|DOORDo* The Housing Analysis Report Opening Doors to Better Lives Housing and Homelessness Plan SEPTEMBER 2013 OPENING DOORS TO BETTER LIVES THE HOUSING ANALYSIS REPORT The Housing Analysis Report Opening Doors to Better Lives ADSAB 10 Year Local Housing and Homelessness Plan 1 OPENING DOORS TO BETTER LIVES THE HOUSING ANALYSIS REPORT TABLE OF CONTENTS 1.0 INTRODUCTION .................................................................................... 4 1.1 The Study Area ....................................................................................... 4 2.0 DEVELOPING THE NEEDS ASSESSMENT ................................................ 6 2.1 Statistical Analysis and Review of Relevant Studies ............................. 6 2.2 Consultations .......................................................................................... 7 2.3 Structure of the Report .......................................................................... 7 3.0 ECONOMIC OVERVIEW ........................................................................ 8 3.1 Economic Scan: ADSAB Service Area ..................................................... 8 3.2 Current Economic Trends by Area ...................................................... 10 3.3 Conclusion ............................................................................................ 12 4.0 DEMOGRAPHIC ANALYSIS .................................................................. 12 4.1 Overview .............................................................................................. 12 4.2 Population ............................................................................................ 13 4.3 Household Trends ............................................................................... 18 4.4 Income Trends ..................................................................................... 19 4.5 Incidence of Low Income .................................................................... 20 4.6 Conclusion ............................................................................................ 21 5.0 TRENDS IN THE HOUSING MARKET IN THE ADSAB SERVICE AREA ..... 21 5.1 Overview .............................................................................................. 21 5.2 Trends in Ownership ........................................................................... 22 5.3 Affordability ........................................................................................ 23 5.4 Condition of Housing Stock ................................................................. 24 5.5 Conclusion ............................................................................................ 24 6.0 TRENDS IN ASSISTED HOUSING (SOCIAL AND AFFORDABLE HOUSING PROGRAMS FUNDED BY THE ADSAB) .............................. 25 6.1 Overview .............................................................................................. 25 6.2 Supply of RGI Housing ........................................................................ 26 6.3 Demand ............................................................................................... 27 6.4 Conclusion ............................................................................................ 28 2 OPENING DOORS TO BETTER LIVES THE HOUSING ANALYSIS REPORT 7.0 SENIORS HOUSING MARKET WITH SUPPORTS ................................... 29 7.1 Overview .............................................................................................. 29 7.2 Conclusion ........................................................................................... 31 8.0 ABORIGINAL HOUSING ...................................................................... 31 8.1 Overview .............................................................................................. 31 8.2 Aboriginal Housing Stock ................................................................... 32 8.3 Support Services .................................................................................. 33 8.4 Conclusion ............................................................................................ 33 9.0 THE HOMELESSNESS SERVICE SYSTEM ............................................... 34 9.1 Overview .............................................................................................. 34 9.2 The Homelessness Support System ................................................... 34 9.3 Homelessness Prevention ................................................................... 35 9.4 Conclusion ............................................................................................ 37 10.0 DETAILED HOUSING MARKET ANALYSES ......................................... 39 10.1 Township of Hornepayne................................................................. 39 10.2 Township of White River .................................................................. 45 10.3 Township of Dubreuilville ................................................................ 52 10.4 Town of Wawa.................................................................................. 58 10.5 Central West Algoma ....................................................................... 66 10.6 St. Joseph’s Island ............................................................................. 72 10.7 Bruce Mines-Plummer Township (BMP)......................................... 79 10.8 Town of Thessalon ........................................................................... 84 10.9 Township of Huron Shores .............................................................. 91 10.10 Town of Blind River ........................................................................ 98 10. 11 Township of The North Shore ..................................................... 106 10.12 City of Elliot Lake .......................................................................... 110 10.13 Town of Spanish ........................................................................... 123 10.14 The Northern Territories Without Municial Organization in the District of Algoma (NTWMO) ...................................................... 130 3 OPENING DOORS TO BETTER LIVES THE HOUSING ANALYSIS REPORT 1.0 INTRODUCTION The Housing Analysis Report is the companion document to the Algoma District Social Services Administration Board’s (ADSAB) 10 Year Local Housing and Homelessness Plan – Opening Doors to Better Lives. The Housing Analysis Report includes a review of the variables that impact the supply and demand for all housing across the housing continuum. The variables examined include: local economy, population distribution and growth, household formation and income. The trends revealed through the analysis of the data were used to inform the Housing and Homelessness Plan (HHP). The findings derived through the analysis of hard data were further informed by the findings arising from extensive community consultations. 1.1 The Study Area The ADSAB service area is the District of Algoma less the area served by the District of Sault Ste. Marie Social Services Administration Board. Included in the service area are 20 municipalities and the Northern Territories Without Municipal Organization in the District of Algoma (NTWMO). See table 1.1 on the following page. Just over 65 percent of the population is located in communities located along 500 kilometres of Highway 17, between the towns of White River in the West and Spanish in the east. The remainder live up to an hour off Highway 17 at either end of the highway corridor. Dubreuilville and Hornepayne, with 1.6 percent and 2.6 percent of the population respectively, are located an hour by road away from different points on Highway 17 between Wawa and White River. Elliot Lake, the largest urban centre in the service area with just under 30 percent of the population, is located half an hour by road from Highway 17 between the towns of Blind River and Spanish. From a service point of view, it takes an estimated 7 ½ hours (Google Maps) to drive from one end of the service area to the other in reasonable weather. 4 OPENING DOORS TO BETTER LIVES THE HOUSING ANALYSIS REPORT TABLE 1.1: MUNICIPALITIES IN THE ADSAB SERVICE AREA Municipality Status Hornepayne* Township White River* Township Dubreuilville* Township Wawa* Township MacDonald, Meredith & Aberdeen Additional (Echo Bay)* Township Laird Township Johnson Township Tarbutt & Tarbutt Additional Township St. Joseph (Richard’s Landing)* Township Jocelyn Township Hilton Township Hilton Beach* Village Plummer Additional Township Bruce Mines* Town Huron Shores (Iron Bridge)* Township Thessalon* Town Blind River* Town The North Shore Township Elliot Lake* City Spanish* Township North Unorganized TWMO *Indicates the location of housing administered and funded in some form by the ADSAB Within the ADSAB service area there are also nine Indian Reserves which, while not being part of the ADSAB’s service delivery mandate, are part of the service system since on reserve facilities are available to off reserve residents. The reserves are: Garden River, Goulais Bay, Gros Cap, Missanabie, Mississagi River, Rankin Location, Sagamok, Serpent River and Thessalon. Figure 1.1 on the following page shows a map of the District of Algoma which includes both the ADSAB and the District of Sault Ste. Marie Social Services Administration Board. 5 OPENING DOORS TO BETTER LIVES THE HOUSING ANALYSIS REPORT FIGURE 1.1: ALGOMA DISTRICT SOURCE: STATISTICS CANADA, CENSUS CANADA COMMUNITY PROFILES, 2011 2.0 DEVELOPING THE NEEDS ASSESSMENT Two separate streams