G.R.E.A.T. Housing (Green Rural Environmental Affordable Together)

Housing has become increasingly unaffordable in Ontario over the past decade. In the Muskoka region of Ontario, this has resulted in low vacancy rates and rising rents. This prices working families out of housing opportunities and makes it difficult to find affordable rental housing in rural areas. It is especially difficult for those at greatest risk, including Indigenous people, people living with a disability or mental illness.

The Green Rural Environmental Affordable Together (G.R.E.A.T.) Housing project will develop a community partnership model combining a community land trust and cooperative. This partnership will acquire land for affordable housing and then build accessible, high-performance eco-housing for vulnerable individuals and populations. This approach will help address both the housing and climate crises in a community-supported, democratic and sustainable way.

Project scope and expected outcomes

An affordable housing crisis in Ontario’s Muskoka region

The Muskoka region is a 2-hour drive North of Toronto. It has a largely seasonal labour force and an aging population, and its housing market is influenced by Toronto’s market. This has resulted in a housing crisis that affects the region’s working families and will eventually affect its economy. Vulnerable populations, such as Indigenous people or those living with a disability or mental illness, are particularly affected.

In 2019, the District of Muskoka prepared a 10-year housing plan that highlighted the need for more market-protected housing. It recognized that the region did not need more supply; it needed creative solutions for long-term affordability. In partnership with local charities and businesses, the G.R.E.A.T. Housing project will demonstrate one innovative option.

A housing land assembly solution for environmentally sustainable affordable housing

With support from the National Housing Strategy Demonstrations Initiative, the project will demonstrate a housing land assembly solution for affordable housing. It will combine a community land trust (CLT) with a cooperative. CLTs are non-profit corporations created to acquire and hold land for a community. The land is perpetually held in trust to help provide access for community use, such as affordable housing.

Under the land assembly solution, the Muskoka Community Land Trust will own the land. A property cooperative will help raise community funds, including by offering community investment opportunities. An additional cooperative for the building itself may be formed.

This structure has several benefits. It offers a wider range of fundraising options to support the project. CLT’s can accept donations or sell community bonds, but a property cooperative can also issue investment shares. Cooperatives also give their members a democratic voice in the project. This includes groups that are traditionally ignored or overlooked, such as Indigenous people or individuals living with disabilities or mental illness.

The funds raised will be used to build affordable eco-homes with a focus on providing housing for vulnerable populations. These eco-homes are high-performance, low-impact homes designed and built using materials and technologies to reduce their energy needs and embodied carbon. G.R.E.A.T. Housing will use prefabrication to create these homes efficiently and for less cost. Crucially, they will incorporate Universal Design and Visitability concepts to provide independent living for persons living with disabilities.

Certain populations, particularly disadvantaged groups, will bear the brunt of climate emergencies. The emphasis on affordable green building plans, however, will create resilient and sustainable housing for vulnerable groups in the region. This will help meet the different needs of potential residents, while also providing them with safe, affordable homes.

Establishing the project’s infrastructure and creating eco-homes for community-owned affordable housing

The project will take place in a rural community and use the principles of Integrated Design Process. This is an alternative form of project delivery that focuses on accountability and collaboration with stakeholders.

The project’s first step will establish the infrastructure to manage the project and the eco-homes it will build. This includes consulting with partners, communities and Indigenous organizations and legal consultations on issues related to fundraising and asset protection. After that, it will set up the infrastructure for community investment, produce the project’s promotional campaign and hold community presentations.

Land will be acquired through purchase or donation. The target size of the pilot development is for 6 one- and two-bedroom modular eco-home builds. At least 2 of the units will be accessible to ensure current and future ease of use for residents. A larger development of multiple buildings will follow after the pilot development. Periodic pricing assessment will ensure that the funding is adequate.

A final case study will summarize the project’s key lessons, resources and recommendations. A website will also share information through videos, reports and other media.

Changing the conversation about affordable eco-housing and community land trusts

In the short term, the G.R.E.A.T. Housing project intends to change the conversation around affordable and eco-housing. It expects to increase awareness of the possibilities of its model, and to engage with potential tenants and other stakeholders. Resources and tools related to the project and its innovative model will be shared with interested groups. The floor plans and material choices for the eco-houses will also be made available.

Over the longer term, the project will continue to educate other CLTs, charitable organizations and policy-makers about different ownership structures. It also intends to increase awareness and interest around prefabrication and eco-housing in general. This will hopefully encourage other organizations or communities to pursue similar projects of their own.