Height. It drives the debate on what’s appropriate in new condo construction—especially in older low-rise neighbourhoods like the Beach. The first point of contention between neighbourhood residents and a developer is usually the height of a proposed building.Why would someone oppose the height of a proposed condo? Shadowing is a major concern. In low-rise neighbourhoods, the worry is often that a tall building will leave properties without sunlight for many hours of the day or at a significant time of day like in the evening.
Loss of privacy is another issue related to a building’s height. A building might overlook all the backyards of an older neighbourhood. Residents might have purchased houses with the expectation of privacy that comes with a low-rise neighbourhood where a few backyard fences are often adequate screens between homes.
In downtown, the effect of tall buildings on major public spaces also comes into play. The shadowing effects on Nathan Phillips Square, for instance, have resulted in many height restrictions in the very parts of the city where tall buildings are expected like the Financial District. The city seeks to preserve sunlight in its public spaces, a venerable policy considering downtown’s dearth of dedicated public spaces like parks and squares.
Sunlight is important. People value buildings with a lot of natural light. It’s an important part of the growth cycle for plants and trees in private gardens and public spaces. For those with small living spaces, sunny parks and squares can be natural extensions of their living spaces.
Moreover, the resiliency of tall buildings is a serious issue. In case of a major power outage, it may be impractical to live above the 11th floor—just getting in and out of the building for groceries becomes a challenge. Major power outages are rare, but they’re a cause for concern nonetheless as tall buildings become more common in the city.
As the city densifies, there will be more shadows. What’s too tall is subjective, but a new building should not be an oppressive object that leaves large shadows over a neighbourhood and its public spaces. How tall is too tall? It’s a matter of a building’s effects on a neighbourhood and a balance of rights—those of the developers and of local residents.
LIKE THIS POST? WANT MORE GREAT INSIDER INFO? SIGN UP TODAY FOR OUR VIP INSIDER’S CLUB BY FILLING OUT THE FOLLOWING FORM:
[condoForm]