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Fort McMurray, in the Regional Municipality of Wood Buffalo, is among Canada’s fastest growing municipalities, with a population that has doubled between 2003 and 2013. The population is expected to double again in the coming decades.

As the population grows rapidly, the municipality requires plans to manage growth sustainably. Affordable housing is a key component to achieving sustainability goals. However, rapid economic growth at that time led Fort McMurray into a housing market where demand far exceeded supply, resulting in escalating rents and house prices. To address challenges, the municipality engaged CitySpaces to undertake a Fort McMurray Affordable Housing Strategy.

The process involved preparing three deliverables:

  • Housing Needs and Gaps Report;
  • Growth Scenario and Spatial Analysis; and,
  • Fort McMurray Affordable Housing Strategy.

Our research unveiled unique needs and issues, including income disparity by household type and by age, non-registered rooming houses, growth of mobile oil industry workers, lack of qualified property managers, neighbourhood overcrowding, and newcomers unprepared for housing challenges.

With the help of Urban Futures, a growth scenario analysis was completed to determine how future housing needs could be spatially distributed within the Urban Service Area and Fringe Area. Six scenarios were developed, evaluated by stakeholders, and ranked by preference. We found that land consumption is significantly more efficient where growth occurs at modest levels and at higher densities. Spatial observations suggest the Fort McMurray Affordable Housing Strategy should incorporate policies and regulations focusing on infill and intensive forms of development.

The Fort McMurray Affordable Housing Strategy was informed by the needs and gaps and scenario analysis. Several policies were recommended, including ensuring a minimum percentage of new development is dedicated to moderate income households at affordable rents. Regulatory measures were also recommended, including revising minimum lot sizes, increasing outright densities and uses, expanding permitted housing forms, reducing parking requirements, and encouraging mixed land uses.

The Fort McMurray Affordable Housing Strategy continues to be tested and adapted by municipal staff as policies and measures are implemented.

PROJECT TEAM:

Linda Allen
Jada Basi