Neighbourhood renewal is essential in the life cycle of any flourishing city. Existing housing stock ultimately needs to be replaced, renovated or renewed. However, if this process isn’t managed carefully it can result in a situation where affordable housing is renewed or replaced with costly new housing that displaces existing residents and homeowners. This process is known as gentrification and once this process starts in a neighbourhood the change is virtually irreversible. New affluent residents can transform a traditional working class area imposing in the neighbourhood a new social identity. As illustrated in my last post the fundamental economic and social conditions are emerging for just such a phenomenon to take hold of Elmwood. If it is labelled as an ‘up and coming’ area in the minds of qualified buyers the gentrification process will be difficult to counteract and can take on a life of its own.
Elmwood can renew, flourish and still maintain the core of its identity. First the community needs to actively increase its density. This increase in density is essential for creating a sustainable city and combating urban sprawl, while increasing a tax base to pay for infrastructure renewal and much needed services. A sustained effort to increase density will result in more supply of housing and a variety of housing types allowing for new development that creates space to meet the needs of existing residents.
Secondly it is vital that
existing property values are maintained relative to other areas of the city.
Low property values typically attract absentee landlords or gentrifying
developments. Absentee landlords are looking to for a quick return on
investment and have little concern for the wellbeing of the neighbourhood.
Affluent individuals and developers intent on tearing down and rebuilding a
neighbourhood will likely displace Elmwood residents since their primary focus
is on their own needs and not necessarily on the needs of the existing
community.
They way in which to maintain
values and inoculate against gentrification can be mounted on a number of
fronts. The City of Winnipeg needs to be vigilant in inspecting absentee landlord
properties as well as vacant and boarded up properties. Residential upkeep
programs such as RRAP (Residential Repair Assistance Programs) need to be
maintained and the expansion of eligible improvements and total costs would be
optimal. Community initiatives that support schools, community and recreation
programs funded by all levels of government and community organizations support
and enable positive public synergies. It goes without saying that policing that
is responsive to incidents but also has a presence outside of emergency and
criminal activity is crucial to creating a safe and desirable community.
If these objectives can be
realized the process of renewal will be more stable and will result in
significantly less displacement of the current residents in the community.
