THE NIAGARA PLANNING AND LAND DEVELOPMENT REPORT

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HAZRA CONSULTING

This report is an evolving compendium of planning statistics and facts for use by Niagara's decision makers, developers, and legal community. The report will be updated on a regular basis to encompass new information as it becomes available.

For information on development in Niagara's tourism industry please refer to the monthly Niagara Tourism Report published by Hazra Consulting @ www.niagaratourismexchange.com

We hope you find this information useful…

HOUSING DEVELOPMENT IN NIAGARA

The following table summarises housing growth in Niagara.

Source: From data provided by the Planning and Development Department of the Region of Niagara

RESIDENTIAL DEVELOPMENT OVERVIEW BY MUNICIPALITY

Hazra Consulting undertakes a review of development potential throughout the Region on behalf of the Niagara District Catholic School Board - in association with Kessler Consulting. The planning departments of the individual municipalities provided us with much of the data necessary to compile the information summarized below.

The following is a summary of our 1999 assessment of residential development potential by municipality:

GRIMSBY

Significant growth is expected in Grimsby over the next 5 to 10 years; however, within the next 5 years the supply of housing sites in this municipality will tighten substantially.

There are 802 potential residential units in registered and draft plans, as well as development proposals with zoning.

LINCOLN

Significant growth is expected in Lincoln over the next 5 to 10 years; however, as with Grimsby the supply of housing sites in this municipality will tighten significantly within the next 5 years.

There are 1415 potential residential units in registered and draft plans, as well as in development proposals with zoning.

ST.CATHARINES

The rate of residential growth in St.Catharines is expected to remain modest.

St. Catharines is running out of land for new growth. There are 2782 potential residential units in registered and draft plans, as well as in development proposals with zoning; however, many of these units are apartment style units that are unlikely to be built in the near future - particularly because of high vacancy rates.

NIAGARA-ON-THE-LAKE

Substantial residential growth is expected to occur in Niagara-on-the-Lake. The Town is expected to accommodate some of the residential needs of St.Catharines. NOTL has 1871 potential residential units in registered and draft plans, as well as in development proposals with zoning. Growth in the community has been accelerating over the past two years, with many homes being built in Niagara-on-the-Green and The Village. A large number of apartments may also be introduced in The Village.

NIAGARA FALLS

Niagara Falls is experiencing a residential development boom. Niagara Falls has 2746 potential residential units in registered. and draft plans, as well as development proposals with zoning. There are several major residential proposals in the City available for future development, however, urban boundary expansion may be necessary in the near future if the current rate of growth continues.

THOROLD

Substantial residential growth may occur in Thorold over the long term. Thorold is expected to accommodate some of the residential needs of St.Catharines and surrounding communities such as Welland. Thorold has 1378 potential residential units in registered. and draft plans, as well as development proposals with zoning. Port Robinson in Thorold is expected to become a major growth area accommodating the needs of Welland. A secondary Plan recently approved for the Port Robinson area envisions over 3,100 new residential units in Port Robinson.

PELHAM

Substantial residential growth will occur in Pelham over the long term once the issue of urban boundary expansion is resolved. Urban boundary expansion may permit the development of approximately 1,400 new residential units in Fonthill.

Pelham has only 516 potential residential units in registered and draft plans, as well as in development proposals with zoning.

WEST LINCOLN

West Lincoln has the fourth highest rate of growth in Niagara

West Lincoln is expected to accommodate some of the residential needs of Hamilton and surrounding communities such as Grimsby and Pelham. West Lincoln has 343 potential residential units in registered. and draft plans, as well as in development proposals with zoning.

West Lincoln will experience a surge in growth due to a major urban boundary expansion of Smithville - Hazra Consulting has been planning firm involved in the approvals for this project. This expansion is intended to capture the southward growth of Hamilton that is being accelerated by highway improvements and other development.

WAINFLEET

The rate of growth of Wainfleet is expected to remain the same as the past – approximately 20 units a year. Wainfleet has only 74 potential residential units in registered. and draft plans, as well as development proposals with zoning

WELLAND

The rate of residential growth in Welland is expected to remain modest.

Welland is running out of land for new growth. There are only 797 potential residential units in registered and draft plans, as well as development proposals with zoning.

Unless the City expands its urban boundary, Welland’s needs will likely be accommodated increasingly by Pelham (if its urban expansion is approved) and Port Robinson in Thorold. Some of Welland’s housing demands may also be satisfied by Port Colborne.

PORT COLBORNE

Port Colborne is expected to experience very modest residential growth, although it may begin to accommodate more of the needs of Welland.

Port Colborne has 991 potential residential units in registered . and draft plans, as well as development proposals with zoning; however, a subdivision that accounts for many of these units may be deregistered shortly due to the abundance of existing lots.

FORT ERIE

Fort Erie is one of the most rapidly growing communities in Niagara.

Fort Erie has 2040 potential residential units in registered. and draft plans, as well as development proposals with zoning. It should be noted that much of the new development proposed for the Douglastown area will likely be developed for adult lifestyle housing.

RENTAL VACANCY RATES

The CMHC reports that the St. Catharines Niagara area has the fourth highest apartment vacancy rate in Ontario. In 1999 the apartment vacancy rate in the area was 3.2%, down from 4.6% in 1998; these numbers, however, conceal some significant variations within the Region. The following is a breakdown of vacancy rates by municipality

All of Niagara experienced a significant reduction in vacancy rates between 1998 and 1999 except Niagara Falls, which experienced a .1% increase.

The high vacancy rate of the area continues to limit new rental construction, in fact, the overall supply of rental accommodations in the Region is declining. Vacancy rates in the area are expected to fall further.

THE INDUSTRIAL LAND MARKET

According to Royal Lepage Commercial Inc. there is a high demand in Niagara for industrial space between 5,000 to 20,000 sq. ft. in size, and a good demand for medium sized facilities up to 50,000 sq. ft. Vacancy rates for industrial properties are now below 10%. There has been little new industrial construction in the Region - and very little built on speculation. As a consequence, this region offers a relatively limited range of new industrial properties available for occupancy.

Niagara offers over 5,400 acres of serviced and unserviced industrial land throughout the Region. The supply of these lands with exposure onto the QEW and 406 is declining as these lands are being developed for commercial purposes.

THANK YOU FOR READING

THE NIAGARA PLANNING AND LAND DEVELOPMENT REPORT

Robert Hazra, MCIP, RPP

hazracon@computan.on.ca

Å (905) 684-9215/ (905) 324-0211

Æ (905) 687-9802