THE HALIFAX HOUSING TRILOGY Three Reports conducted under the auspices of the Affordable Housing Associa�on of Nova Sco�a (AHANS), on behalf of the Affordable Housing Working Group of the Halifax Housing and Homelessness Partnership. • A Characteriza�on of Affordable Rental Housing Neighbourhoods • Housing in Dartmouth North • Reading the Remainder Area
NOVEMBER 2017 Community Profiles: A Characterization of Affordable Rental Housing Neighbourhoods.
Prepared By: Adriane Salah Overseen by Grant Wanzel, Kasia Tota & Claudia Jahn Affordable Housing Working Group
Table of Contents.
Introduction ...... 1-4 Methodology 2 Indicators 4 Neighbourhoods...... 5-7 Profile Resources 6 Spryfield ...... 8-13 Clayton Park ...... 14-19 Penninsula North ...... 20-25 Dartmouth South ...... 26-31 Dartmouth East ...... 32-37 CORE Housing Need Poverty ...... 38 Neighbourhood Observations...... 39-40 Strengths to Build Upon ...... 41 Conclusion ...... 42 Glossary ...... 43 Sources ...... 44 Appendix A ...... 45-49 1 Introduction. This report was commissioned by the Affordable Housing Working Group to assist in their work to identify affordable housing neighbourhoods within the metropolitan area of Halifax Regional Municipality (HRM). The intent is to provide information on barriers and issues that may threaten the sustainability of these vital neighbourhoods. The Working Group encompasses an array of partner organizations that can all contribute to preserving affordable neighbourhoods, but it is critical to properly reflect and understand an area’s context before taking an initiative.
The request of the Working Group was to identify vulnerable affordable housing neighbourhoods throughout HRM by considering rental rates, household incomes, and housing condition. After selecting areas based on Statistics Canada data, a characterization that considers neighbourhood demographics, built form, and services identifies neighbourhoods for further consideration.The purpose of this report is not to present something as wrong, especially when those living there may not agree. Rather, the research aims to identify various dynamics, both inside and out, that may marginalize an area. The word marginalized can have different interpretations, but always refers to the feeling of being excluded and kept on the periphery. Marginalization can have physical and social characteristics, and both have an impact on a neighbourhood and lasting effects on those within it.
The Canadian Mortgage and Housing Commission (CMHC) defines affordable housing as shelter that costs less than 30% of a households total after-tax income. CMHC uses affordability, adequacy, and suitability indicators to assess households thought to be in CORE need. Although this provides a quantitative assessment that helps identify households and areas in need, it does not account for the social costs of housing poverty, and thus functions as a minimum threshold. By assessing various aspects of a community, this report hopes to begin to bridge that gap. To say home owners can not suffer from housing poverty is false. Some of the highest shelter to income ratios (STIRs) in the municipality are held by owners, which is cause for concern. However, the focus of this report is affordable private market rental housing.
This report is not a final assessment of these areas and more research is required. What this report does is unveil factors and indicators at play in each neighbourhood, and the affect they could have on residents. It raises important questions and there are no easy answers. Effective and sustainable actions will not be easy, quick, or one-off, it will require multiple partners and organizations working in collaboration with the community. 2 Methodology. Guiding principles for the research were taken from “What to Make of Housing Poverty in Halifax” by Grant Wanzel for the Affordable Housing Working Group. The report took an in-depth look at housing in HRM and made critical observations of the condition of the current stock, the influence of a household’s income, and the reality of housing poverty in the Municipality. Conclusions from G. Wanzel’s report influenced the methodology and perspective for this research.
Part 5: Summary and Conclusion ( 2017, Wanzel, pg. 32-40)
1. Where to Start: Our housing problem, both past and present, is to some extent our own creation. Until we understand it, we won’t eliminate it.
2. Human Rights and Obligations: Food, shelter and community are essential to the well-being of humans. Try as we may to include neighbourhoods where extreme poverty and material deprivation are endemic, the widening gap between them and the common-wealth continues to confound our best efforts.
3. Income Poverty and Housing-Cost-Induced-Poverty: Although results appear the same, forms of housing poverty can originate differently. “Income poverty” imposes a strict regime to find a cheap place to live, using what remains to pay for everything else. “Housing-Cost-Induced-Poverty stems from households choosing a decent convenient place to live that costs a larger portion of their income.
4. The Pinecrest/ Highfield Park Neighbourhood - A Case study: Housing poverty is more than a housing problem. Housing poverty has private and personal, individual and collective impacts. It has environmental, physical, social, psychological, cultural and economic consequences.
5. Parsing the Housing Poverty of Halifax Owners and Renters: Housing poverty is first and foremost a matter of insufficient income.
10. Deep Housing Poverty: Of the 9,865 owners and renter households whose gross household income is less than $10,000, renters outnumber owners 2.75:1.
12. Assessing the “Fit” Between Halifax Renter Housing and Renter Households: There is more to housing poverty than poor housing. Deep housing poverty imposes bare survival, isolation, stigma and social exclusion on its undeserving victims.
14. Renter and Owner Households: CORE Housing Need and Housing Poverty: CORE need brackets a complex condition in the hope of rendering it more manageable. However, “housing poverty” is a more inclusive concept, and encompasses degrees of both “income poverty” and “housing-cost-induced-poverty”.
Source: G. Wanzel (2017) 3 History in Brief. Halifax originated as a small port city. Economic growth stemmed from industry and shipbuilding throughout the mid-19th and early 20th century. The city experienced a population boom during WW2 in response to war-time demand. As a result, large housing developments were erected around Halifax and Dartmouth, creating new residential neighbourhoods. The establishment of CMHC in 1946 allowed war veterans and their families to buy homes with low mortgages making ownership easy and popular. Although Federal programs through CMHC helped develop these new neighbourhoods, limited residential planning took place during this time. Large areas throughout the city were under-serviced and sometimes failed to match the growing needs of new households.
By the 1950’s Urban Renewal had dominated city planning dialogue. The National Housing Act in 1956 allocated funds to Municipalities to remove “blighted areas” from downtown to create room for new urban development. Halifax became a poster child of the time when A Redevelopment Study of Halifax, by Gordon Stephenson a professor at the University of Toronto, garnered national recognition as a the premiere model of the time. Stephenson had conducted a survey of the housing stock in downtown neighbourhoods, and designated “blighted” areas for urban renewal. This resulted in large scale slum clearance in Halifax and negatively affected low income neighbourhoods around the city, predominantly in the North end of the penninsula. The purpose was to relinquish underutilized land, but resulted in the displacement of impoverished neighbourhoods to insular and poorly built public housing developments such as Uniacke Square, and Mulgrave Park, or to scattered neighbourhoods inconveniently situated outside of the downtown core. Although perceived as progressive tools for urban growth, both urban renewal and public housing developments of that time had long standing impacts on communities and households in the city that are still present today.
Suburbanization continued throughout the mid 20th century with population growth exceeding that of the inner city. The Halifax Housing Survey in 1963 and the Regional Development Plan encouraged large scale suburban projects by designating sites for residential and industrial development. Suburbanization was further influenced by the new Provincial Planning Act in 1969 which promoted the importance of regional planning throughout the area. Armdale, Fairview, Spryfield, and Rockingham were absorbed by the Municipality of the County of Halifax in 1969. Later in 1996 the City of Dartmouth, the Town of Bedford, and the Municipality of the County of Halifax were amalgamated into the Halifax Regional Municipality (HRM). Today HRM consists of over 200 officially designated neighbourhoods that reflect the pre-existing communities of amalgamation. Although large-scale regional planning and high level government was intended to efficiently allocate resources throughout the Municipality and facilitate financial benefits, equitable distribution of services, amenities and planning resources have not always been met. Balanced access to services such as public transportation, schools and diverse housing options can be limited leaving neighbourhoods disadvantaged and lacking the same opportunities.
Source: J. Grant, V. Prouse, M. Radice, H. Ramos, P. Shakotko (2014). 4 Indicators. Five indicators from the 2011 National Household Survey and CMHC were chosen to identify affordable housing neighbourhoods. % of Households renting % of Households earning Less Than < $20,000 median after-tax income % of Households in CORE need % of Households spending > 30% of income on shelter costs % of Households in need of major repair Legend. * Because all indicators are mapped on dif- ferent scales a specific legend would not be relevant to the numbers.
Low Scoring
Medium Scoring High Scoring
Areas of Interest
Dartmouth North
Indicators were evaluated individually by census tract (CT) and then overlaid. Areas that scored highest for each indicator appear darker on the map above, and were chosen for further analysis. Maps of individual indicators can be found in Appendix A.
Source: Statistics Canada (2011). 5 Neighbourhoods. Of the areas chosen, all but one, Dartmouth East, encompass multiple CTs. For the purpose of this report, it was felt the neighbourhoods of interest extend beyond traditional CT boundaries. While boundaries are one way to analyze data, they do not always reflect natural city areas.
Dartmouth South
Peninsula North
Dartmouth East
Spryfield Clayton Park
Source: ArcGIS Online (2017). 6 Characterization Resources.
Statistics Canada Census Data Census data from the 2011 National Household Survey was used throughout the report for demographic and household characterizations of neighbourhoods. This data was obtained online through the 2011 National Household Profiles for indicators such as income, family structure, and housing condition.
Canadian Mortgage and Housing Corporation (CMHC) Housing Market Information Portal CORE Housing Need, Shelter to Income Ratio, and housing market data was retrieved from CMHC’s interactive web portal. Data retrieved worked in collaboration with that of Statistics Canada for a closer look at vulnerable populations in the study areas.
Halifax Regional Municipality Open Data HRM’s open data resource provided data on crime, capital investment, public transportation, and parks and green space.
Walk Score Walkscore measures the walkability of any address using a patented system. For each address, Walkscore analyzes hundreds of walking routes to nearby amenities. Walkscore also measures pedestrian friendliness by analyzing population density and road metrics such as block length and intersection density.
Capital Health Community Profiles 2014 Each characterization used indicators from Community Profiles at the district level compiled by Capital Health.Although their data was not presented at the same level as this report, disease, mental health, addiction, and emergency visit data were referenced as general health indications for each area.
Halifax Regional School Board Community Reports provided by the School Board rank school performance against Provincial standards and provided enrollment records for the past five year. Reports also provided basic school information such as date of construction and feeder schools. 7 Characterization Resources.
American Planning Association - Great Neighbourhoods Designation Built form analysis of neighbourhoods drew from the APA’s designation of Great Neighbourhoods, which considers commercial centers, borders, and grid lay-out, which are all aspects reflected on in this report.The designation is done annually and ranks neighbourhoods based on a list of seven physical characteristics, which are scored.
What to Make of Housing Poverty G, Wanzel, 2017 This in-depth analysis of housing in HRM was referenced throughout the research and writing of this report. Final observations and comments from Wanzel’s report provided the broader definition of “housing poverty”
Gray Literature Although difficult to capture, perception of crime and safety in neighbourhoods throughout HRM was assessed through articles pulled from the Chronicle Herald, Metro, and Coast. Each paper was tracked daily or weekly for a month, looking for reports on crime or stories referring to neighbourhoods in the city regarding safety and risk.
Site Visits Site Visits occurred twice throughout the summer to verify local services, physical layout, and the overall feel of a given area. These visits also helped identify areas of interest within CTs. The focus was to identify any concentration of affordable rental units. Identification of these areas helped create the service maps and travel time to specific destinations, such as grocery stores and downtown. 8 Spryfield. 0015.00 0001.00 0002.00 % Renting 58% 39% 42.1%
% of Renters in Core 37.3% 30.1% 25.6% 0015.00 Housing Need % of Renters Spending >30% of 41.6% 43.2% 25.6% Household income on Shelter % of Housing in Need of 0002.00 20% 11% 8.3% Major Repair % of Households Making 0001.00 33.2% 32.1% 42.5% Less Than <$20,000
0015.00 - Population: 4,500 0001.00 - Population: 3,920 0002.00 - Population: 5,160 Total Dwellings: 2.345 Total Dwellings: 2,345 Total Dwelling: 1,505 Owners: 40% Owners: 42% Owners: 58% Renters: 60% Renters: 58% Renters: 42%
All CTs score high on income and shelter to income ratio indicators. All of Spryfield has a small youth population. Both 0002 and 0015 have below average youth populations (15-44). However, they experience a population bulge between the ages of 55-64 , indicting aging demographics. 0001 has an above average population between the 35-54 cohorts, but has virtually no senior maintained households 65+. 0001 demographics are divergent from the other two CTs.
Source: Statistics Canada (2011), CMHC (2011/2016). 9 Spryfield - Demographics All CTs contain high proportions of one person and activity limited households. CTs 0015 and 0002 have a significant percentage of one person households. Both CTs have high proportions of households with seniors. As mentioned before 0001 has a very small senior demographic, and seems to be an anomaly among the three CTs.
Income Core Housing Need 0001.00 0002.00 0015.00 205 (CMA) 0001.00 0002.00 0015.00 # Households 150 295 460 Tenant Median $ 819 $602 $603 $692 Shelter Cost Tenant Household Lone Parents 29% 57% 58% After-tax $53,383 $27,547 $29,175 $24,287 Median Income One Persons 43% 65% 52% Median 25.2% 22.8% 26.5% 23.4% Tenant-shelter to Activity Limitation 28% 45% 56% Income Ratio Overall shelter costs throughout Spryfield are significantly lower than Above are noteworthy household types in CORE need. the rest of the CMA, with similarly low incomes. Shelter to income ratio Both CTs 0002 and 0015 contain significant senior in all CTs is on par with the CMA median, however this is only made populations in need, while 0001 contains more middle aged possible by low rents. Should shelter costs change, the number in demographics. Overall, 0001’s tenant population seems to CORE need would increase. Households wishing to find more suitable be younger (35-54) with a higher number of families with housing would be hard pressed to find an alternative elsewhere, and children. The other two CTs have a significant number of may risk putting themselves in housing poverty. older and one person households in need. The exception in 0001 is most likely the demographic of Greystone Public Housing.
Source: Statistics Canada (2011), CMHC (2011/2016). 10 Legend. Daycare
Recreational Facility
Medical Clinic School Grocery Store (full) Corner Store (little food) Commercial Centre Area of Interest 400 Meter Radius
Spryfield is a dispersed area that lies along Herringcove Rd. Most run Daily Needs Walk Bus off streets are unconnected isolated niehgbourhoods. Although Spry- Walkscore: 58 Mike’s No field is an identifiable area, the neighbourhood is not contained by 20 mins 10 mins noticeable edges or boundaries and stretches out. Herringcove Rd., Frills Spryfield Family which acts as the central connecting street, is wide with old 23 mins 10 mins Medicine infrastructure, and lacks sidewalks in some areas. The only distinct Transitscore: 38 “commercial center” is the Spryfield Shopping Plaza, which is up Bus Terminal 1:20 hrs 20 mins hill from the area of interest, and contains limited attractions for the Downtown 2 hrs 47 mins neighbourhood such a small restaurants, local stores and cafes. Halifax
Source: HRM Open Data (2017), Walkscore (2017). 11 Spryfield - Education Individual and Provincial Elementary School Scores
Provincial Score 1 2 3 4 Reading 76% 63% 41% 72% 64% 1 Chebecto Heights Elementary Writing Organization 68% 43% 53% 72% 20% Writing Conventions 65% 51% 41% 81% 30% Math 72% 46% 35% 80% 38%
Individual and Provincial Junior High School Scores 2 Central Spryfield Elementary Provincial Score 3 4 3 Elizabeth Sutherland Reading 76% 68% 52% Elementary/ Jr. High 4 Writing Organization 80% 85% 62% Rockingstone Heights Writing Conventions 70% 73% 30% Elementary/Jr. High Math 63% 47% 25%
Of the four schools in the Spryfield area, two offer primary to Gr. 9. Overall three schools score below provincial standards. Elizabeth Sutherland (Pr- Gr.9), is the only school that is on par with or exceeding provincial marks. The catchment area for this school is above Herringcove Rd., and is a small residential neighbourhood of predominantly home owners. It has experienced the largest enrollment increase in since 2012. Rockingstone Heights (Pr-Gr. 9), has a declining enrollment rate and marks far below that of the province. Generally, the catchment area for each school is smaller than elsewhere in the CMA, and overall, school 1 2 3 4 enrollment is low.
Source: Halifax Regional Municipality School Board (2016). 12 Vacancy Rates: Stock Built Before 1980 % In Need Of The rental housing stock in Spryfield is older Major Repair and has a high rate in need of major repair. 1 Bed # Units # Vacant 0015.00 Although shelter costs are low, there are $0-$649 719 23 890 units (66%) 82% vacancies for inexpensive apartments. Units $650-$749 164 10 between $750-$849 have a vacancy rate of $750-$849 143 31 18%. Households may be choosing to spend 2 Bed 0001.00 beyond their means and live elsewhere to better $0-$649 204 11 510 units (82%) 14% access services and employment rather than $650-$749 419 31 live in this affordable neighbourhood. $750-$849 333 15 3 Bed 0002.00 $750-$849 60 11 765 units (82%) 20%
Crime Mapping June 13th- July 4th
Crime in the Spryfield area for the observed month consisted of assaults and car break and enters. The area was mentioned twice in the monitored news papers. Once, when Family SOS beehives were vandalized in Greystone June 13th public housing on June 13th, and again on June 27th, when a man was June 20th arrested for public indecency near Long Lake. June 27th Spryfield has historically been viewed as unsafe with high crime rates. July 4th However, the area was relatively quiet compared to other areas in the regional center. Of the five neighbourhoods in this report, Spryfield had the lowest number of crimes recorded in the 2014 Capital Health Report.
Capital Health Community Profile, Halifax Peninsula/ Chebucto Network (CHN 2), 2014 Addictions Addictions Mental Mental Spryfield scores higher than both the Based Based Health Health Network (CHN2) and the CMA district for Adult Child Services Services Services Services each indicator pulled form the Capital Health Emergency Emergency Utilization Utilization Utilization Utilization Report. Emergency visits are noticeably Visits Visits Adult Child Adult Child higher for children, and could be a result of limited access to a family doctor. Utilization District Total (CMA) 165.8 118.7 11.8 2.5 31.6 35.6 of addiction and mental health services are CHN 2 Total 138.3 169.9 11.7 2.4 44.2 33.7 high and could correlate with the high level of Spryfield 183.9 221.7 24.5 3.3 45.3 59.7 households with an activity limitation.
Source: CMHC (2016), Statistics Canada (2011), HRM Open Data (2016), Capital Health (2014). 13 Aging populations with limited Analysis. re-population in younger cohorts Low shelter costs compared to CMA average ($600-$680), however all CTs have high numbers in CORE need
Rental housing stock with high rates in need of major repair New subdivision built separate from neighbourhood below with little connection or integration to the rest Established ownership of Spryfield residential neighbourhood above Spryfield
Greystone public housing which was Long main commercial artery that is poorly built and maintained difficult and unpleasant to walk with poor infrastructure Comments. - New developments occurring around Spryfield, such as Governor’s Brook, increase land values and threaten shelter costs of valuable and established affordable housing rental neighbourhoods. - 0002 and 0015 contain aging homogeneous demographics that will require more accessible rental housing, while that of 0001 is middle aged and reflective of the population living in Greystone. Integration of these demographics could create a more diverse population for the community. Pivotal to this is the decision to continue to re-invest in Greystone public housing when current funding and lack of due-diligence has left it in disrepair and isolated from the rest of the community. - Public infrastructure in Spryfield has numerous areas that lack sidewalks, have deteriorating infrastructure, and are car dominant. Such characteristics do little to draw a community to the street, and influence the overall feel of a neighbourhood. Furthermore, when the physical appearance of a neighbourhood is falling in disrepair, the perception of the community may reflect these feelings. - This is the only area in this report where CORE need decreased in all CTs since 2006, however those who met all indicators in 2011 had some of the highest STIRs in the city, which increased by over 10%. The income of those in CORE need decreased in both 0015 and 0001 by $475 and $3,915 respectively, and increased in 0002 by $3,634. Although the overall number of households in CORE need decreased, the situation of housing poverty in the area appears to be more concentrated and severe. 14 Clayton Park. 0025.01 0025.02 0025.03 0025.02 57% 60% 85% % Renting
% of Renters in Core 37.4% 39% 20.2% 0025.03 Housing Need % of Renters Spending >30% of 41.9% 50.9% 35.7% Household income on Shelter 0025.01 % of Housing in Need of 7% 6% 4% Major Repair % of Households Making 28.3% 30.7% 15.3% Less Than <$20,000
0025.01 - Population: 4,600 0025.02 - Population: 4,820 0025.03 - Population: 7,275 Total Dwellings: 3,895 Total Dwellings: 2,090 Total Dwelling: 2,430 Owners: 15% Owners: 43% Owners: 40% Renters: 85% Renters: 57% Renters: 60%
0025.03 has the highest renter ratio of all CTs in Clayton Park, but overall scores are low for other indicators. 0025.02 and 0025.01 have smaller renting ratios, however those who rent have high STIRS and numbers in CORE need. 0025.03 seems to have both young professional and an older population, while 0025.01 has a younger demographic, and 0025.02 is best represented in the middle-aged cohorts. All CTs have low youth populations. 0025.03 is the only CT that has a large senior population.
Source: Statistics Canada (2011), CMHC (2011/2016). 15 Clayton Park - Demographics All CTs contain above average households with children. 0025.03 has a high mover ratio, signifying a transient population, which could be explained by the large youth and senior demographics. 0025.01 and 0025.02 have higher single parent and one-person households than the CMA average and do not have high mover ratios
Income Core Housing Need 0025.01 0025.02 0025.03 205 (CMA) 0025.01 0025.02 0025.03 # Households 425 525 625 Tenant Median $ 819 $739 $724 $878 Shelter Cost Tenant Household Lone Parents 69% 68% 34% After-tax $53,383 $30,235 $27,529 $37,569 Median Income Couples with Children 43% 0% 32% Median Tenant-shelter to 25.2% 27% 28% 23.4% Income Ratio Activity Limitation 52% 64% 25%
Both 0025.01 and 0025.02 have median income and shelter costs The number of those in CORE need in Clayton Park are below the CMA average. Shelter in 0025.03 is more expensive, some of the highest in the CMA, but this is not surprising however the average median after-tax income is higher. 0025.03’s considering the size of the overall population. 0025.02 has senior population receives a higher Old Age Security Pension an older demographic in CORE need. This likely correlates Transfer than the rest of the CMA, which could cover higher shelter with the high proportion of households with a activity costs. A higher proportion of couples without children and movers limitation. 0025.01 has a younger population in CORE need could also signify young working adults who have not yet started a between 15-34, and correlates with its high proportion of family and find the location convenient. households with children and lone parents.
Source: Statistics Canada (2011), CMHC (2011/2016). 16 Legend. Daycare
Recreational Facility
Medical Clinic School Grocery Store (full) Corner Store (little food) Commercial Centre Area of Interest 400 Meter Radius
Main Ave. and Lacewood Dr. are the main arteries and commercial Daily Needs Walk Bus centers in the area. Although daily needs, such as a full grocery Walkscore: 38 store, medical clinic, and restaurants are located in the identified Sobeys 26 mins 14 mins commercial centers, the area is un-walkable and difficult to Clayton Park 26 mins 14 mins access by foot. The edges of Clayton Park are somewhat defined Medical Clinic with the gridded layout of Fairview to the South, and the Harbour to Transitscore: 51 the East. However the West and North ends sprawl and consist of Bus Terminal 34 mins 22 mins unconnected streets and isolated neighbourhoods. Downtown 1:27 hrs 33 mins Halifax Source: HRM Open Data (2017), Walkscore (2017). 17 Clayton Park - Education Individual and Provincial Elementary School Scores Provincial Score 1 2 Reading 76% 69% 73% Writing Organization 68% 58% 45% Writing Conventions 65% 51% 60% Math 72% 60% 63% Duc D’Anville Elementary 1 3 Individual and Provincial Junior High Clayton Park Junior High School Scores
Provincial Score 3 4 Reading 76% 76% 79% Writing Organization 80% 78% 86% Writing Conventions 70% 72% 77% Math 63% 60% 69%
4 FairiviewJunior High
2Fairiview Elementary Although both elementary schools score below the provincial average, Clayton Park and Fairview Junior High rank well. Fairview Junior High scores highest of all schools. It is worth noting catchment areas for both Fairview elementary and Junior High distinctly go around the neighbourhood of interest (Randell Ave to Dawn St.). This area is traditionally perceived as having high crime rates. Enrollment for each school has increased, signifying households with 1 2 3 4 children are choosing to move to the area. Source: Halifax Regional Municipality School Board (2016). 18 Vacancy Rates: Stock Built Before 1980 % In Need Of Major The rental housing stock in 0025.03 needs little Repair major repair, and favours 1 and 2 bedrooms. All 0025.01 1 Bed # Units # Vacant CTs have a noticeably higher number of $0-$649 627 32 765 (73%) units 20% apartments above five stories. 0025.01 offers the $650-$749 1054 39 most diverse selection of unit sizes, with an even $750-$849 813 13 distribution of 1 to 4 bedrooms. Low numbers in 2 Bed 0025.02 need of major repair and limited vacancies could $0-$649 439 2 755 (52%) units 24% indicate a desirable neighbourhood where $650-$749 364 16 households are choosing to live, regardless of $750-$849 1300 65 high monthly STIRs. 3 Bed 0025.03 $750-$849 ** ** 1,235 (37%) units 9.3%
Crime Mapping June 13th- July 4th Crime was concentrated in three general areas around Clayton Park. The majority of crimes consisted of assaults and theft from motor vehicles. The Clayton Park area was mentioned twice throughout the month in the news. The first was on June 6th with the headline “Three Charged After Home Search - June 13th Drug Charges for Crack Cocaine and Marajuana”. The second was a robbery June 20th at the bowling alley on June 9th. The data does not reinforce the perception of June 27th July 4th high crime rates around the Dawn St area.
Capital Health Community Profile, Halifax Peninsula/ Chebucto Network (CHN 2), 2014 Addictions Addictions Mental Mental Clayton Park scores low on all health Based Based Health Health indicators except for child emergency visits, Adult Child Services Services Services Services which is well above the CMA average. Emergency Emergency Utilization Utilization Utilization Utilization Three family clinics can be found on the Visits Visits Adult Child Adult Child service map on the previous page, however District Total (CMA) 165.8 118.7 11.8 2.5 31.6 35.6 the area had a 38 walkscore,which is very un-walkable, and thus may make services CHN 2 Total 138.3 169.9 11.7 2.4 44.2 33.7 difficult to access. Clayton Park 124.2 176.22 9.6 1.9 28.2 30.0
Source: CMHC (2016), Statistics Canada (2011), HRM Open Data (2016), Capital Health (2014). 19
Divergent demographics and income levels with Analysis vulnerable populations (Senior and Immigrants) Unconnected dispersed streets, which segregate neighbourhoods, reinforcing insular areas
Closest commercial center. The area has an overall low walkscore of 38, and is car-dependent Main commercial arteries in the area, with limited daily services
A street and area with a Opposing community (Fairview) with reputation of high crime well defined edges, gridded blocks and rate and drug abuse well connected.
Isolated rental housing streets Comments. - The housing stock has a high percentage of 1 and 2 bedroom units, and could predetermine household sizes for the area. -The number of households in CORE need is one of the largest in the CMA. Households are either choosing to move to, or remain in, the neighbourhood even though monthly STIRs are high. Households are most likely making this choice due to convenience or perceived advantages of the neighbourhood. - Although average after-tax median income has increased STIRs have remained the same. The cost of living in this neibourhood is increasing at a faster rate than CORE need incomes, but households are choosing to remain or even move into cost-induced-hous- ing-poverty. - Numbers in CORE need have had a significant increase indicating a concentrated population of housing poverty. - 0025.03 has the most homogeneous demographic, highest shelter costs, and dwellings in good condition geared towards single and affluent couples without children. This CT also appears more transient and perhaps impacts the overall neighbourhood and community feel. - 0025.01 and 0025.02 are mixed between owners and renters, however neighbourhoods are physically segregated between the two housing tenures. Although the area is seemingly well-serviced, it is un-walkable and likely effects the livelihoods of residents. 20
Peninsula North. 0010.00 0020.00 83% 63% % Renting 0020.00 % of Renters in Core 34.6% 25.2% Housing Need % of Renters Spending >30% of 50.1% 28.2% Household income on Shelter
% of Housing in Need of 15% 19% Major Repair
0010.00 % of Households Making Less 41.3% 14.6% Than <$20,000
0010.00 - Population: 4,955 0020.00 - Population: 1,940 Total Dwellings: 2,765 Total Dwelling: 1,036 Owners: 17% Owners: 37% Renters: 83% Renters: 63%
0010 scored high on all 5 indicators. 0020 is less distinct, but was included to provide a full picture of the North End area, an old neighbourhood in the city. Both CT’s have an old housing stock with more than double the average housing in need of major repair. 0020 has a high mid 20’s-40’s and 65+ population. Where as 0010 stays consistent with the CMA average in all age groups, except seniors aged 65+.
Source: Statistics Canada (2011), CMHC (2011/2016). 21 Peninsula North - Demographics Both CTs contain large minority populations and are transient with a high mover ratio. There are below average households with children and lone parent families. The population in both CTs seems to be predominantly one person households, which could correlate with it’s transient nature, and few families within the community.
Income Core Housing Need 205 (CMA) 0010.00 0020.0 0010.00 0020.00 Tenant Median # Households 705 160 $ 819 $749 $863 Shelter Cost Tenant Household One Person 52% 44% After-tax $53,383 $25,396 $38,680 Median Income Median Tenant-shelter Activity Limitation 58% 49% 25.2% 27% to Income Ratio 24% The area is well located on the peninsula and considered an “up and Every age group in 0010 has significant numbers in CORE coming neighbourhood”, which is reflected in the increasing shelter need, especially in the 45-64 cohort. This CT has one of the costs. 0020 has the highest incomes and shelter costs of all CTs in largest populations in CORE need, half of which are one-person this report; 0010 is the opposite. It has the highest percentage of households. The majority of the households in 0020 in CORE Other Income from Government Sources as reported from Statistics need are 65+. This most likely represents an older Canada. This could account for the higher shelter costs, yet low population that has lived in the area for a while, in contrast to incomes in the area. Although shelter costs increased everywhere the new affluent population moving in. Currently the population across the CMA, rent in 0020 went up by over $100. This was the is quite homogeneous, fairly transient, and lacks demographics largest increase in the report, and signifies a changing such as families with children. neighbourhood and demographic.
Source: Statistics Canada (2011), CMHC (2011/2016). 22 Legend. Daycare
Recreational Facility
Medical Clinic School Grocery Store (full)
Corner Store (little food) Commercial Centre Area of Interest 400 Meter Radius
Penninsula North is the only neighbourhood in the report with a distinct Daily Needs Walk Bus walkable commercial corridor that runs though the area that is close to Walkscore: 87 downtown. This area is well serviced and the North End Gottingen area Sobeys 18 mins 10 mins has defined borders. Reports indicate the character of the area is North End Com- changing, and increasing shelter costs indicate a more affluent population 5 mins 6 mins munity Health arriving. East of Gottingen St. was selected as the area of interest due to Transitscore: 63 the number of public, non-profit, and affordable housing units. The only Bus Terminal 44 mins 15 mins service that is a distance from the area of interest is a full grocery store, Downtown 18 mins 15 mins overall the area is walkable. Halifax Source: HRM Open Data (2017), Walkscore (2017). 23 Peninsula North - Education Individual and Provincial Elementary School Scores Provincial Score 1 2 3 St. Joseph’s Alexander Mckay Elementary Reading 76% 73% 45% 88% 1 Writing Organization 68% 83% 27% 88% Writing Conventions 65% 72% 25% 82% Math 72% 77% 18% 94%
Individual and Provincial Junior High School Scores 2 Provincial Joseph Howe Elementary Score 3 Reading 76% 76% Writing Organization 80% 83% Writing Conventions 70% 72% Math 63% 66% 3 Oxford Elementary/ Jr. High
The only school which does poorly against provincial scores, is Joseph Howe Elementary. The catchment area for this school follows the borders of 0010 and extends into downtown. Contrarily, St. Joseph’s Alexander Mckay Elementary has a better academic performance and its catchment area runs along 0020 towards the North end near the Hydrostone. Given the choice, unequal elementary performances play a large role in where couples choose to move. Oxford school 1 2 3 does well in both elementary and junior high. Source: Halifax Regional Municipality School Board (2016). 24 Vacancy Rates: Stock Built Before 1980 %In Need Of Major Both CTs have large numbers of housing in Repair need of major repair. There are limited vacancy 1 Bed # Units # Vacant rates for low priced units in the area, indicating $0-$649 269 7 0010.00 a high demand. However, gentrification of the $650-$749 367 6 1,170 (51%) units 49% area could threaten the sustainability of these $750-$849 433 13 affordable units. Both CTs have a 2 Bed disproportionate number of 1 and 2 bedroom $0-$649 51 ** units, which indicate it may be hard for $650-$749 207 6 households with children to find suitable and $750-$849 429 6 0020.00 affordable shelter. 0010 also contains Uniacke 3 Bed 390 (60%) units 80% Square, a large and threatened public housing $750-$849 ** ** stock in need of major repair.
Crime Mapping June 13th- July 4th Crime was concentrated around North St. up from the MacDonald bridge. The type of crime varied from assaults, theft from motor vehicle, and robbery. The North end area was mentioned eight times in the paper throughout the June 13th month, the highest of all neighbourhoods. The story which garnered the most June 20th attention was a shooting thought to be near Mulgrave park that appeared in all June 27th newspapers, where a dog was caught in the crossfire. July 4th
Capital Health Community Profile, Halifax Peninsula/ Chebucto Network (CHN 2), 2014 Penninsula North scores high on every Addictions Addictions Mental Mental health indicator. Child emergency visits is Based Based Health Health the most prominent. This could be linked to Adult Child Services Services Services Services a limited number of walk-in health Emergency Emergency Utilization Utilization Utilization Utilization clinics and inability to see a doctor. Visits Visits Adult Child Adult Child Utilization of adult addiction and mental health services are also higher than the District Total (CMA) 165.8 118.7 11.8 2.5 31.6 35.6 surrounding areas. This could be a result of CHN 2 Total 138.3 169.9 11.7 2.4 29.4 37.8 the concentration of social services along Peninsula North 170.1 209.6 14.6 n/a 38.8 38.3 Gottingen street. Source: CMHC (2016), Statistics Canada (2011), HRM Open Data (2016), Capital Health (2014). 25
Large affordable housing stock Significant one-person Analysis. in need of major repair households in CORE Over half the population housing need in CORE need are seniors with limited mobility and who have most likely lived in the neighbourhood for decades. Rising shelter costs may Uniacke Square public jeopardize their livelihood housing development
Changing demographics with higher shelter costs and incomes. In 2006 34% of households Large non-profit and affordable had an after-tax income under housing stock, mostly in need of $20,000; in 2011 that number major repair dropped to 14%. Although the number in CORE need has decreased, their STIR jumped 30%-50%
The only under preforming Decreasing household Closest full grocery store, school in the area after-tax income, still an 18 minute walk increasing numbers in from area of interest CORE need
Comments. -Both CTs contain homogeneous demographics of one person households in CORE need and few households with children. The area is also transient, and scores high on all health indicators. - 0020 and 0010 demonstrates contrasting areas in the same neighbourhood. 0020 consists of increasing shelter costs, higher incomes and decreasing households in CORE need. 0010 is the exact opposite. Is 0020 an example of an improving neighbourhood, or one of displacement where households impacted by income poverty were forced to relocate? - After-tax household incomes in 0020 increased by over $7,000, and fell by more than $1,000 in 0010. The SITR in 0010 increased to over 46%. - Low vacancy rates for affordable apartments, indicate a demand for affordable units that may be in jeopardy if current trends continue. 26
Dartmouth South. 0101.00 0102.00 62% 56% % Renting
% of Renters in Core 40% 29% Housing Need 0102.00 % of Renters Spending >30% of 50% 42% Household income on Shelter
% of Housing in Need of 12% 8% Major Repair 0101.00 % of Households Making Less 30% 27.5% Than <$20,000
0101.00 - Population: 3,405 0102.00 - Population: 4,245 Total Dwellings: 1,730 Total Dwelling: 2,175 Owners: 38% Owners: 44% Renters: 62% Renters: 46%
101 has majority renters and scores high on all income and shelter indicators. 102’s numbers were more conservative, but the CT was included to provide a full picture of the neighbourhood. CTs have higher than average household maintainers between 45-54. This bulge could indicate an aging population with limited re-population.102 has a slightly higher population and number of dwellings, however 101 has a higher renter to owner ratio and households in CORE need, indicating a concentration of housing poverty.
Source: Statistics Canada (2011), CMHC (2011/2016). 27 Dartmouth South - Demographics Similar to other CTs chosen, both have high proportions of one person households, but the area is not noticeably transient indicating a settled neighbourhood.101 has a slightly higher number of households with children, and 102 has below average. 101 also has more households with an activity limitation.
Income Core Housing Need 205 (CMA) 0101.00 0102.00 0101.00 0020.00 Tenant Median # Households 410 330 $ 819 $750 $740 Shelter Cost Tenant Household Lone Parent 75% 45% After-tax $53,383 $28,980 $29,546 Median Income Activity Limitation 51% 49% Median Tenant-shelter 25.2% 29% to Income Ratio 26% One Person 46% 33%
The after-tax median income for each CT is just shy of covering Each age group, save 25-34 in 101, has higher than average median shelter costs in the area ($725, $735 vs. $750, $740). households in CORE need. Roughly 50% of 101’s largest Overall shelter costs are less than the CMA average, but have cohort (35-54), were in CORE need. 102 contained just over risen by roughly $80.00 since 2006. Both CTs have numbers 50% of individuals between 35-44 in CORE need. The largest above average earning less than $20,000 after-tax income a year, household type in both CTs was one-person, where with 63% earning below $40,000 a year. Given current income almost half of each population tested met all CORE need levels, tenant shelter costs are just affordable and any increase indicators. will impact households dealing with income poverty and force them to choose between housing-cost-induced-poverty and relocation.
Source: Statistics Canada (2011), CMHC (2011/2016). 28 Legend. Daycare
Recreational Facility
Medical Clinic School Grocery Store (full) Corner Store (little food)
Commercial Centre Area of Interest 400 Meter Radius
Dartmouth South has been zoned as established residential in the Daily Needs Walk Bus coming Centre Plan. Pleasant and Portland St. have been designated as corridors, however currently there are few attractions and services. Walkscore: 44 Sobeys 16 mins 10 mins Walksocre for the area is 44, which is somewhat walkable. There is a North End Com- 19 mins 10 mins noticeable food and service desert in the middle of the neighbourhood. munity Health The neighbouhoods along Gaston stand out as primarily rental units and Transitscore: n/a Bridge Bus 46 mins 20 mins were chosen as the area of interest. Most essential services are around Terminal Penhorn mall, however little falls within the 400 meter catchment of the Downtown 1:05 hrs 40 mins area of interest. Halifax
Source: HRM Open Data (2017), Walkscore (2017). 29 Dartmouth South - Education Individual and Provincial Elementary School Scores Provincial Score 1 2 3 Reading 76% 73% 85% 35% Writing Organization 68% 40% 71% 41% Writing Conventions 65% 50% 44% 39% Math 72% 47% 68% 45%
Individual and Provincial Junior High Bicentennial Elementary/ Jr. High School Scores 1 Provincial 1 3 Hawthorne Elementary Score 2 Reading 76% 75% 63% Writing Organization 70% 3 80% 83% Writing Conventions 70% 74% 62% Southdale-North Woodside School Math 63% 71% 47%
None of the schools score above Provincial average, with Southdale-North Woodside School (Pr-Gr.9) preforming the poorest. A new school is under construction across from the current site, which could change the academic performance of the area. Enrollment in all schools has increased, Southdale-North Woodside by 185. Perhaps resources at the current school could not accommodate the population increase which could explain the 1 2 3 investment in the new school. Source: Halifax Regional Municipality School Board (2016). 30 Vacancy Rates: Stock Built Before 1980 % In Need Of Major The housing stock in 101 is older than that of Repair 102 and in need of major repair. Both CTs 1 Bed # Units # Vacant contain higher than average 1 bedroom units $0-$649 190 16 0101.00 and correlates with the high proportions of $650-$749 519 14 995 (93%) units 52% one person households. Dartmouth South $750-$849 167 4 had some of the lowest overall vacancy rates 2 Bed around the regional center, indicating a $0-$649 74 2 demand to live in the area. 102 seems more $650-$749 326 31 affluent, with a higher owenership rate than $750-$849 565 36 0102.00 101. 3 Bed 1,101 (81%) units 8.5% $750-$849 133 6 $850-$999 133 8 Crime Mapping June 13th- July 4th Crime was most prominent to the North of 102, which borders downtown Dartmouth, and along Pleasant St. Assaults, break and enter, and theft from a motor vehicle were most common. None of the crimes were near the area June 13th of interest, and predominantly occurred along main streets. The area was mentioned four times in the news . The most serious was a homicide of a 35 June 20th June 27th year old women on Hastings Dr. in 101. The second was a man swarmed and July 4th stabbed by a group of teenagers on Thistle St the following week near downtown in 102.
Capital Health Community Profile, Dartmouth/ Adult addiction and mental health services Southeastern Network (CHN 1), 2014 were the highest amongst all indicators. Addictions Addictions Mental Mental The closest medical clinic is in Penhorm Based Based Health Health mall, however a number of clinics are also Adult Child Services Services Services Services located in downtown Dartmouth, roughly Emergency Emergency Utilization Utilization Utilization Utilization a 15-20 minute walk. The area did contain Visits Visits Adult Child Adult Child higher than average numbers for diabetes, congestive heart failure and District Total (CMA) 165.8 118.7 11.8 2.5 31.6 35.6 hyper- extension, which could be CHN 1 Total 151.9 137.1 14.1 3 39.3 36.6 representative of the households with an Dartmouth South 154.4 135.5 16 3.9 44.2 33.7 activity limitation. Source: CMHC (2016), Statistics Canada (2011), HRM Open Data (2016), Capital Health (2014). 31 Closest commercial center containing Analysis most daily needs
Service desert with limited daily needs in walking distance. Low walkscore for the area and under serviced by transit Concentration of rental walk-ups in need of repair
Smaller population, but higher percentage of renters, and numbers in CORE housing need New and old locations of Soudale-North Woodside School (Primary-Gr. 9). Enrollment has increased in this school by 180 students since 2006.
Aging population with fewer households with families and more one person households One of two designated corridors in the upcoming Centre Plan
Comments. -Shelter costs in both CTs are fragile. Currently households earn just enough to cover shelter costs, however a brand new school and designation of commercial corridors along Portland St. and Pleasant St. in the forthcoming Center Plan will impact both land values and desirability to live in the neighbourhood. -The rental housing stock in 101 is larger, older, and in need of major repair. The ability to preserve this essential housing stock will impact the livelihood of many households who currently live in this neighbourhood. - The number of households in CORE need and their shelter costs have increased since 2006. However, their after-tax income has decreased. While the change in 101 was slight (about $50), 102 declined by over $1,000. If Dartmouth South shelter costs are impacted by new development, and incomes of those most vulnerable continue to decline, these households will be forced to relocate or enter into housing-cost-induced-poverty, if they are not already. 32
Dartmouth East. 0106.01 50% % Renting
% of Renters in Core 54% Housing Need % of Renters Spending >30% of 0106.01 55% Household income on Shelter
% of Housing in Need of 8% Major Repair % of Households Making 45.8% Less Than <$20,000
0106.01 - Population: 3,615 Total Dwellings: 1,545 Owners: 50% Renters: 50%
106 contains a young tenant population above the CMA average. It’s largest population is between 35-44, followed by 15-24. This is the only CT with no 65+ household maintainers, however the 55-64 cohort is large, and an aging population could require a different housing stock. Renters account for 50% of households and score high on all indicators except % in need of major repair. Of all CTs in the report, 106 scores highest for percentage of households in CORE need, and households who earn a median after-tax income below $20,000 a year.
Source: Statistics Canada (2011), CMHC (2011/2016). 33 Dartmouth South - Demographics The population in 106 is transient, and has a large one person household demographic, two indicators apparent in most CTs throughout this report. The area has slightly higher than average households with children, and low single parents households.
Income Core Housing Need 205 (CMA) 0106.01 # Households 0106.01 Tenant Median 390 $635 Shelter Cost $ 819 Lone Parent 63% Tenant Household After-tax $53,383 $23,006 Median Income Activity Limitation 76% Median Tenant-shelter 25.2% 31% One Person 63% to Income Ratio
Shelter costs in Dartmouth East are low. Median after-tax income for The largest demographic of renters in CORE need are aged tenant households in the area is less than half of the CMA average. between 55-64.125 households have at least one person with High numbers in CORE need along with low incomes indicate most an activity limitation, which is interesting as the 65+ population renters in 106 could not afford to live elsewhere in the CMA. 70% of is non-existent. Although perhaps this indicates an aging mid- the population make below $40,000 a year, indicating a dle aged demographic that may require suited infrastructure. concentrated low income neighbourhood. Furthermore, for The area also has a large maintainer demographic between households earning an annual income of $23,006, 30% for shelter 15-24 (110), where 82% are in CORE need. 106 is the only costs would equate to $575 a month. This reinforces the reality that CT with no home owners who qualify as being in CORE need most tenant households in this neighbourhood are already dealing and presents the exact opposite of the rental households in the with some form of housing poverty, and rising rents would have a neighbourhood. serious impact.
Source: Statistics Canada (2011), CMHC (2011/2016). 33 Legend. Daycare
Recreational Facility
Medical Clinic
School Grocery Store (full) Corner Store (little food) Commercial Centre Area of Interest
400 Meter Radius
Main St. presents a clear entrance to the neighbourhood and the Unia Daily Needs Walk Bus Estates subdivision, borders to the North East, but it remains a separate Sobeys neighbourhood. Streets are somewhat connected but the neighbourhood is Walkscore: 26 28 mins 10 mins difficult to navigate by foot and received the lowest walkscore in the report, Woodlawn 30 mins 13 mins 26.The area of interest was chosen for its concentrated rental stock and Medical Clinic public housing. A school, recreation facility, and convenience store fall within Bridge Bus Transitscore: n/a 1:10 hrs 30 mins the 400 meter catchment area. The closest commercial center is the Terminal Penhorm Plaza area, which is a half an hours walk away. Downtown 1:40 hrs 50 mins Halifax Source: HRM Open Data (2017), Walkscore (2017). 35 Dartmouth East - Education Individual and Provincial Elementary School Scores
Provincial Score 1 2 3 Reading 76% 46% 71% 69% Writing Organization 68% 23% 76% 69% Writing Conventions 65% 15% 65% 57% 3 Math 72% 29% 64% 63% Michael Wallace Elementary Individual and Provincial Junior High School Scores
Provincial Score 4 Reading 76% 77% 2 Writing Organization 80% 87% Ian Forsyth Elementary Writing Conventions 70% 70% Math 63% 63%
Caledonia4 Junior High 1 Admiral Westphal Elementary Of the four schools in the area, Ian Forsyth Elementary and Michael Wallace Elementary both have declining enrollment, however households with children is higher than the CMA average. The neighbourhood contains three elementary schools all in close proximity of each other. Amalgamation could improve resource distribution and academic performance. Two private schools in Unia Estates could be the cause of decreasing enrollments. Caledonia Jr. High does well compared to Provincial standards. The area of interest falls within Ian Forysth’s elementary catchment area, which has good 1 2 3 4 performance standards. Source: Halifax Regional Municipality School Board (2016). 36 Vacancy Rates: Stock Built Before 1980 % In Need Of Major Repair Overall the area’s tenant demographic has 1 Bed # Units # Vacant higher than average households with $0-$649 189 17 0106.01 children indicating a need for affordable 3 $650-$749 307 17 615 (81%) units 45% bedroom units. Vacancy rates for 3 bedroom $750-$849 71 2 apartments below $750 are not reported, however 2 Bed there are only 3 units ranging from $750-$999. 1 $0-$649 209 54 and 2 bedroom apartments have higher vacancy $650-$749 131 13 rates and do not seem to be in demand. However $750-$849 125 4 as the 55-64 cohort ages this demand could shift. 3 Bed $750-$849 63 1 $850-$999 19 2 Crime Mapping June 13th- July 4th
Overall there were 22 incidents throughout the month. Of all the neighbourhoods characterized in this report, Dartmouth East had the second lowest crime rate reported in the Capital Health Report. The area was June 13th mentioned twice in the news throughout the month. Once when a body was June 20th pulled from a lake in the area, but no criminal activity was suspected. The June 27th second time when a man was charged with impaired driving on his way to Cole July 4th Harbour.
Capital Health Community Profile, Dartmouth/ 106 scored either below or on par with most Southeastern Network (CHN 1), 2014 indicators. Child emergency visits and mental health services were the only high scoring Addictions Addictions Mental Mental indicators. Similar to Dartmouth South, 106 Based Based Health Health came up higher than average for all illness Adult Child Services Services Services Services indicators such as diabetes and Emergency Emergency Utilization Utilization Utilization Utilization hyper-extension. The area also has a Visits Visits Adult Child Adult Child large demographic with an activity District Total (CMA) 165.8 118.7 11.8 2.5 31.6 35.6 limitation that can not be attributed to a CHN 1 Total 151.9 137.1 14.1 3 39.3 36.6 senior (65+) population, but an aging middle Dartmouth East 146.4 139.4 11.9 2.6 35.3 40.5 cohort population.
Source: CMHC (2016), Statistics Canada (2011), HRM Open Data (2016), Capital Health (2014). 37
New subdivisions separate from the rest of the Analysis neighbourhood with new infrastructure and built form
One of three elementary schools with low enrollment Private schools rates Closest commercial center with grocery store and health clinic is over 25 minute walk Higher percentage of house- (low walk and transit score). holds with children and young Apart from this plaza, the maintainers area remains under- serviced offering few accessible daily needs. Of the households Concentration of rental row tested in CORE need (126), housing and apartments by 76% have some sort of few developers activity limitation.
Comments. - Shelter costs and incomes are some of the lowest in the CMA, and signify a vital housing stock to the households who live in the neighbourhood. It would be difficult to find similar shelter costs throughout the CMA, notably for a demographic with a high proportion of households with children who require larger units. However, while the median before-tax income of tenants in CORE need decreased by $2,000, shelter costs increased sending households further into housing poverty. -Rental households in CORE need increased by 60, however there is not one home-owner in 106 who meets all indicators. Physically, owner and rental household neighbourhoods are separate with little integration and connectivity. Furthermore, new development is occurring around concentrated rental neighbourhoods further creating insular areas. - Declining enrollment rates, close physical proximity, and low grades of three elementary schools could be improved by amalgamation and efficient resource distribution. - 3 bedroom units between $0-$749 were unreported either due to minimal total numbers or lack of response. There were only three vacant 3 bedroom units costing between $750-$999, and higher than average households with children, indicating a demand for units this size and price. 38 Transitioning Realities. Spryfield.CORE Need Housing0015.00 Poverty-0001.00 0002.00 2011 2006 2011 2006 2011 2006 CORE Need 460 510 150 235 295 400 STIR 54% 45% 38% 38% 37% 47% After-tax Median Income $14,898 $15,373 $14,060 $16,975 $17,914 $14,280 Owner Median Property Value $160,401 $125,049 $199,730 $149,723 $229,593 $179,226 Clayton Park. 0025.01 0025.02 0025.03 2011 2006 2011 2006 2011 2006 CORE Need 425 365 530 340 625 525 STIR 49% 46% 45% 44% 46% 46% After-tax Median Income $18,570 $17,167 $18,173 $16,646 $20,887 $19,452 Owner Median Property Value $219,359 $174,629 $250,665 $225,171 $249,666 $214,694 Peninsula North. 0010.00 0020.00 2011 2006 2011 2006 CORE Need 705 685 160 220 STIR 46% 46% 36% 50% After-tax Median Income $13,720 $14,968 $25,057 $17,404 Owner Median Property Value $299,571 $219,261 $300,076 $224,860 Dartmouth South. 0101.00 0102.00 0106.01 2011 2006 2011 2006 2011 2006 CORE Need 410 370 330 290 390 330 STIR 46% 46% 53% 43% 50% 51% After-tax Median Income $16,831 $16,898 $16,733 $17,677 $14,610 $16,887 Owner Median Property Value $200,505 $150,098 $240,533 $193,513 $235,352 $179,920 Spryfield and 0020 in Peninsula North are the only areas where CORE need decreased. Of all CTs examined, 0010 in Peninsula North has the largest population in CORE need. Right next to it, 0020 is a different story. CORE need numbers have decreased, while incomes and shelter costs have increased. These numbers likely represent a new population in the area. Is this a forecast of what will occur to vital affordable housing neighbourhods if there is no du-diligence to preserve them? Furthermore, where do households forced out go? Especially if they already live in neighbourhoods with low monthly shelter costs and have low-incomes. Aside from 0020, Clayton Park was the only area where CORE need after-tax median income increased. STIRs in most CTs remained the same or increased, indicating households in CORE need are progressively being left with less financial choice and freedom.
Source: CMHC (2011), Statistics Canads (2011). 39 Neighbourhood Observations. Every neighbourhood considered in this report is unique both in physical and social make-up. Limited or over-arching designations cannot be made. However, observations about the state of housing poverty in relation to these neighbourhoods, what it means for those who live within them, and how housing poverty at large is changing, can be observed. These are not final assessments, but rather points that require further investigation. Should the Working Group decide to address an observation or characteristic, any action will require tailored, researched, and thought through interventions. Observations made below are generalized and impact each neighbourhood differently. Some are clearly apparent in an area, while in others the impact appears quite small. Central to each observation is the reality that housing poverty can take different forms and the concept is not limited to housing alone. It encompasses a neighbourhoods social, physical, and mental state, and that different combinations of shifting dynamics can create an unfair environment for the households who call it home.
Number of households in CORE need have increased. With the exception of Spryfield and 0020 in Penninsula North, the number of households in CORE need has increased from 2006-2011. Although it was previously acknowledged that CORE need criteria is rigid and does not reflect all dynamics of housing poverty, it is an indicator of households who are struggling to make ends meet and find a suitable dwelling. Generalized statistics, transient demographics, and increasing populations can mask data and make it appear as if housing poverty is decreasing. However, inadequate, unaffordable, and unsuitable housing remains the reality for hundreds of households across the CMA. From 2006-2011 households in CORE need increased from 20,200 – 20,410 in HRM. Together, the increase of all CTs in this report was 510. So, while the overall number in CORE need has increased, it’s also becoming progressively concentrated in neighbourhoods that are further from the city center and under-serviced. Whats more concerning, shelter costs in many of these areas is already the lowest in the CMA, and households can not afford for them to increase. We must question how we have allowed this trend to transpire, the message and perception that then creates within a neighbouhood, and how the partners of the Working Group may begin the address this reality.
Household STIRs in CORE need have predominantly increased. Of all the CTs considered in the report, all but three (0002, 0020, and 106), have experienced an increase in CORE need house- hold shelter costs in relation to annual income. That is to say, either shelter costs have increased, incomes have decreased, or some combination of the two. Should the trend of decreasing incomes demonstrated on pg. 38 continue, this will further stress households suffering from housing income poverty. Some households may choose to relocate to a dwelling where average monthly rent will demand less of their income, most likely further outside the metropolitan area, or stay in their current neighbourhood due to convenience. Both are a result of housing poverty. Regardless of which scenario, or some combination of the two, both negatively impact households in housing poverty and their freedom to a right of choice.
Median after-tax incomes of households in CORE need have decreased. With the exception of Clayton Park and CTs 0002 and 0020, median after-tax income of households in CORE need have decreased from 2006-2011. This coupled with average STIRs in all CTs, save 3, either increasing or remaining the same, households are left with diminishing funds for all other facets of life. With average household incomes ranging from $13,720 to $20,887, and STIRs upwards of 40%, households are forced to operate between increasingly limited margins. The release of 2016 Statistics Canada data will affirm whether this trend has in fact persisted. Should this be the case and incomes of those in need have not increased at a rate appropriate to accommodate higher shelter costs for suitable dwellings, an increasing number of households will fall into hous- ing-cost-induced-poverty, or individuals and families will be forced from neighbourhoods they consider home. 40 Homogenous Demographics. All neighbourhoods considered in this report are individual communities with a unique make-up. However, many encompass similar demographic trends that could contribute to the area and overall community feel. Common dominant household types are one-person, lone-parent, or senior households. Almost all CTs have high proportions of households who rely on public transit and work in sales and retail. Most neighbourhoods have at least one CT with a high proportion of persons with an activity limitation— all have a significant number of households in CORE need with persons suffering from an activity limitation. A homogeneous demographic by no means reflects a limitation or barrier to a neighbourhood. It does however beg several questions, such as, is the built form of this neigh- bourhood well-suited for the demographic? Are daily needs such as schools, daycares and grocery stores well positioned for such de- mographics? And if there is an over representation of a certain household type, would investing in infrastructure and services to attract a more diverse household tenure benefit the area?
Physical isolation. Examination of each neighbourhood’s built form revealed unconnected areas, undefined edges, and unclear or far commercial centers. Every neighbourhood, except Penninsula North had a commercial plaza, was car-centric, and scored un-walkable. For someone who works full-time or has two jobs, relies on public transit, and may have an activity limitation, getting to and from such a plaza, rather than walking down the street could be difficult. Furthermore, given the choice to live elsewhere, such characteristics would seem undesirable. Additional physical characteristics observed in most neighbourhoods were long, car-centric and un-walkable arteries. Few areas contained daily needed services in walking distance. In many areas large roads cut through neighbourhoods isolating streets and segregating communities that could be connected. Spryfield, Dartmouth East and Clayton Park all contained large new subdivisions that were built around existing neighbourhoods, rather than constructed to connect to surrounding areas and integrate communities. Most are separated and differentiate between the new with the old.
Inaccessible neighbourhoods. The American Planning Association has an annual designation of “Great Neighbourhoods” throughout the country, and focuses on physical indicators such as defined centers, clear but permeable edges, mixed uses, and interconnected streets. Good neighbourhoods design emphasizes interconnected streets and a mix of services that encourage pedestrian mouvement. Acclaimed planners such as Jane Jacobs, and LEED international neighbourhood rankings affirm street connectivity and walk to services constitute primary criteria of a sustainable, functional, and desirable neighbourhood. This highest walkscore in all neighbourhoods was Penninsula North - 87, second Clayton Park - 58, and Dartmouth East with a low of 28. A score between 70-89 is designated as “very walkable”; most errands can be accomplished on foot. Anything above 90 is a “walker’s paradise”: daily errands do not require a car. Apart from Penninsula North all neighbourhoods have low walk scores and are car dependent. Physical layouts that deter pedestrian mouvement can impact community life, but is also a reflection of the thought and investement put into such areas. Partners should consider the pressure that un-walkable, inaccessible and under-serviced neighbourhoods put on households, but also the reality of concentrated low-income households in these areas, and the message this sends to residents.
Looking Forward The characterizations in this report outlined the reality for selected neighbourhoods in the CMA. This is not a summary or big picture of the city, but rather a window into the reality of many households who are struggling with housing poverty in some way. New developments, the Center Plan, and an increasing population in the metropolitan area is exciting and brings new opportunities that everyone can benefit from if planned right. This is a pivotal time to take an in-depth look at all neighbourhoods across the city, their impact on one another, an the role they play for the households within them, whether good or bad. What dynamics are essential to households, such a current shelter costs. And what dynamics can improve a neighbourhood and create equal opportunities across the city, such as standard school performances and investments in public infrastructure. Although change can be good, we must choose for it to include everyone. 41 Strengths To Build Upon. Social Groups and Community Organizations. Most neighbourhoods contain groups and organizations dedicated to addressing social needs within the community. Developing relationships with these groups is essential to establishing relationships, identifying areas of need, and engage community members. - Dartmouth East: Boys and Girls Club of greater Halifax East Dartmouth Site - Spryfield: Chebucto Family Centre, Chebeucto Connections, The Salvation Army Family Resource Centre, Hand in Hand - Peninsula North:
Embraced Community Spaces and Buildings. Each community contains spaces and buildings that represents some identity and pride. Identifying these places, and working to har- ness this sense of community in other areas of the neighbourhood will be important for sustainable changes and improvements to be made. - Dartmouth East: East Dartmouth Community Centre - Spryfield: Captain William Spryfield Community Center - Peninsula North: George Dixon Centre, North End Community Library, St. George’s Youth Net, Souls Harbour, The Little Dutch Church, The YMCA
Topography and Natural Environment. Many of these neighbourhoods are located near the ocean, beautiful streams, or natural forested areas. Preserving and integrating them into the community could create new recreational space, meeting locations, or simply enhance the beauty around the neighbourhood and emphasize their connection to the surrounding landscape. - Dartmouth South: Access to harbour along both 101 and 102, with beautiful high topography descending to the water - Spryfield: Improving access to the Macintosh Run Community Trail - Dartmouth East: Large vacant land to the rear of 106
New Development. Development is not bad for any of these neighbourhoods, so long as it is done in a mindful way to benefit all demographics. eW have seen the tremendous impact new meaningful and well planned developments can have on a neighbouhood, such as the central library downtown which attracts people from all walks of life who love to be in that space. How can we harness developments that have an impact such as this for other neighbourhoods throughout the city? - Dartmouth South: New school replacing Southdale North woodside school - Spryfield: Captain William Spryfield Community Center - Clayton Park: Canada Games Center 42 Conclusion. Each neighbourhood presents a distinct combination of factors and characteristics, and any idea, intervention or action should be tailored. Should the Working Group decide there is cause and ample opportunity to act, each partner will need to reflect on what intervention they feel could have the most meaningful impact and what they can contribute. Pertinent is the need for every action to be sustainable and for the long-term. Pop-ups, events and trendy interventions may draw immediate attention and gain momentum for a time, but if we have learned anything, it is that housing poverty is deeply rooted in structural dynamics of our society. If a simple approach could work, surely we would have come up with it by now.
Any sustainable and meaningful plan will most likely encompass several actions over a period, rather than a one-off solution. It is important to reflect on both the internal and external limitations facing a neighbourhood and how they interact together. Understanding these shifting dynamics will not only contribute to the quality of any intervention, it will also contribute to a better understanding of affordable housing throughout HRM, and how different neighbourhoods interact with one another.
Furthermore, any sustainable intervention must force us to reflect on our definition of quality fordableaf housing. This is housing that is both well-built and well-serviced by the community. Allowing our housing to fall into disrepair, or segregate a community is neither socially or financially viable. Our affordable housing stock, that is both public and private, is essential to thousands of household in our population and our housing stock at large. Not only can we not afford to do nothing, we cannot afford to continue to re-invest in housing developments in half-hearted way. It is not sustainable, nor does it respect those who call these dwellings and neighbourhoods home. How partners choose to invest their resources can have a major impact on neighbourhoods, however the choice not to do something will have a major impact as well.
While new developments and revival of old neighbourhoods is exciting, the number and concentration of households in CORE need has grown. On the one side there is the lack of appropriate quality housing for households in accessible and convenient locations. This can either force people into housing-cost-induced-poverty by spending beyond their means, or to relocate somewhere further outside of the city than desired. This risks negatively impacting their life in some other form, such as a longer commute, limited career opportuni- ties or social isolation. However, rooted in that choice is the matter of income. Housing poverty, both physical and social, is interwoven in a households income, their ability to choose where to live and the opportunities that come along with it. 43 Glossary. CORE Need : A household is said to be in core housing need if its housing falls below at least one of the adequacy, affordability or suit- ability standards and it would have to spend 30% or more of its total before-tax income to pay the median rent of alternative local hous- ing that is acceptable (meets all three housing standards). - Adequate housing are reported by their residents as not requiring any major repairs. - Affordable dwellings costs less than 30% of total before-tax household income. - Suitable housing has enough bedrooms for the size and make-up of households, according to National Occupancy Standards
Average Shelter-Cost-to-Income Ratio (STIR): Refers to the average proportion of total before-tax household income spent on shel- ter. The shelter-cost-to-income ratio is calculated for each household individually by dividing its total annual shelter cost by its total annual income. The average STIR is then computed by taking the average of the individual households STIRs.
Halifax/ HRM/ CMA: Refers to the Halifax metropolitan area, or the borders of the Halifax Regional Municipality.
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0004.02 id 0016.00 D n e 0005.00 L v d a Parallèles d'échelle conservée : 44° 01' 46" N et 46° 35' 18" N a R h k d d e e o N Inglis St r in h o Méridien central : 63° 01' 42" O it P r W t P h Latitude d'origine : 45° 18' 32" N u w rc e e Otter Lake ll s 's t Witherod C o A 0121.03 Lake v r e m R d L 0015.00 Census Tract Reference Maps, by o n Census Metropolitan Areas or Census Agglomerations. g H 0014.00 0003.00 0142.02 L e d r R a r e Catalogue No. 92-146-UIB. k in ak e g liams L Wil Lake C ms o lia v il Cow Cartes de référence des secteurs de recensement selon les régions e W R
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l o 0141.00 r a t ow Bay Rd with permission from NRCan. Produced by Geography Division, P S C S Sussex C © g g Rd Statistics Canada, 2006. Minister of Industry, 2006. All rights reserved. i o bro lp CMAT205-B-I02_V2 B m it a t L S ake Sources : Recensement du Canada de 2006. Hydrographie ©2006. Gouvernement d d 0121.06 l 0001.00 O du Canada avec la permission de RNCan. Préparé par la Division de la géographie, Statistique Canada, 2006. ©Ministre de l'Industrie, 2006. Tous droits réservés. 0141.00 Big Indian Lake 0120.00 Map Date / Date de la carte 2007-01-22
Census Tracts (CT): Small geographical areas that normally contain a population between 2,500 and 8,000 used by Statistics Canada
School Catchment Area: Refers to the boundaries around a schools that indicate which school children will attend. All children attend the catchment area they fall within except for special circumstances such as French immersion.
Source: CMHC (2016). HRM (2016). 44 Sources. Canadian Mortgage and Housing Commission. (2016). Housing Market Information Portal. Retrieved from: https://www03.cmhc-schl gc.ca/hmiportal/en/#Profile/0580/3/Halifax. Capital Health. (2014). Community Health Profiles 2014. Grant, J. Prouse, M. Radice, M. Ramos, H. Shakotko, P. (2014). Neighbourhood Change in Halifax Regional Municipality, 1970 to 2010: Applying the “Three Cities” Model. Neighbourhood Change Research Partnership. Retrieved from: http://neighbourhoodchange. ca/documents/2014/03/neighbourhood-change-in-halifax-regional-municipality-1970-to-2010-applying-the-three-cities-model.pdf Halifax Metro. (2017). Retrieved from: http://www.metronews.ca/halifax.html Halifax Regional Municipality. (2017). HRM Open Data Catalogue. Retrieved from: http://catalogue-hrm.opendata.arcgis.com. Halifax Regional School Board. (2016). School Finder: Community Report. Retrieved from: https://www.hrsb.ca/school/aj-smeltzer-ju nior-high. Menozzi, S., Schaefer, C. & Talen, E. (2015). What is a “Great Neighbourhood”- An Analysis of APA’s Top-Rated Places. Journal of the American Planning Association. 81:2. Statistics Canada. (2011). 2011 National Household Profiles. Retrieved from: http://www12.statcan.gc.ca/nhs-enm/2011/dp-pd/prof/in dex.cfm?Lang=E. The Coast. (2017). Retrieved from: https://www.thecoast.ca The Chronicle Herald. (2017). Retrived from Walkscore. (2017). Walkscore: Live Where You Love. Retrieved from: https://www.walkscore.com. Wanzel, G. (2017). What to Make of Housing Poverty in Halifax. The Affordable Housing Association of Nova Scotia and The Affordable Housing Working Group, Subcommittee of the Housing and Homelessness Working Group.
45 Appendix A.
Source: Statistics Canada (2011). 46
Source: Statistics Canada (2011). 47
Source: Statistics Canada (2011). 48
Source: Statistics Canada (2011). 49
Source: Statistics Canada (2011). 50