Urban Sprawl and Densification: Canada's Housing Trends
The landscape of Canadian housing is undergoing significant changes, driven by a balance between urban sprawl and densification. This transformation reflects Canadians' preferences and the practical constraints of urban planning. This blog delves into the key findings of a recent study by Statistics Canada on these evolving housing trends, exploring the factors influencing urban sprawl and densification and their broader implications.
Housing Densification Across Canada
Canada is witnessing a shift towards housing densification, with higher-density properties such as row houses and semi-detached houses becoming more prevalent. This trend is evident in metropolitan areas and smaller communities nationwide. Between 2016 and 2021, single detached houses represented a smaller proportion of new residential properties than previous years. For instance, in Prince Edward Island, the share of single-detached houses built from 2016 to 2021 decreased to 73% from 78.2% for properties built before 2016.
This shift towards higher-density housing can mitigate environmental impacts. Compact housing developments are more energy-efficient, conserving heat and reducing waste than single-detached units. Moreover, denser communities help preserve agricultural land by avoiding urban sprawl, which consumes valuable green spaces.
Smaller Lots, Larger Living Spaces
Interestingly, new single-detached houses built from 2016 to 2021 have become denser, featuring larger living spaces on smaller lots. This trend is particularly pronounced in expensive markets like Vancouver and Toronto. In Vancouver, for example, the median living area for new single-detached houses increased by 49.2% compared to older properties. This increase in living space and a reduction in lot size leads to a higher floor-space ratio, indicating a more intensive use of land.
While the densification of single-detached houses has environmental benefits, such as reducing the per capita emissions of dense cities, it also raises concerns. Larger living spaces increase homes' carbon footprints, as more finished spaces require more heating and energy consumption.
Urban Sprawl in Canadian Cities
Urban sprawl remains a prominent feature of Canadian housing development, particularly in metropolitan areas. Sprawl is characterized by expanding population centers into adjacent rural areas, with a significant increase in single-detached houses. This phenomenon has notable environmental and socioeconomic implications.
Among the census metropolitan areas (CMAs) analyzed, Winnipeg experienced the highest proportion of new housing development in urban sprawl areas, accounting for 15.2% of new residential properties between 2016 and 2021. Toronto, on the other hand, witnessed the most sprawl in absolute terms, with 6,640 new residential properties in such locations, representing 4.9% of new development in the CMA.
Urban sprawl areas generally have lower proximity to amenities such as employment centers and public transit than established population centers. In Toronto, for example, the average proximity index to employment in population centers is 5.3 times that of sprawl areas. This lower proximity often leads to higher vehicular emissions, as residents rely more on personal vehicles for routine tasks.
Demographics of Urban Sprawl Homeowners
The study reveals interesting demographic patterns among homeowners in urban sprawl areas. These homeowners are generally younger, more likely to be in a couple, and a significant proportion are immigrants. For instance, in Toronto's sprawl areas, nearly two-thirds of owner-occupants are immigrants. This trend is also observed in other CMAs such as Ottawa–Gatineau, Winnipeg, and Edmonton.
Younger homeowners in sprawl areas have a median age ranging from 38 in Winnipeg to 45 in Ottawa–Gatineau. In contrast, the median age of homeowners in population centers within these CMAs is in the 50s. Additionally, owner-occupants in sprawl areas tend to have higher median incomes than those in population centers. For example, in Edmonton, the median income of homeowners in sprawl areas is $80,000, compared to $65,000 in population centers.
Implications and Policy Considerations
The ongoing trends in housing densification and urban sprawl have significant implications for urban planning and public policy. Densification efforts, such as those seen in Toronto and Vancouver, aim to address the scarcity of developable land in city centers and meet housing supply targets. These efforts include amendments to by-laws to encourage the construction of higher-density properties in areas previously zoned for single-detached houses.
However, expanding urban boundaries through sprawl continues to be a contentious issue. While sprawl provides more housing options and satisfies the preference for low-density living, it also incurs higher infrastructure costs, loss of farmland, and increased greenhouse gas emissions. Public policies that promote or restrict sprawl need to consider these trade-offs carefully.
Canada's housing landscape evolves with a complex interplay between urban sprawl and densification. These trends reflect the preferences of Canadians for both low-density and higher-density living, shaped by practical constraints and policy interventions. Understanding these dynamics is crucial for developing sustainable and inclusive urban planning strategies that balance housing needs with environmental and socioeconomic considerations.
