Advocates in West Broadway are pushing back against a proposed mixed-use development by developer Paragon Design Build. The development would involve demolishing four houses on Sherbrook St. to construct a 102-suite apartment building with commercial spaces at street level. Thirty-eight studio and one-bedroom units would be designated as affordable, with rents up to $1,100 per month. However, the West Broadway Community Organization (WBCO) argues that the proposed rents are too high for most residents in the neighbourhood, with about 80% of current residents unable to afford them based on the median income of $40,000 per year in West Broadway. The City of Winnipeg’s housing policy defines affordable housing as costing no more than 30% of household income, with the province setting rent limits at $704 for a studio and $967 for a one-bedroom.
At a hearing, the WBCO stated that the development does not meet the city’s definition of affordable housing and therefore does not qualify for the variances it is applying for. Developers can request additional units and fewer parking spaces in exchange for designating some units as affordable, but the WCBO argues that this development does not meet the criteria. Paragon Design Build maintains that the units are considered affordable under the Canada Mortgage and Housing Corporation’s MLI Select program, and offer savings compared to market rate rents for new construction. The company believes there is a need for different levels of affordability in housing and that providing a mix of housing options is important.
Despite Paragon’s arguments, the WBCO is concerned that the development could contribute to gentrification in the neighbourhood. They also note that the number of affordable units is decreasing and express worries about the lack of affordable options for families in the development. The Westminster Housing Co-op also raised concerns about the building’s shadow blocking sunlight needed for growing food. Paragon has submitted a shadow study to address these concerns, stating that the impact of the shadows is less than it may appear at first glance. Some local businesses support the development, believing that it will bring additional amenities and services to the neighbourhood, but the WBCO is still skeptical about the overall impact.
The community committee has passed the proposal on to city council, despite the concerns raised by the WBCO and other advocates. The Westminster Housing Co-op is looking into the appeal process to address their concerns and potentially challenge the development further. The debate over the proposed development highlights the ongoing tension between developers seeking to maximize their profits and community advocates pushing for affordable and accessible housing options in their neighbourhood. The outcome of this proposal will have significant implications for the residents and future of West Broadway, as the community continues to navigate issues of affordability, gentrification, and urban development.
