13,000 homes to rise in giant subdivision
Winnipeg Free Press,
Saturday, January 18, 2003
By Leah Hendry and David O'Brien
The groundwork is being laid for the largest single residential development in the city's history on a sprawling tract of vacant land in southwest Winnipeg.
More than 13,000 single-family homes, plus apartments, stores and parkland, will eventually rise on what is now known as the Waverley West Lands.
That's at least 40,000 people, a population similar to that of Brandon, the province's second-largest city.
The 1,200-hectare site -- three times bigger than Windsor Park -- is located south of Bishop Grandin Boulevard, west of Waverley Street to Brady Road and south to the Perimeter Highway.
The land is currently divided among several owners, but the province -- with 480 hectares -- is the largest. Ladco Co. Ltd. owns 300 hectares, and the city, the University of Manitoba and other owners account for the remaining 400 hectares.
Ladco president Alan Borger said the subdivision will be built in stages and it could take 50 years before it is completed at a pace that would see an average of 260 new houses erected a year. The project will generate thousands of jobs, $60 million in property taxes and $2.5 billion in economic activity, Borger said.
The work would be undertaken by several developers, including the province.
Ladco and the province are currently developing Royalwood in St. Vital, which will add 750 homes to the city's housing stock.
The city, province and housing developers met earlier this week to discuss amending Plan Winnipeg, the city's land-use and planning blueprint, to change the land's legal status from rural to neighbourhood.
That could take a year or more because of a legal requirement for public hearings.
"We will proceed as quickly as we can, depending on the timing of the approval process," Borger said. He said officials are describing the development as "a legacy project" for the city because of its long-term nature and positive consequences.
"There's certainly a desire on the part of the city to encourage growth there, because it will expand the tax base," Borger said.
Although Winnipeg is a slow-growth city, there is a demand for new homes, particularly in the south, he said.
Most of the city's newer communities, such as Linden Woods, Whyte Ridge and Island Lakes, are nearing completion, Borger noted.
The demand for homes is being fuelled by the strong economy and the low apartment vacancy rate, he said.
George Fraser, executive director of the Manitoba Home Builders Association, said developers will run out of land if new areas don't open up soon.
"If this development doesn't occur, you will see the new-home industry in that area run out of land in the next three to five years in prime locations," Fraser said
Student housing
Harry Finnigan, director of the city's planning and property development department, said student housing will probably form a component of the subdivision because of its proximity to the U of M campus.
The development would also benefit from Mayor Glen Murray's plan to have a southwest transit corridor along Perimeter Highway, Finnigan said.
Kenaston Boulevard will need to be extended south, but there would be little negative impact for the city, Borger said.
The land is already adjacent to existing sewer and water lines and Winnipeg Transit routes, he added.
Borger said the development will be an example of what is known as the "new urbanism" because it will build family-friendly neighbourhoods that cater to pedestrians.
It would also use existing natural features, such as ravines and creeks, to enhance the neighbourhood, rather than paving them over.
A linear park would be developed along an existing coulee, and stormwater retention ponds would be developed as streams instead of round lakes. The subdivision may also halt the flight from the city by people looking for lifestyle changes in communities beyond the Perimeter, Borger said.
leah.hendry@freepress.mb.ca
dave.o'brien@freepress.mb.ca