Prime Minister Justin Trudeau was in Dartmouth on Tuesday to announce more than $6 billion in funding for housing initiatives. Sean Fraser, minister of housing, infrastructure and communities, is in the background. (CPAC)

Prime Minister Justin Trudeau unveiled more funding on Tuesday for affordable housing across the country.

Trudeau was in Dartmouth to announce the federal government will include more than $6 billion in the April 16 budget for housing initiatives.

The Canada Housing Infrastructure Fund would help speed up construction or upgrade needed infrastructure to build more homes for Canadians.

“If we want build more homes faster, we also need to be upgrading critical water and wastewater infrastructure. … We’ll launch the Canada Housing Infrastructure Fund with a billion dollars available to be allocated in the short term for municipalities to support needs that will directly create more housing, and $5 billion for agreements with provinces and territories to support investments in long-term priorities paired with key provincial and territorial actions to boost housing supply.”

The $5 billion would go to provinces over a longer period. Federal and provincial officials would have to negotiate the terms for that funding.

According to The Canadian Press, provinces and territories would have to agree to a set of conditions, including a renters’ bill of rights. The deadline for provinces to reach a deal with Ottawa would be Jan. 1, 2025.

And provinces would have to freeze development charges for three years. They would also have to adopt changes to the national building code and automatically approve homes that follow designs from the federal government’s housing design catalogue.

Trudeau said the government also plans to add another $400 million to the Housing Accelerator Fund to help make it easier at the municipal level to build more housing.

Traffic study by Harbourside Transportation Consultants from Region of Queens variance appeal agenda

A development on Bristol Avenue in Liverpool will be building more units than initially planned.

The numbered company 4206749 Nova Scotia Limited led by Francis Fares had proposed the construction of 36 units in a building located behind 87 Bristol Ave.

The company no wants to build 45 living spaces within the same footprint by decreasing the size of each unit.

Several neighbours spoke against the increase at a variance appeal meeting held before the most recent Region of Queens council meeting on Tuesday.

They raised concerns that more units would mean increased traffic, less available street parking and impacts on the adjoining waterway.

Under the Region of Queens zoning regulations, the area is zoned R3, which allows high density housing.

Greg Zwicker, a planner with Zzap Consulting spoke via Zoom on behalf of the developer.

Zwicker says he hears the residents’ concerns and is willing to discuss how the development plan answers each one.

But regarding this specific appeal, Zwicker says the building meets all the municipality’s height, parking, yard, setbacks and coastal protections requirements and also respects the buffer from the water.

He says the changes they are requesting are in line with the intent of the Region’s development rules.

“That building as you’ve seen as drawn is permitted in the zone under your land use bylaw and your municipal plan,” said Zwicker. “What we’re asking is to put eight more units in that building.”

Region of Queens Mayor Darlene Norman says council must follow their own rules in the Land Use Bylaw and Municipal Planning Strategy. And while some neighbours may not be pleased, council had to agree with Zwicker’s interpretation.

“So, the question simply is: have all the requirements been met from the applicant? The height is legal, the footprint is legal, the buffers are legal. The applicant simply wishes to place more smaller units in the size of a building that is legal. That is what council has to consider.”

After some discussion during the council session, councillors voted unanimously to reject the variance appeal, permitting the developer to build the increased number of 45 units.

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Property map of proposed triplex development. Photo Region of Queens agenda

Most of the units in a proposed Beach Meadows triplex will be reserved for long-term renters.

The developers, Albert and Paula Doucet asked Region of Queens to issue a development agreement permitting all three planned units, to be used for short-term rentals.

The proponents wanted the property zoning changed from Hamlet Residential (HR) to Hamlet Core (HC) to allow the rentals.

During a public hearing held ahead of the last Region of Queens council meeting, residents spoke overwhelmingly in favour of maintaining the current planning rules which limits the number of short-term rentals to one.

Mayor Darlene Norman says the residents who spoke were passionate about keeping their community residential.

“And they see the possibility of three short-term rental units as the demise or negative to their residential way of life in that community.”

After a discussion, a majority of council agreed that the area is residential and should remain so.

They voted to maintain the status quo and allow one short-term and two long-term rentals on the property.

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The Point on the Mersey promotional photo from Region of Queens Council agenda

Region of Queens Council is again being asked to extend municipal services to a new housing development in Liverpool.

Rumclo Developments Ltd and Van Der Pas design are proposing to build 124 units on 23 acres of water-frontage at 133 Shore Road.

The Development called, “the Point” envisions the construction of 40 semi-detached, 72 multi-level and 12 single family homes in three phases at prices starting at $350,000.

After testing, the planners have determined there is not enough water on the site to support that many homes and are looking to the municipality to extend the former town’s water supply to their development.

This is the second time in a month a developer has come to council to ask for municipal services.

At the November 8 council meeting developer Larry Cochrane asked the Region to spend over $700,000 to extend municipal services to allow the construction of 87 housing units on the former Dauphinee Farm land.

Rumclo Developments Ltd and Van Der Pas Design hired Strum Consulting to look into the cost of extending services for their proposed site.

Their estimates peg the amount at $1.49 million.

Based on assumed water tax of $71,756 and Property tax of $462,240 on 124 units the designers suggest the Region of Queens will recoup the cost of the service extension in three years.

Mayor Darlene Norman says council will need to think about these request in the broader context of the Region’s budget plan.

‘They will receive the same response that the earlier developer presented and that is this all matter for council to consider as part of the 23/24 budget,” said Norman.

If council decides to extend water service, the developers estimate the first phase could be complete and ready to move in sometime in 2024.

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SSODA Housing info poster courtesy Krista Miller

An organization helping people find and keep housing has opened its doors in Queens.

South Shore Open Doors Association launched in Lunenburg County in 2021 and expanded to Queens in October with the hiring of housing support worker Krista Miller.

Miller has lived in Queens all her life and says people can come to SSODA to learn what supports are available to them and how to get that help.

“We would help access all of the local, provincial, federal resources that are around that can help out with housing insecurity. We reach out to some churches, Lions Club, Salvation Army, just other organisations to see if they’d be willing to partner with us to help folks,” said Miller. “We also are able to help ourselves in times of need so people would just have to call and do an intake with us. Once we can see what their needs are we can go from there and see if we are able to help them”

South Shore Open Doors Association is part of network of organizations using the online Homeless Individuals and Families Information System, or HIFIS.

HIFIS allows member organizations to quickly find resources for their clients that are offered from within the group.

Since starting in October, Miller has been working to gain a clearer picture of the housing needs in Queens.

Early results of an online survey she is conducting show 31 percent of respondents are between 45-54 years of age and come from across Queens County. Most people are renting their home, 85.7 percent consider themselves at risk of homelessness and 63 percent live in energy poverty.

Miller will continue running the survey until the new year and you can link to the survey here.

She is also hosting a series of housing clinics with the next two sessions set for Nov 29 at Queens Place and Nov 30 at the North Queens Hub.

Miller plans to continue to offer the workshops on a regular basis, alternating between the two locations.

She says it’s a great opportunity for people to start the process of getting the support they need.

“There will be lots of information on low-income housing options. I have subsidy forms to fill out if anyone would like to fill out for rent subsidy. We can do an intake for SSODA while they’re there so they can have a housing support worker, look for apartments for them and just sort of system with the process of finding or keeping their housing,” said Miller. “Lots of resources like property tax exemption forms for Queens, just lots of forms, the heat rebate all that kind of stuff I have on file that I take copies of with me. And then, again, the B and L funding list and the HIFIS referrals as soon as I do an intake with somebody I put their information right into that”

More information on the Queens branch of SSODA can be found on their Facebook page.

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Concept drawing for development on Dauphinee Farm land from November 8 Region of Queens Council agenda

A local developer is asking the Region of Queens to foot the bill to extend water and sewer services for the construction of 87 new homes in Liverpool.

Larry Cochrane wants to develop on the former Dauphinee farmlands across from the RCMP station on Shore Road.

A presentation to municipal council anticipates over 11 years, 87 new homes will be built and $1.6 million will be raised in municipal taxes.

Mayor Darlene Norman understands from the request that without the Region putting in the 150 metres of water and 200 meters of sewer lines the project will not proceed.

“If there is not sanitary municipal water and sewer then the lot sizes on his property would have to be much larger and he does not see that as financially feasible to push ahead on that,” said Norman.

Phase one, projected to be completed in seven years, would create 57 units including 30 semi-detached homes, three single family houses and a 24-unit apartment building.

The proposal presented to council suggests the $750,000 the Region would receive in taxes from the development over the next seven years would offset the estimated $725,000 cost of extending the services.

The second phase would begin in 2030 and proposes to build another 30 semi-detached homes and deliver $820,000 to the municipal coffers.

Norman says while it is unusual for the Region to entertain a request from a private developer to provide municipal services, in this case, the action would just speed up a process that was already planned.

“On our future land use zoning and documents, this does show the land in question is part of future designated land for municipal services,” said Norman.

The mayor says this is the initial ask from the developer and she expects more information to come forward to council in a reasonable time before they decide if they will support the project.

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Main Street in Liverpool, NS. Photo Ed Halverson

Across Canada, regions are struggling to provide housing.

An online survey has launched to help provide more data on housing issues across Nova Scotia.

The government is working to identify current and projected housing gaps and guide future housing policy and initiatives.

Municipal Affairs and Housing Minister John Lohr says government recognizes the entire province is experiencing the housing problem, but the needs vary from place to place.

In a release, Lohr said, “To make good policy decisions, we need to hear directly from Nova Scotians about their experiences.”

He is encouraging everyone to take a few minutes to complete the survey which will remain open until December 4.

The Department will also collect feedback from Nova Scotians this fall through a series of focus groups, interviews, workshops and stakeholder meetings.

The survey and housing needs assessment are part of recommendations made in the Affordable Housing Commission report.

To participate in the survey got to: https://www.nshousingneeds.ca/.

The final report from the Housing needs Assessment is expected to be released this winter, the results of which will be available to the public.

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Region of Queens mayor Darlene Norman. Photo Ed Halverson

The mayor of Region of Queens is cautiously optimistic about the province’s plans to tackle the housing crisis.

Darlene Norman says there are many issues to address, and the devil is in the details.

“Well, what’s good in it is they’re actually taking action. How good that action will be, who knows?” said Norman.

Last week, Premier Tim Houston and Municipal Affairs Minister John Lohr announced changes to the Residential Tenancies Act, new powers for municipalities and a package of supports aimed at creating more available housing.

The province is spending $35 million to support 1,100 new affordable housing units across Nova Scotia and immediately providing 425 new rent supplements.

Norman isn’t confident many of those new spaces will be made available outside Halifax.

“I guess it’s a step, but they really need to look; we need more senior housing, definitely, [there’s] a long-term waitlist for those,” said Norman. “We need more low-income housing through community services, we need more of those, and we just need more long-term affordable housing in rural Nova Scotia.”

Norman is also concerned about government’s decision to extend the rent cap until the end of 2023.

During the pandemic, the previous liberal government capped annual rent increases at two percent per year.

Norman understands the need to keep people in their homes but worries extending the cap another two years will put landlords in a difficult spot.

“I’m uncertain if I would want to be the owner of rental properties, especially rental properties of places that might include fuel or other things,” said Norman. “When you look at the escalation of, just a thing of paint or a new door or a new window. I think what this will do is highly decrease the apartment owner’s willingness to do any repairs whatsoever.”

Norman says she hates the thought that anyone is homeless in the Region and thinks it’s time the municipality formed partnerships to tackle the issue head-on.

“So what do we do?” asked Norman. “Do we all bound together as municipalities down here on the South Shore and sit and think, what are we going to do and take our actions to the province? Do we need to start coming up with our solutions down here? I think maybe we do.”

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Premier Tim Houston announces efforts to combat the housing crisis. Photo Ed Halverson

Nova Scotia will maintain rental control until the end of 2023.

Housing advocates and opposition MLAs have been calling on the new government to extend rent control measures put in place during the state of emergency.

Premier Tim Houston announced Wednesday the measures will continue to limit rent increases to two percent per year beyond the state of emergency as part of an effort to address the lack of available housing.

Up to this point, the premier has not supported rent control but says it is necessary as a short-term solution.

“There’s been a lot of talk about rent control,” said Houston. “The long-term solution to the housing crisis does not rest in rent control. It’s been tried and it simply does not work, long-term. The only answer is more supply to meet the market demands.”

Government also announced $35 million in funding for 1,100 new affordable housing units.

The units will be based across Nova Scotia with 425 new rent supplements coming available now.

Those will be added to the 4,000 supplements already in place, each with an average amount of $327 per month.

Two months into their mandate, Houston says his government is trying to correct course on a number of issues facing the province.

“We’re on a train in healthcare and housing that’s going in a negative way. We as a government have to stop that negative momentum and then turn it the other way, in a positive way. These things take time,” said Houston.

Changes were also announced to the Residential Tenancies Act to provide protection for tenants against “reno-victions”.

Until now landlords weren’t required to provide any advance notice to a tenant who was to be evicted for renovations.

The updated legislation calls for landlords to provide three months notice to tenants in that situation.

Landlords may also have to provide up to three months rent to the tenant as composition for eviction.

The revised Act also says landlords may not charge different rental amount for tenants on month to-month or yearly leases.

Changes will come into effect once the bill has passed through the house and received royal assent.

Houston says his government is determined to be accountable to Nova Scotians and will tackle the issues facing the province head on.

“No more of government looking the other way. It’s time to act and that’s what we’re doing here today,” said Houston. “It’s a first step. It’s a big step with many parts but still only the first step.”

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COVID-19 has spurred home sales in Queens. Photo: Ed Halverson

The Region of Queens is looking to keep the property assessment CAP in place, for now.

Nova Scotia’s Capped Assessment Program is tied to the Consumer Price Index and limits how much property assessment can increase year over year.

The Nova Scotia Federation of Municipalities, the organization that lobbies the provincial government on behalf of their members, has been pushing to eliminate capped assessment on homeowner’s property taxes.

Region of Queens Mayor Darlene Norman says council wants the federation to put aside their efforts to eliminate the CAP program.

She is concerned lifting the CAP during the hot housing market will price people out of their homes.

“That program was designed to protect low-income people from losing their properties and paying excessive tax. When we look at properties that have quadrupled and ten-folded in their value, average-income people are going to need that CAP to save them thousands and thousands of dollars in increased tax,” said Norman.

Property tax is one of the only ways municipalities can raise money.

The tax is set as a percentage of a property’s assessed value, so the higher the property is assessed, the more money the municipality will receive.

By asking not to lift the CAP, the Region of Queens is actually receiving less money.

For Mayor Norman, the income is not as important as keeping people in their homes.

“It’s not about less money in our coffers, it’s about looking after the people who we represent,” said Norman.

President of the Nova Scotia Federation of Municipalities Emily Lutz says the CAP system has always disproportionately favoured higher income earners at the expense of those who make less.

Lutz says NSFM has proposed a phased approach to lifting the CAP, which would involve municipalities easing their tax rates.

However, Lutz says discussions around the CAP may become part of a larger conversation with the province.

She says the new provincial government is looking to overhaul their relationship with municipalities and that will include looking at how those units are funded.

“Our stance, at the current moment on CAP is that, we are sitting and waiting and seeing how discussions with the province around renegotiating the entire relationship between municipalities and the province goes because we are fairly sure it will be part of those discussions,” said Lutz.

In the meantime, Norman says the Region of Queens will be advocating keeping the CAP in place.

“Who would have ever assumed that everywhere in this province the increases in property assessments are going to be unrealistic. They’re going to be unheard of,” said Norman. “It’s just so important to keep that CAP, at least for now, to see where these land prices are going to go.”

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