When Ottawans think of dense, urban neighborhoods, chances are good that Barrhaven is not high up on the list. In fact, most of us probably wouldn’t even put it on the list in the first place. However, it seems that Minto is trying to change things with a proposed new town “centre” for Barrhaven. I’m chosing to put centre in quotation marks simply because this development is not so much central as it is stuck on the southern end of the suburb, but it is an intriguing proposal nevertheless.
First, let’s take a look at the proposed location.
Located south of Strandherd and west of Greenbank\Jockvale, this is very plainly a new development. There’s no real urban fabric on the site right now, as it’s merely a collection of fields south of a big box\power centre development. Unfortunately, this means that it is a greenfields development, and one that pushes the boundary of Barrhaven further south and west, which is the proposal’s most negative aspect. However, this is balanced by the nature of the proposal.
As described in the article linked, the development will be reasonably dense and mixed use, with 1,200 residential units. Even taking the most conservative population numbers (assuming one resident per unit) that represents a population density of about 95 people per hectare, putting it right up with many of Ottawa’s dense neighborhoods in the core. The addition of office and retail space, as well as nearby transit infrastructure with the southwest Transitway extension definitely makes this a very progressive proposal for an area like Barrhaven. And provided it complies with the City’s urban design guidelines, it could become a genuinely urban space.
I’m not without my reservations, however. It’s becoming more and more common for developers to claim they are building a “new downtown” somewhere—it’s currently happening all over the Greater Toronto Area in reaction to Ontario’s Places to Grow initiative—but it remains to be seen if any of them achieve a true urban experience. Perhaps the best case study we have for this kind of suburban downtown is Mississauga, which is quite dense and actually has one of Canada’s most significant concentrations of high-rise development, but is a long way from vibrant.
(Image courtesy of sherrybrandy)
While dense, Mississauga is still fundamentally suburban in character. Roads are wide, and cars are still the prefered transportation mode, while buildings ignore the street. It’s a common shortfall of these kinds of developments, and one which the Minto development should strive to avoid. Mississauga is not a perfect analogue, of course, as there is no mall anchoring this development, and the overall height is lower, however there are lessons to be learned. Keep roadways narrow and stops for cars frequent, so that pedestrians have priority over traffic. Don’t forget the sidewalk, and have plenty of shops and buildings fronting directly upon it, while removing parking lots that face right onto the street.
Creating a downtown instead of having one growing organically is always a challenge. I think it can be done, given good design and by paying attention to the mistakes of the past. This is a potentially important development for Ottawa, and hopefully Minto can come up with something interesting and urban.