastle and provide greater housing options to more of the population.
POLICY • That the Town adopt a rental construction target of approximately 20% of the total
amount of new development, including units created through intensification.
• That the Town facilitate the production of additional rental units necessary for providing
more affordable housing, stabilizing the vacancy rate, and providing a wider range of
housing choices to rental-occupied households. This can be achieved through
participation in all senior government programs intended to stimulate rental unit
construction
• That the Town develop policies in the Official Plan and Zoning By-law to utilize the
provisions of Section 36 (bonus provisions) for the purposes of encouraging rental
housing. The increased height and density(bonus)provisions of Section 36 can be used
to encourage private sector involvement in the achievement of specified municipal
planning objectives, such as the provision of rental housing units in a development
project.
• That the Town ensure that an adequate supply of zoned land for medium and high density
uses is maintained throughout the urban areas. Based on projected housing demand the
requirement from 1991-96 in 1,612 units (322 units annually) It is recommended that
a two (2) year supply of zoned land be available at all times.
• That the Town encourage mixed use development along arterial roads and in all central
urban areas because of the high potential for rental units to be located in such
developments.
• That the Town give priority to development proposals that include provisions for rental
housing in its review of development applications. In this regard, developers would be
required to identify blocks of land for rental units at the time of application Blocks for
rental housing would be identified in the subdivision agreement
• That the Town establish a "housing first" policy whereby surplus lands that are owned
by the Town and are not required for any municipal purposes, if they are of appropriate
size and location, be offered to non-profit housing providers for the purpose of creating
non-profit or assisted rental housing production
• That the Town encourage other public agencies, such as the Public and Separate School
Boards of Education, and the federal and provincial government to also develop and
implement "housing first" policies for their surplus lands.
TOWN OF NEWCASTLE L 4 6 PAGE 114
MUNICIPAL HOUSING STATEMENT
• That the Town adopt a policy similar to that of subsections 4.3.5 and 4.3.6 of the
Regional Official Plan, which reads.
4.3.5 In order to ensure an adequate supply of rental accommodation in the
Region, the conversion of existing residential units to condominium
tenure may be permitted, provided the following conditions are
satisfied:
a) the rental vacancy rate for the whole of the Region is 3
percent or higher for two successive surveys, as determined in
the bi-annual rental vacancy survey undertaken by the Canada
Mortgage and Housing Corporation (CMHC), or by a survey
prepared by the Region's Planning Department in the absence
of CMHC figures;
b) the rental vacancy rate, as determined by the CMHC bt-annual
rental vacancy survey for two consecutive surveys, or by the
Region's Planning Department in the absence of CMHC
figures, is 3 percent or higher in the area of application, as
follows:
i) the combined area municipalities of Pickering and
Ajax;
it) the combined area municipalities of Whitby and
Oshawa;
id) the Town of Newcastle; and
iv) the combined area municipalities of Scugog, Uxbridge
and Brock; and,further
C) the approval of such conversions to condominium tenure does
not result in the reduction of the vacancy rate below 3 percent,
in accordance with (a) and (b) above.
4.3.6 Applications under the Rental Housing Protection Actfor the conversion
of rental units to condominium tenure shall be accompanied by an
analysis indicating that the provisions of Section 4.3.5 have been met.
The area municipality shall circulate all such applications to the Region
for comments. In addition, the area municipality shall require the
applicant(s) to enter into agreements with the Region to satisfy the
Region's requirements,financial and otherwise.
7.5.4
ISSUE ADDITIONAL ASSISTED HOUSING UNITS ARE REQUIRED
OBJECTIVE To encourage the provision of additional assisted housing within the Town to those groups
requiring financial assistance.
TOWN OF NEWCASTLE PAGE 115
MUNICIPAL HOUSING STATEMENT
POLICY • The results of the Assisted Housing Survey, Housing Authorities waiting lists, and the
responses from the housing agencies of Newcastle and Durham Region demonstrate the
demand for a variety of different types of assisted housing units. These numbers should
be considered by the Durham Regional Non-Profit Housing Corporation, private
non-profit housing corporations, and housing co-operatives,as the basis for applying for
allocations of assisted housing units from the Ministry of Housing and Canada Mortgage
and Housing Corporation,
• That efforts be made to geographically match assisted housing supply with demand, so
that users will not be required to relocate from their community to obtain necessary
accommodation. The assisted housing survey indicated the majority of demand was in
Bowmanville(60%)and Newcastle Village(25%) and the balance elsewhere (15%). In
areas where demand is limited the local Housing Authority can be encouraged to provide
units in private developments under the Rent Supplement Program.
• That Town, Regional, and Provincial representatives, and special interest groups meet
annually to review housing needs and funding programs.
• That the Town undertake a new assisted housing survey in 2 years as recommended by
current Ministry of Housing program criteria.
• That non-profit housing providers give consideration to applying for additional
one-bedroom units in assisted housing projects suitable for occupation by single persons
and childless couples, based on Provincial initiatives to accommodate such households
and the need shown in the assisted housing survey for these client groups. Funding from
the Ministry of Housing and Canada Mortgage and Housing Corporation should be
considered to cover any additional project costs.
• That the Town maintain an inventory of potential non-profit housing sites, and provide
such information to potential housing purchasers. Consideration should be given to the
availability and potential of government owned properties for development as non-profit
housing sites.
• That the Town support the provision of additional assisted housing by foregoing the
financial guarantees normally required under the Town's policies for grading,landscaping
and public works. Through the site plan review process, and based on the financial
guarantees provided by the Province for non-profit projects, the Town is reasonably
assured that all such projects will be properly completed.
• That the Town, as part of the time frames recommended for streamlining of the
development approvals process, include a priority time frame of approving site plans for
identified assisted housing projects
• That the Ministry of Housing ensure that the maximum unit prices (M.U.P.'s) for the
Town of Newcastle are sufficient to cover all lot levy costs.
7.5.5
ISSUE GROWING NEED FOR SENIORS HOUSING
OBJECTIVE To provide a greater range of housing options and support services for seniors.
C
TOWN OF NEWCASTLE 1 PAGE 116
MUNICIPAL HOUSING STATEMENT
POLICY 0 That the Town encourage the private and public sector to develop a range of housing
options for seniors in terms of cost, size, tenure and availability of support services.
• That the Town liaise with various groups including local, Regional and Provincial
agencies providing support services for seniors, to further investigate the need for
additional support services for seniors.
• That the Town encourage new housing for seniors to be located where there is convenient
access to commercial, institutional and medical facilities.
• That public and private sector housing providers be encouraged to apply for additional
assisted housing unit allocations for seniors from the Ministry of Housing and Canada
Mortgage and Housing Corporation.
• That the Town adopt provisions in its Official Plan and use the temporary use zoning
provisions of Section 38 of the Planning Act to encourage the use of portable living units
for seniors (i.e.: granny flats or garden suites).
• That the Town provide information to the public on options which may assist seniors in
remaining in their current accommodation, such as financial assistance for home
renovations (Ontario Home Renewal Program, Residential Rehabilitation Assistance
Program), or expanded use of the home through home sharing (Home Share Program)
or conversions.
7.5.6
ISSUE REQUIREMENTS FOR SPECIAL NEEDS HOUSING
OBJECTIVE To provide a greater range of housing options and services within the Town for those residents
with special needs.
POLICY • That the Town liaise with various local, Regional and Provincial agencies providing
housing or support services to those with special housing needs to develop a greater
understanding of the needs for special housing.
• That the Town encourage such agencies (i.e: the Association for Community Living,
Participation House) to work with various non-profit housing providers to ensure the
provision of housing units for those with special needs within their projects.
• That the Town request the Ministry of Housing and Canada Mortgage and Housing
Corporation to provide additional funding for the development of housing projects or units
for those with special housing needs.
7.5.7
ISSUE THE EXISTING HOUSING STOCK IS A VALUABLE RESOURCE
OBJECTIVE To maintain the present housing stock of Newcastle as a viable means for addressing the future
housing needs of the Town.
TOWN OF NEWCASTLE [,- 49 PAGE 117
MUNICIPAL HOUSING STATEMENT
POLICY • The Town should actively encourage the preservation of existing viable Housing forms
which contribute to the overall housing stock.
• The quality of the existing housing supply in Newcastle is generally good. The Town
should continue to encourage the maintenance of the existing housing stock through.
i) Enforcement of a maintenance and occupancy standards by-law.
ii) Participation in senior-level government programs intended to encourage the
maintenance of the existing housing stock,including the Low Rise Rehabilitation
Programs, Ontario Home Renewal Program, and the federal Residential
Rehabilitation Assistance Program.
iii) Acting as a resource centre to disseminate information to private property
owners on opportunities to maintain the current housing stock of the Town, and
to aggressively promote available programs.
7.5.8
ISSUE THE ROLES OF LOCAL AND UPPER TIER GOVERNMENTS
OBJECTIVE To ensure a co-operative and efficient effort between the Town, Durham Region, and the
Provincial government in the provision of housing
POLICY • The Town and Durham Region approval agencies should review their approval processes
to determine areas where they may be streamlined to expedite the provision of assisted
housing.
• The Town and Durham Region should continue to co-ordinate future servicing
requirements to accommodate anticipated levels of future growth.
• Joint efforts for assessing the need for assisted housing, allocating demand targets for
assisted housing,and submitting grant applications for the production of assisted housing,
should be encouraged between the Town and the Region of Durham.
• The Region of Durham undertake the lead role in researching housing issues in the
Region and provide housing cost information to Newcastle for each urban area based on
unit type, new or resale, floor area, lot size or any other data which might influence the
affordability.
7.5.9
ISSUE INTEGRATION OF HOUSING INTENSIFICATION WITHIN EXISTING NEIGHBOURHOODS
OWECTIVE To cmaw oppoxta des tot ins g tbo supply af1ming bawx usl�of oxisdo'g
resource&aad tuftaaructure.
OBJECTWE To maintain die stability and ehar-aeteF of established residential neighboufheads through elear
dir-eetion regarding the intr-eduetion of new developmenthatensifieatiaB- A higher level of public
understanding with regards to residential intensification should be fostered
TOWN OF NEWCASTLE L (' PAGE 118
MUNICIPAL HOUSING STATEMENT i D 0
POLICY • The Official Plan should identify known areas where housing intensification, including
accessory apartments, aid rootntng,board4V wW lodging ho=s could bo;mplomomd,
oeuld be implemented as of right-. This would allow growth to be directed to appropriate
areas that could accommodate the addition of new residential dwelling units,based on the
following criteria:
i) the physical potential of the existing building stock or previously developed sites
can accommodate the identified forms of residential intensification,
ii) the existing services can support new households in the affected area; and,
iii) the potential demand for these forms of accommodation, based on the housing
needs of households in the broader community, and the type of units which
could be produced through the various forms of residential intensification, can
be demonstrated.
• With respect to residential redevelopment in existing urban areas (those identified as
being suitable for intensification), the Official Plan should include policies to be used in
assessing development applications with regards to their potential impact on nearby
established neighbourhoods. These policies would include consideration of the following.
i) density, height, massing,
ii) potential for introducing screening and buffering techniques,
iii) the availability of municipal and community facilities.
• That the Town permit accessory apartments as-of-right in newly developing
neighbourhoods, and encourage the use of Made-to-Convert housing in new
neighbourhoods. The Town should also consider a policy whereby zoning that restricts
residential use to single detached dwellings only,be no longer used for new development
• That the Town consider using a licensing program to regulate accessory apartments
and/or boarding and lodging houses This would ensure regular inspections and
maintenance of adequate standards for occupancy. The City of Waterloo currently has
a successful licensing program for boarding and lodging houses.
• That the Town encourage the Province to amend current legislation for the regulation of
accessory apartments to ensure that building and fire code regulations are met by
providing right-of-entry for regular inspections.
• That the Town consider establishing standards for the creation of accessory apartments,
which may include:
• physieA capacity ofthr,site and stmotum
• the number of units per dwelling
• parking requirements
• exterior modifications to the building
• minimum unit sizes(although these should not exceed the standards established
in the Ontario Building Code)
• That the Town participate in government programs aimed at encouraging production of
housing units through intensification, such as the Convert-to-Rent program and the
Homesharing program
TOWN OF NEWCASTLE PAGE 119
MUNICIPAL HOUSING STATEMENT
• The Town should encourage open discussion of intensification proposals, outside of the
public forum, between development and neighbourhood interests to promote a higher
level of understanding of all proposals, facilitate mediation between groups,and expedite
the municipal approvals process.
• That the municipality undertake a detailed study of Zomng By-law 84-63 in order to
determine if changes are needed in order to permit desired levels of intensification activity
(Conversion, Infill, Redevelopment, and Accessory Apartments).
• Establish a collaborative program with the Province, Durham Region, and the other
Durham municipalities to inform the public and special interest housing groups about
housing intensification and available options to deal with identified issues. This could be
achieved through the creation of public forums,neighbourhood meetings,workshops,and
information brochures.
75.10
ISSUE THE LOCAL HOUSING MARKET IS CONSTANTLY CHANGING
OBJECTIVE To ensure an on-going and current understanding of the changes and trends occurring in the
housing market through monitoring.
POLICY • That the Town of Newcastle implement a monitoring program in accordance with the
recommendations of the monitoring section of this MHS and that the Official Plan include
a municipal commitment to undertake the monitoring program
• The Town of Newcastle should establish a collaborative data collection and dissemination
program with those other agencies maintaining housing data, to permit efficient access
and retrieval of housing data.
7.5.11
ISSUE PUBLIC EDUCATION ON HOUSING ISSUES IS NEEDED
OBJECTIVE To encourage a greater understanding by the public of housing issues.
POLICY • That the Town through the Planning Department, initiate a housing forum with local
housing and support agencies from the public and private sector to encourage the
exchange of information on housing issues and make recommendations on possible
solutions.
• That the Town act as a resource centre to disseminate information to private property
owners on opportunities to maintain the current housing stock of the Town or provide
new housing options such as homesharing or development of accessory apartments. The
Town should consider hiring a housing co-ordinator, using funding available under the
Provincial Homesharing and Home Planning Advisory Service programs, to facilitate the
housing resource centre.
• The Town should encourage open discussion of all new development proposals, outside
of the public forum, between development and neighbourhood interests to promote a
higher level of understanding of all proposals, facilitate mediation between groups, and
expedite the municipal approvals process.
r
TOWN OF NEWCASTLE PAGE 120
MUNICIPAL HOUSING STATEMENT
8.0 MONITORING
8.1 BACKGROUND
It is important that the Town keep up to date information about the extent to which its housing objectives are being
met through a monitoring program.
Monitoring, as used in the context of the MHS, refers to the collection and compilation of data and information
relating to the demand and supply factors affecting the housing market, reviewing the Town's policy framework and
identifying new housing issues.
8.2 PROVINCIAL POLICY STATEMENT
As noted in Section 7.2 3.5, the Provincial Housing Policy Statement requires that all municipalities monitor how
the provisions of the Municipal Housing Statement are being achieved, by.
"a) adopting procedures to review:
i) the adequacy of the supply of land, at least every five years;
ii) the range of housing forms produced through New Residential Development and
Residential Intensification, annually;
iii) house prices for each housing form relative to income distribution for the
Housing Region, annually,
IV) how targets for processing of land use planning applications are being achieved,
every two years;
b) preparing a report to be endorsed by council on the results of the review conducted in
accordance with (a);
C) updating planning documents and development approval procedures on the basis of the
review conducted in accordance with section (a), as necessary, to maintain consistency
with the intent of this Policy Statement,
d) incorporating a policy in the Official Plan to outline municipal/planning board
commitment to implement the provisions of this section."
8.3 MONITORING RECOMMENDATIONS
It is recommended that the Planning Department prepare an annual report for consideration by Council in order to
satisfy the requirements of the Land Use Planning For Housing policy statement. it is suggested the following
information be included in this annual report-
a) A monitoring of development activity to ensure:
i) that there is a minimum three (3) year supply of draft approved and registered units by
unit type
TOWN OF NEWCASTLE PAGE 121
MUNICIPAL HOUSING STATEMENT _ 553
ii) that there are at all times an adequate supply of units by unit type in the earlier stages of
the development process
iii) that there is at all times a mimmu n ten(10) year supply of residentially designated land
in the Official Plan
b) Housing market activity during the preceding year such as housing starts and completions,building
and demolition permits issued and the number of units rehabilitated, converted or otherwise
intensified; and the overall range of housing types being developed
C) House sale prices and market rents for rental housing, as well as the number of new affordable
units being brought on steam.
d) That the Town continue to monitor economic and social factors affecting housing demand and
review forecasts of household growth in co-operation with the Region of Durham and the local
building industry annually.
e) Examine the Town's participation in housing programs offered by senior levels of government,
assess the effectiveness of such programs and make recommendations for program changes.
f) A discussion of progress made in implementing the approved policies of the MHS and a review
of emerging issues or programs which have been identified by the monitoring program.
m updam of housing targets why."pus 3tfOrination is awilabk�,
The monitoring system should enable the Town to compare housing production levels to annual housing targets and
generally determine whether the Town is achieving its housing objectives. Much of the data required to monitor
housing trends and issues is readily available. The following page contains a list of housing-related information and
its source.
TOWN OF NEWCASTLE J j 4 PAGE 122
MUNICIPAL HOUSING STATEMENT
DATA SOURCE
annual assessment data for Town on Ministry of Revenue
population and unit types
current census data on population, Statistics Canada
age structure, income, household
types, headship rates, dwelling
unit profiles (1991 when available)
annual birth/death statistics Provincial Registrar
annual unit starts and completion CMHC
by type and tenure
annual new and resale home prices Oshawa and District Real Estate Board/Region of Durham
vacancy rates and rent levels CMHC reports
development activity by status Town of Newcastle
of project
building permit and demolition Town of Newcastle
data
annual assisted housing Ministry of Housing
production statistics
assisted housing waiting list Durham Region Housing
information Authority/other assisted housing providers
up to date information on Ministry of Housing/CMHC
Provincial/Federal housing programs
Provincial planning policy updates Ministry of Housing/ Ministry of Municipal Affairs
TOWN OF NEWCASTLE PAGE 123
MUNICIPAL HOUSING STATEMENT