housing

Quebec pays $2.2 million to help decontaminate Îlot Dorchester site

Quebec pays $2.2 million to help decontaminate Îlot Dorchester site

Peter Black, Local Journalism Initiative reporter

peterblack@qctonline.com

The Quebec government is contributing more than $2.2 million to decontaminate Îlot Dorchester in Saint-Roch, in preparation for the presumed construction next year of a major residential and commercial development.

Jonatan Julien, the minis- ter for infrastructure and for the capital region, made the announcement Oct. 28, on be- half of Environment Minister Benoit Charette.

The contribution comes from the ClimatSol program fund, dedicated to decontaminating urban sites, particularly ones suitable for redevelopment.

Frédéric Fournier, a spokesperson for Charette, explained in an email to the QCT that the Quebec government’s contribution amounts to 25 per cent of the estimated cost of the decontamination of the site, owned by developers Groupe Trudel.

“Groupe Trudel pays all costs and ClimatSol reimburses a portion of them according to the terms of the program. The reimbursement by the program for rehabilitation is 25 per cent of the total costs, so Groupe Trudel assumes 75 per cent of the costs,” Fournier explained. Based on that calculation, the total cost of decontaminating the site, bordered by Boul. Dorchester, Rue Saint-Vallier, Rue Caron and Rue Sainte-Hélène, would run approximately $10 million.

The overall budget for Trudel’s Îlot Dorchester project is estimated at $300 million. Plans call for a 20-storey hotel and four other buildings with some 400 housing units and commercial space, including a large grocery store.

In a news release, Charette said, “Supporting contaminated land rehabilitation projects is an important lever for sustainable and economic development for our cities and municipalities. In addition to reducing risks to human health and the environment, soil treatment helps revitalize sectors.”

Mayor Bruno Marchand said, “The Dorchester block has extraordinary development potential. Located in the heart of Lower Town, this site, which currently houses an open-air parking lot, will allow us to increase the supply of residential housing, commercial proximity and services in the Saint-Roch district, in addition to participating in greening and tree planting efforts.”

Îlot Dorchester – Dorchester Block, in English – has had many uses over the years, from farms to shipbuilding manufacturers to shoe factories. The zone has been known for its leather tanning industry.

In the 1970s, according to a city history of the neighbour- hood, buildings were demolished to make way for a central bus station. Eventually, all the buildings on the site were removed and it has been a parking lot for many years, with periodic plans by owners to redevelop the 100,000-square- foot property.

Groupe Trudel had managed the parking lot for the consortium that owned the land until it purchased the site in 2022.

The company has been conducting an architectural dig of the site for the past several weeks. The project is a voluntary effort by the owners and not required by the city. Trudel spokesperson David Chabot told Radio-Canada that artifacts unearthed by the dig might be displayed in the future buildings on the site.

Chabot told the QCT in a previous interview decontamination work would begin in the new year and construction would start in the spring when the ground thaws.

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AFFORDABLE HOUSING: A new way of project development to reduce costs 

Nelson Sergerie, LJI Journalist

GASPÉ – The Gaspésie-Îles-de-la-Madeleine Collective Housing Resource Group is testing a new approach to building collective housing projects in an effort to save money. The Quartier du havre of the Habitations de la montagne project aims to construct 84 housing units built near the Quebec Ministry of Agriculture, Fisheries and Food (MAPAQ) offices, on the montée de Sandy Beach in Gaspé. 

The project has already secured funding from both the government of Quebec and the federal government’s Affordable Housing Program. 

What sets this project apart is that the contractor has already been chosen before the end of the plans and specifications process. “Traditionally, for the past 30 years, the contractor has been chosen at the end of the process during a traditional call for tenders. In this case, the contractor was chosen much earlier so that he could participate in the planning with the professionals on the project,” explains the director of the resource group, Ambroise Henry. 

Marcel Charest et fils, a company from Saint-Pascal in the Bas-Saint-Laurent region, was selected from six companies that participated in a call for tenders for services. 

“By arriving at the beginning of the planning and construction of the plans and specifications, the contractor can offer its input, bring his expertise, and can ensure that all the professionals find solutions to build a real estate complex where we will save costs instead of being changed after a call for tenders and modifying plans. That can make a big difference, in our opinion,” says Mr. Henry who is enthusiastic about the recommended formula. 

The process is expected to be more effective than traditional performance-based estimates. 

“Even in terms of performance and criteria, it will be part of the discussions to make decisions on the various elements. It’s a little more advanced than the performance specifications,” notes Mr. Henry. 

There were concerns that construction costs per unit could reach as high as $800,000. 

“We think that by working this way, we’ll bring it into a slightly more acceptable range in the sense that when we have a contractor who responds to a call for tenders, he has to take into account a lot of risk elements. By having it from the start, we’ll eliminate certain risk areas. We have to do the process to see if it’s effective,” explains Mr. Henry. 

The group is aiming for a construction cost of under $500,000 per unit. 

“We’re taking all the paths to get there. Experience will tell us,” says the director, who points out that this is the group’s biggest project in 40 years of existence. 

Les Habitations de la montagne will be housing for all types of residents. If all goes well, construction should begin in 2025, with an inauguration in 2026. 

The Federal and Quebec governments are covering 80% of the project’s cost, with the remainder coming from the municipal level. 

The town of Gaspé has provided the land for the project, as well as technical assistance and a tax credit worth approximately $8 million. 

With an estimated construction cost of $500,000 per unit, the total value of the project is approximately $42 million. 

The organization has about fifteen projects in Gaspésie-Îles-de-la-Madeleine, with funding in all the region’s MRCs. 

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Feds make three Old Port buildings available for housing

Feds make three Old Port buildings available for housing

Peter Black, Local Journalism Initiative reporter

peterblack@qctonline.com

Three Canadian government buildings in the Old Port could be transformed into housing under a new federal program.

Last week, the buildings – 94, 104 and 112 Rue Dalhousie – were added to the federal government’s Canada Public Land Bank portfolio of properties being made available to be transformed into residential units.

Jean-Yves Duclos, minister of public services and procurement and MP for Québec, made the announcement in an Oct. 16 news release.

The three buildings are adjacent to each other and comprise an entire block of Rue Dalhousie. They were all built in 1983-84 by the federal government.

The René-Nicolas Levasseur Building at 94 Dalhousie is an L-shaped, three-storey structure with a stone exterior, 1,362 square metres in area, according to city records.

The Louis Pratt Building at 104 Dalhousie is the tallest of the three at six storeys, with a red brick exterior and an area of 1,264 square metres.

The John Munn Building at 112 Dalhousie is three storeys with an area of 1,630 square metres.

All three buildings have been deemed to have “potential for housing” under the federal government’s Canada’s Housing Plan, announced in this year’s budget, with an aim to build four million more homes in the country.

The release said, “Wherever possible, the government will turn these properties into housing through a long-term lease, not a one-time sale, to support affordable housing and ensure public land stays public.”

Public Services and Procurement Canada spokesperson Sonia Tengelsen provided information on the three buildings, all of which have windows at the rear facing the St. Lawrence River and the Port of Quebec cruise ship terminal.

The Rene-Nicolas Levasseur Building is one of three surplus buildings on Rue Dalhousie the federal government wants to see turned into housing.

The John Munn Building at 112 Rue Dalhousie is targeted to be transformed into housing.

Tengelsen said the John Munn Building “was declared surplus in 2018, with Depart- ment of National Defence personnel as the main occupants. They have been moved to other offices and the building has been vacant since autumn 2021.”

The Louis Pratt Building (104 Dalhousie) was declared surplus in January 2022 and houses employees of the Department of Fisheries and Oceans Canada. The current occupants will be relocated to other offices.

The René-Nicolas Levasseur Building currently has three sets of occupants: the Canada School of Public Service, the Quebec Port Authority and Fisheries and Oceans Canada. Tengelsen said, “The occupants have been notified of the decision to dispose of the building, and plans are under way to relocate them.”

These three Quebec City properties, as well as 11 others elsewhere in the country announced last week, bring the total of federal buildings now on offer for housing projects to 70, the equivalent of 2,500 hockey rinks, according to the release. The list can be viewed on the Canada Public Land Bank website.

There is progress on proper- ties put on offer in August with the launch of the federal hous- ing land bank. The release says evaluations are underway for proposals submitted for properties in Toronto, Edmonton, Calgary, Ottawa and Montreal.

Duclos said, “The launch of the Canada Public Land Bank in August 2024 laid the foundation for our efforts to unlock public lands for housing at a pace and scale not seen in generations.”

Quebec City Mayor Bruno Marchand also contributed a quote to the release, saying, “In recent years, Quebec City has played an important role in the housing issue … It’s great news to be able to count on concrete announcements from the federal government like the one today. The collective awareness of the housing issue now makes it a key issue for our economy and for the vitality of the Capitale-Nationale region.”

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Stéphane Sainte-Croix’s priority is housing

Nelson Sergerie, LJI Journalist

GASPÉ – As the fall session gets underway at the National Assembly in Quebec City, housing is the top priority for Gaspé Member of the National Assembly (MNA) Stéphane Sainte-Croix.

“We are working with our partners to ensure that we complete as many projects as possible so we can resolve our housing issues for as many customers as possible,” says Stéphane Sainte-Croix, acknowledging that it is a complex problem.

In August, when France-Élaine Duranceau, the Minister of Housing, visited the Gaspé, the MNA discussed the issue of housing with him.

“We looked at our issues, our projects, but it is an ongoing effort that mobilizes several stakeholders and the only way to achieve this is to do everything possible at the municipal, government and private levels to support the projects,” says Mr. Sainte-Croix.

The stakeholders in the region have suggested the possibility of tax credits for construction to the minister. “These are things that we will bring to the attention of our Minister of Finance. These are measures that could contribute to a search for a solution. Everything is part of the National Assembly session,” explained the MNA.

Fisheries Sector

The crisis in the fisheries sector remains a key aspect of the economy of the Gaspé Peninsula. The MNA mentioned the announcement of six million dollars to support worker training made during the first week of September in Sainte-Anne-des-Monts. That money will allow them to be resilient in technological changes and processing lines. “This is a step in the right direction to support the fisheries sector but it must not stop there,” says Mr. Sainte-Croix.

The salmon situation also concerns the MNA, as the Federal Minister of Fisheries suggested last week, in Quebec, that action is needed due to striped bass intercepting the species as it enters and exits rivers.

“We have become aware of the low rate of salmon spawning. Striped bass appears to be a problem but also a solution for the fishing industry. The file has been sent to the Environment and MAPAQ (Quebec Department of Agriculture, Fisheries and Food),” explains Mr. Sainte-Croix.

Analysts are looking into the issue and the Parliamentary Assistant for Fisheries is conducting consultations to document the possibility of a project based and exploratory fishery.

“To see how we could quietly take advantage of this resource to perhaps ultimately arrive at a commercial fishery. But it is complex. We are at the beginning of the process and have been engaged for several months already,” says Mr. Sainte-Croix.

Wind Energy

Wind energy is the third major focus for the MNA,  especially since the Premier reiterated his commitment to this energy sector at his party’s caucus last week in Rimouski.   Wind power will be a strategic sector in Quebec’s future energy landscape.

There remains the issue of the insufficient capacity of transmission lines in Eastern Quebec to transport energy from the Gaspé Peninsula to major centres.

“It is obvious that the distribution line will have to be considered. It remains to be seen over time when these investments will actually be made but, one thing is certain, they will be dedicated in time and place,”  says Mr. Sainte-Croix.

Gasoline Prices

On the issue of gasoline prices, Mr. Sainte-Croix indicated that work is continuing within the government as retailers are collecting profit margins of around 30 cents per litre, compared to the 13 to 16 cents average over the last year.

“We proceeded with the abolition of the floor price. It remains to be seen what part of the information is available to consumers. We are thinking about it and we hope to come up with one or two measures at this level in the near future but, indeed, this is the observation we make regarding the price of gasoline and we are working on it,” said Mr. Sainte-Croix.

Stéphane Sainte-Croix’s priority is housing Read More »

Town of Gaspé is close to dropping housing developer

Nelson Sergerie, LJI Journalist

GASPÉ – The Town of Gaspé is issuing a serious warning to the developer Logements CVP regarding the construction of 144 apartments near Carrefour Gaspé, as announced in September 2021.

“The municipal council tells me that the elastic is stretched to the limit. We were supposed to have a working meeting today (September 3) on this subject that unfortunately did not take place. The council is starting to get exasperated. The land has been acquired for three years,” explains Mayor Daniel Côté.
According to the elected official, there have been changes in the developer’s partners.

The mayor is hoping to have a quick follow-up. “We have no choice but to put pressure back on. We had applied pressure by giving notice of the exercise of our termination clause, which allowed us to take possession and full ownership of the land we had ceded,” Mr. Côté mentioned.

The elected official hopes for a positive, credible and solid response by mid-September. “Not a day goes by without citizens or developers contacting us. We are concerned and we hope to see progress on the file. There will be a meeting – I hope – within the next two weeks, that this will be resolved and that buildings will be raised,” the mayor adds.

“It is not the Town that is delaying the process. We have placed a lot of hope in this project. We still hope that this project will be carried out, but our patience has reached its limits,” the elected official clearly stated.
In February, the Town of Gaspé had already mentioned its intention to exercise its termination clause. A termination clause is a contractual mechanism that allows for sanctions for a party’s failure to meet its contractual obligations, by providing that the contract will be terminated at the fault of the party that has failed to respect its commitments.

In September 2021, Logements CVP purchased the municipal land for $300,000, when its assessment at the time was $566,000, to create Le Domaine de la Baie.

The investors also deposited a $266,000 security deposit, repayable in four installments each time a complex was built.

The project includes four buildings with 36 units each, to be built at a rate of one building per year until 2026. CVP had promised to start construction on December 31, 2023. In fact, the first foundation was to be poured by that date, which did not happen.

The project ran into technical issues due to the steeper-than-expected slope, which forced the developer to go back to the drawing board, erasing hopes of starting construction as early as 2022.
The pandemic also caused delays for materials, shifting the construction start date to the original plan of 2023.

Initially estimated at $25 million, the project could now reach over $40 million in its current form.
The announcement had been made with great fanfare, and the project was presented as the largest real estate development in Gaspé in 50 years.

The site offers an exceptional view of Gaspé Bay, is close to a shopping centre, and is less than five minutes from the heart of downtown and an equivalent distance from the LM Wind Power blade plant.

144 housing units: Developer responds to Gaspé’s ultimatum

The developer Logements CVP, which plans to build 144 housing units near Carrefour Gaspé, attributes the delay in the project to the Town of Gaspé.

On September 3, Gaspé issued a serious warning, demanding that the project announced in September 2021 be completed. The mayor said the town council was getting frustrated by the slow pace of development.

“We are really disappointed with what is happening with the Town of Gaspé. They are threatening us. I have been asking for a meeting with the council for over six months to explain that the constraints put in place by the town are too restrictive,” says one of the administrators, Allyson Cahill-Vibert.

The potential land reclamation included in the contract is the element that causes problems. “It’s really restrictive for us from the point of view of financial institutions. We’re taking enormous risks,” she says, bringing up the initial dispute with the Ministry of Natural Resources to complete the transaction. “There was a clause with the Environment (ministry). The town couldn’t sell it to us. We lost a year right there. We changed our plans several times to adapt them with the town. We have to connect to a pumping station that still doesn’t exist. The CPE (Centre de la petite enfance) was imposed on us. We tried to work with them. We wasted a lot of time and energy with the Ministry of Families and the CPE to give them a head start on the ground so as not to lose 80 daycare spaces. We’re working very hard. Our plans are made,” notes Ms. Cahill-Vibert.

The developer is looking for a contractor to move the file forward as well as a new partner. “But as long as the Town of Gaspé leaves clauses such as the repossession of the land in their favour or the performance bond penalties, we cannot move forward, we are blocked,” she continues.

Furthermore, the nearby project of 80 affordable housing units is pulling the rug out from under their feet. “We were supposed to collaborate with the Town of Gaspé and not work in opposite directions,” she says.

In the event that the Town carries out its threat, the developer is reserving its options. “If the Town takes back the land from us, we will analyze all the options on our side,” warns Ms. Cahill-Vibert, who indicates that she could build apartments elsewhere in the Gaspé Peninsula.

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The Gaspé Peninsula needs 1,500 housing units

Nelson Sergerie, LJI Journalist

GASPÉ – The Gaspé Peninsula faces an urgent need for 1,500 housing units in the very short term – within a year – to address immediate shortages. Despite this, the Gaspé Peninsula Table of Prefects estimates that there will still be a shortfall.

Several elected officials took advantage of the visit of the Minister responsible for housing to Maria on August 27 to take stock of the situation prevailing on the Gaspé Peninsula.

“This is very difficult data to obtain and we did some quick calculations and, at the very least in the short term, in the next year, 1,500 housing units would be needed and we know that each year, more will have to be added. It’s difficult to assess it. The needs are immense and the challenges are great,” says Mathieu Lapointe, president of the Table.

Mr. Lapointe believes that Minister France-Élaine Duranceau is aware of the region’s needs which have been conveyed many times.

“The particular challenge in the Gaspésie is the cost of construction, which is higher than elsewhere in Quebec. There are projects that come out at $600,000 or $700,000 per door. We have to find solutions and that’s what she’s working on to reduce costs. This means that we’re not able to complete the financial packages and carry out the projects,” notes Mr. Lapointe.

In the private sector, a four-and-a-half unit costs nearly $300,000 while social housing can reach $450,000.
On several occasions, the Table has proposed possible solutions to stimulate construction. “What the private sector is telling us is that it’s not profitable enough, especially the down payment, which is too high. That’s why we suggested various measures such as tax credits or enhanced depreciation that could make a real difference and apply only to our region,” says Mr. Lapointe.

“She (the Minister) is analyzing these measures and she was thinking about concrete solutions of this type or loan guarantees to encourage people to invest in rental housing without requiring a 20% down payment, which is too high given the return,” says Mr. Lapointe.

On August 22, the two levels of government announced a call for projects to build 500 modular units across Quebec to speed up construction.

“We wanted the details to position ourselves and for the region to benefit from it but the minister did not commit. As soon as we have solid files, we can go back to see her and present potential files to the municipalities. Her number one issue is to have additional housing quickly and we will position ourselves quickly to respond to this concern,” notes Mr. Lapointe.

In Gaspé alone, there is a shortage of 400 housing units. Last week, the Quebec government presented a strategy to build 560,000 housing units quickly in Quebec. The Mayor of Gaspé, Daniel Côté, believes that this could help with construction.

“It could help on the financial side in particular. In her statement, the minister asked the municipal sector to be more flexible. Here, we are doing it. We had a private meeting with her Monday morning (August 26) and she quickly understood that municipalities in Gaspésie were not the type to slow down projects,” indicates the mayor.

Mr. Côté highlighted the importance of flexibility in financial assistance. The Affordable Housing Program Quebec (PHAQ) could be revised.

“The program is good for nonprofit organizations. The private sector has access to it but few get on board because it is a bit complex. She understands that. She is ready to reopen the PHAQ program. When she talks to us about a new financial assistance program that is better adapted to reality, that speaks to us. If we are told that municipalities must adapt their regulations, that speaks to us less because we have already done so. In short, there is some good in what has been said. There are things that may be good for others but, for us, the financial assistance speaks to us,” comments Mr. Côté.

The minister believes that her program, which has two development axes, has been well received. She wants to create an environment conducive to construction, affordable or not.

“We have new financial tools to support groups so that projects can be built at a lower cost. While waiting for everything to be built, we want to help people who have difficulty paying their rent. There are a multitude of measures to help people while waiting for the housing supply to increase in Quebec,” mentions France-Élaine Duranceau.

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Construction is underway for 32 social housing units in Gaspé

Nelson Sergerie, LJI Journalist

GASPÉ – The official groundbreaking for the Han-Logement project, which will consist of building 32 affordable and accessible housing units, took place on August 26. This $10.3 million project, located on Forest Street, is set to accommodate individuals with physical or intellectual disabilities or those with autism spectrum disorders. The first tenants are expected to move in by July 1, 2025.

The Government of Quebec is providing $5.6 million to the project through the Société d’habitation du Québec and the Government of Canada is contributing $222,343 through the Affordable Housing Innovation Fund.

Desjardins is injecting $3.2 million in mortgage financing, the Fonds immobilier de solidarité FTQ is injecting $800,000 in long-term capital, and the Town of Gaspé is contributing the land and a tax credit for a total of $443,000.

These homes will be affordable. “They are affordable because there is a subsidy from the various levels of government but also because we will offer the rent supplement program and tenants will not pay more than 25% of their income in rent,” explains the Minister responsible for Housing, France-Élaine Duranceau.
“We are looking to increase all types of housing in Quebec. This one is for clients who live with a disability and this group that is leading the Han-Logement project is a community group that is very effective in the way it builds housing and makes it available. We are delivering in a shorter time frame and within a tight and reasonable budget. For me, this is a project to support and see repeated elsewhere in Quebec,” adds the Minister.

The Han-Logement Gaspé development will consist of four buildings with 32 units, including 24 one-bedroom units and eight two-bedroom units. It will feature landscaped outdoor spaces, easy access, proximity to services and private parking.

Stakeholders are also planning for a second phase of the project. “We agreed with the Town to look at this. With the land acquired, there would be the possibility of adding units. When we signed for this land, we were given a challenge and we are looking at when it would be possible to do a phase 2. Maybe other projects. There are several requests,” says Han-Logement President and Chief Executive Officer Anik Roy Trudel.

The group’s goal is to raise $100,000 for each complex built. Dr. Thierry Petry has already contributed $100,000 to the Gaspé project. “It’s an excellent project. He wanted to move quickly. We organized ourselves to move quickly,” says Mayor Daniel Côté.

The project came to fruition in less than two years. “We worked extra hard to be on the fast track and we’re already seeing the results. A second phase is planned and we’re ready to hand it over. It’s a model to follow. The developer arrives with plans and specifications. He also has his builder and financiers attached. When he knocks on our door, he’s ready and needs land and for the zoning rules to be changed quickly,” says Mr. Côté.

According to the mayor, between 16 and 32 additional units could be added in a second phase. Each apartment costs around $300,000.

“We’re very rigorous. We have a model and here, it’s our 2.0 model that we’ve been using for six years. This allows us to know it very well and optimize costs. Our contractor is on the ninth, tenth, eleventh and twelfth building. He knows how much it’s going to cost him and how long it will take. That’s the predictability of the model. But it’s a challenge,” agrees Ms. Roy Trudel.

These new housing units in Gaspé are part of Han-Logement’s second project supported by the Desjardins Affordable Housing Initiative in partnership with the Quebec and Canadian governments, following a 24-unit affordable housing development in Rivière-du-Loup.

The developer also has plans for other locations in Gaspé Peninsula, with a potential project in Chandler. “We’re finalizing the details. There’s a whole preliminary project phase where we do analyses at the land level. We have to agree with the deed of donation of the land. Things are going very well despite some minor issues and we are hopeful of announcing the start of construction next year,” says Ms. Roy Trudel.
New Richmond and Sainte-Anne-des-Monts are also in the plans. “We want to go around the Gaspé and expand to the Lower St. Lawrence. We have several towns that are approaching us. You will definitely see us again in the Gaspé. The secret is a town that has the drive and wants to get on board with us. That’s the ingredient we need to start a project,” she concludes.

In fact, a building with 24 affordable housing units has been built in Rivière-du-Loup. It already accommodates people living with a physical or intellectual disability or with an autism spectrum disorder.

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D’Arcy McGee MNA warns housing for vulnerable is at risk

By Joel Ceausu

The 24 Arches communities across Quebec offering secure, integrated, long-term accommodation for people with intellectual disabilities or on the autism spectrum are at risk, says D’Arcy McGee MNA Elisabeth Prass.

The Official Opposition Critic for Persons Living with a Disability or with Autism Spectrum Disorder tabled a motion in the National Assembly last week asking the Legault government to grant increased and adequate funding to ensure sustainability of the homes run by the Association des Arches du Québec.

Inadequate funding, for homes in eight regions including Montreal since the 1970s, where residents live in apartments, duplexes and are fully integrated into their communities, leaves some in danger of closing, she says, and would force family members to become primary caregivers to their relatives, although in some cases, those individuals are too old to do so or non-existent.

The closure of these long-term establishments would be catastrophic for many families, she says. A lot of the 135 residents are in their 60s and 70s, she told The Suburban, “And if the house is closed down, they will end up in a long-term care centre or hospital bed, so the government’s lack of funding means they will take precious space in the system that’s more appropriate for others.”

Her motion was presented in concert with the other opposition groups, but the CAQ denied consent to put it to a vote. “The negative response from the CAQ to our motion is deplorable,” said Prass, who questioned Minister of Social Services Lionel Carmant about the homes receiving CIUSSS/CISSS funding that varies throughout Quebec, and that the same organization receives up to three times more financing per resident in Ontario.

Prass referenced a January La Presse report noting the Maisons Vero & Louis established by Quebec celebrities Véronique Cloutier and Louis Morissette receive up to three times more funding than Les Arches, prompting the organization and advocates to wonder if they needed a celebrity endorsement to secure funding.

Carmant insisted housing vulnerable people is a government priority and said discussions with Les Arches are ongoing to see “how we can compensate them for housing needs and ensure that these individuals, and we do not want them to move, stay in a place where they are well housed.” He also said only one location is in danger of closure right now due to financing, and that he was in touch with that community.

He said the government currently provides $4 million in funding for Arches daily activities, and noted there are 800 supervised Maison Alternative spaces for this clientele. “But there’s a huge waiting list,” says Prass. “The lists are years long. Where do people go in the meantime? Hospitals are supposed to treat people, they’re not meant to be living institutions.”

The organization relies on fundraising to make up the shortfall. Carmant agreed there is significant funding variation depending on the project, but insisted the imbalance was created when the first Maison Véro & Louis was announced under the former government, “where the funding was much higher than what has been done historically,” and said he’s ordered a review to develop “interregional equity” in funding according to severity of clientele disability.

The Ministry knows the needs are significant, spokesperson Marie-Pierre Blier told The Suburban, recognizing the valuable support provided by organizations such as Les Arches, which she noted, however, is not eligible for funding from the Community Organizations Support Program (PSOC) for their housing component, as the program provides support for temporary or transitional housing, not the needs of targeted clientele who require long-term housing. She also noted management of PSOC funding is “regionalized” so criteria for eligibility and follow-up for regional PSOC are determined by local CISSS/CIUSSS. n

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Survey to create ‘market study’ of housing needs

‘Things will start moving’

MRC housing director says

Sophie Kuijper Dickson, LJI Reporter

The MRC Pontiac is collecting new data on housing needs in the region by way of a public survey that seeks input from homeowners and renters alike.
“We all know that there is a huge housing crisis in Canada, particularly in Quebec. The Pontiac is touched by this crisis,” said Rachel Floar-Sandé, MRC Pontiac’s economic development officer for housing.
“It’s hindering economic development,” she added. “Businesses are having a hard time hiring because of the lack of housing.”

Floar-Sandé said the survey, which closes Feb. 29, will be used to create an updated profile of the state of housing in the Pontiac, likened to a market study, to help local governments and developers better understand the needs and the holes in the market.
“There is land available and there are developers that are potentially interested in building. There are projects that are underway and upcoming,” Floar-Sandé said.

“What we’re waiting on now is for the funding to come through, streamed from the Canada Mortgage and Housing Corporation (CMHC) to the Société d’habitation du Québec (SHQ) […] We have heard that the government is going to be giving money to help with the construction of affordable housing.”
Floar-Sandé said the region’s greatest needs include affordable housing for families and seniors, more housing for vulnerable people with nowhere to stay, and housing for professionals.
According to a 2021 report from the Pontiac Community Development Corporation, “Single people of all ages and single-parent families are those households most in need of safe and affordable housing. However, there are few options available to them . . . There is insufficient rental housing for the low-income population, as well as for people who wish to settle in the MRC.”

Tyler Ladouceur is the director of AuntonHomme Pontiac, a social service organization based in Campbell’s Bay that provides Pontiac residents, particularly men, with mental health support and temporary housing.
“Except for elderly people, there’s not really anything in the Pontiac right now in terms of apartment buildings for lower-income housing,” he said. “That is a big problem.”
A big part of Ladouceur’s work involves helping the people living in AutonHomme’s temporary housing facilities find more permanent affordable housing, but the lack of low-income housing makes this difficult.
Ladouceur said the organization will sometimes place people in “lesser quality apartments”, ask that they return to couchsurfing with friends, or simply keep them housed in AutonHomme’s temporary facilities for extended periods of time, but that none of these options are good for the people who arrive at the organization looking for help, who are often unhoused and struggling with some form of mental illness or living with addictions.

“It’s kind of a vicious circle we’re stuck in,” Ladouceur said. “If we can’t find a place, sadly some clients go back into the same situations they were before because they’re sick of being in our services, or they get disappointed because they’ve done all that work and can’t progress to the next step.”
Ladouceur typically works with single people looking for housing, but said that since last fall, he has seen an increasing number of families without an affordable place to live.
“Obviously if [the MRC] could find more money that would be amazing, but it’s also a question of getting a lot of actors together,” Ladouceur said, adding he believes there is potential in creating partnerships with the private sector.

A big part of Floar-Sandé’s work as economic development officer for housing is looking for available land in the MRC, and liaising with municipalities about land that might be available for development.
“I find municipalities and land owners are very open to wanting housing development in their municipalities,” she said.
“We have a crisis. It’s not just the Pontiac, and it needs to be dealt with. I do believe that things will start moving.”
The survey can be found on MRC Pontiac’s website, under the ‘Public Consultation’ tab at the top left of the home page.

Survey to create ‘market study’ of housing needs Read More »

New study permit cap divisive amongst international students

Photo Alice Martin

Hannah Vogan
Local Journalism Initiative

On Jan. 22, Immigration, Refugees and Citizenship Canada (IRCC) announced a temporary two-year intake cap on study permit applications in Canada to “protect international students from bad actors and support sustainable population growth in Canada.” 

The government will only approve approximately 360,000 study permits in 2024, a 35 per cent reduction from the 579,075 approved study permits in 2023. With this new number, the IRCC will hand out a chunk of the cap to each territory and province for them to delegate the permits accordingly. As for the number of study permits accepted in 2025, the government will reassess the potential number at the end of 2024. 

Upon announcement of the new policy, IRCC minister Marc Miller justified that this cap is not against international students but to ensure the quality of education. According to the IRCC, these measures are enforced to correct the abuse of international students by institutions. 

Kareem Rahaman, an international student from Trinidad and finance coordinator at the Concordia Student Union, agrees that international students are being taken advantage of, “and part of me wants to believe that the government is doing this to prevent [taking advantage of international students].” However, another part of Rahaman believes this is a “genius political move” in which the government is shifting the blame on international students instead of taking responsibility for poor health care and the housing crisis.

“When resources are limited, and you let this amount of people in, of course housing and cost of living are going to rise. I mean, that is just bound to happen,” said Mitchell Mak. Mak is an international student from Hong Kong studying a double major in psychology and linguistics at the University of Toronto (UofT). Mak’s family has been considering immigration for a while, as Mak moved to Canada in grade 12. “I don’t think there is anything wrong with a country trying to protect its own interest,” Mak said. 

The IRCC will now require all study permit applications to be submitted with an attestation letter from the territory or province of the desired study. Territories and provinces have until March 31, 2024, to solidify a plan to provide student attestation letters.
 
The cap will not impact current permit holders or those pursuing elementary, secondary, master’s, or doctorate degrees.

The cap will not negatively affect Quebec, this new policy allows the province to—if it wishes—take in more international students. Although Quebec can potentially take in more international students over the next couple of years, the guarantee appears slim, given that international students who wish to study at English institutions in Quebec “will see their minimum tuition fees set at roughly $20,000” for the fall 2024 semester, in addition to an obligation to learn French. According to Concordia’s website, the university will keep fees at the currently published tuition rates for international students for the 2024-2025 academic year. 

The cap will, however, drastically affect Ontario and British Columbia, two provinces that harbour the top percentage of international students in Canada. 

Last year, Ontario accepted 300,740 study permits, 51.9 per cent of the entire 2023 approved batch; that number is also 83.5 per cent of what the government will approve this year nationally. B.C took in the second most international students last year, approving 108,535 permits, 18.7 of the 2023 batch, and 30.1 per cent of the 2024 cap. These provinces will receive about half their usual number of international students this year. 

For Sofia Solano, a second-year international student from Belize who studies commerce at UofT, Ontario offered a higher level of education that was not possible at home. 

It is undeniable that Toronto is pricey for Solano, “I have a scholarship for $100,000, and it is barely making a dent,” she said. Yet Solano sees this high cost as a cost of a better life, “it does suck that we get charged a ridiculous amount more than domestic students. But again, I just view [studying abroad] as something that needs to be done,” she said.

This policy also came shortly after Miller announced an update to the financial requirement for those applying for a Canadian study permit. Applicants will now have to prove they have $20,635 in addition to their tuition and travel fees to be considered. 

The cap also puzzles Solano as she begs the question: “If you can’t afford it, you wouldn’t be here. Right?” She believes the cap is not about saving students from exploitation but reducing the number of international students in Canada.

Still, Mak does not think Canada is obligated to carry the burden of “improving the quality of international students’ lives.” 

“(Especially) not at the expense of worsening your own quality of life in your own country,” he said. 

Solano has two sisters looking into post-secondary education in the U.S. and Canada and might be affected by this cap. “It’s sad because I feel like everyone kind of deserves a fair shot,” Solana said.

A previous version of this article stated that international student tuition will double for fall 2024. Concordia has announced that for the 2024-2025 academic year, tuition for international students will remain the same. The Link regrets this error. 

New study permit cap divisive amongst international students Read More »

Integration over extraction; prioritizing action: Sharing ideas on the role of academia in addressing homelessness

(Left to right) Carmela Cucuzzella, Shayana Narcisse, Jayne Malenfant, Chris Brown listen to Jonathan Lebire (far-right) speak at Comm-un’s panel on universities role in addressing homelessness. Photo Julia Cieri

Hannah Vogan
Local Journalism Initiative

On Nov. 25, from 5 p.m. to 8 p.m., community members and students gathered at Concordia University’s SHIFT center to learn about the non-profit Comm-Un, and discuss the role of universities in addressing homelessness.

Founded just over a year ago, Comm-Un is a non-profit collective deeply rooted in the Milton-Parc community, an area of Montreal made up of a number of unhoused Indigenous and Inuit persons.

In 2018, Indigenous people represented 12 per cent of Montreal’s unhoused population, despite representing just under one per cent of the city’s total population. Inuit made up 25 per cent of unhoused Indigenous people, despite making up only five per cent of Montreal’s Indigenous population.

Comm-Un’s panel addressed and critiqued the multiple social-worker and research programs throughout Montreal universities, highlighting what is missing in the exploration and intervention of homelessness.

Comm-Un believes the most important part about working with the unhoused is healing trauma.

According to Jonathan Lebire, founder and director of Comm-Un, the different approaches to homelessness—like “housing-first,” a concept that is recovery-focused which prioritizes swiftly placing individuals experiencing homelessness into stable housing, followed by further support and services that are offered based on individual needs—isn’t effective. Comm-Un, however, approaches care for the unhoused differently; to make healing and love the first step with unhoused communities.  “I coach, I listen, but I don’t tell them what to do. They tell me what they need to do and I make sure they can do it,” Lebire told The Link.

“Unhoused people experience lots of trauma—most of the services now are focused on just survival needs, and we need some spaces that consider the healing process,” said Concordia PhD student Moh Abdalreza. Abdalreza helps organize, plan events and projects, and so much more, according to Lebire, who has dubbed the Concordia student “Super-Moh.” Abdalreza researches the relationship between art and homelessness. 

A frequent sentiment expressed by Comm-Un is that there is a lack of communication between government bodies, neighbours, media and (most importantly) the unhoused regarding efforts to create safe spaces and take steps towards healing for a vulnerable population.

“We found that there is a big gap between lived experiences of unhoused people and policy making processes,” Abdalreza said.

Comm-Un also launched their current project and proposal for the collective at the panel. Their project, “Street University,” is described to be a strength-based space, alternative to day-shelters. 

“[Street University] is about moving from fragmentation to reintegration, from survival needs to healing, and also merging resources,” Abdalreza noted. 

Abdalreza stressed how universities have access to many resources. He shared how they own large amounts of land, infrastructure, and public spaces that have a copious potential to be employed for the benefit of the community. He feels many students who study homelessness within the walls of an institution fail to have actual conversations with their subjects; unhoused people.

When it came time for the panel, rectangular tables with three chairs were dually positioned in front of the panelists. Tables were set with crayons, markers, and paint-sticks coupled with paper to encourage art during the discussion.

The night, which drew in an audience of all ages, began with Lebire introducing himself and Comm-Un. He shared how, when he was about 16, he was unhoused. 

Lebire left his home for Sherbrooke, Que., with $20 and a backpack. When he came back to Montreal, he wanted to make a change. He went to the Université de Montréal to become a social worker. However, school didn’t help him understand the complexity of being a social worker and working with unhoused populations. 

“By the magic in life, I was introduced to the Indigenous people at Atwater park,” said Lebire. This changed how he saw intervention work.

The floor was then turned to the five panelists and researchers whose work aligned with addressing homelessness; Jayne Malenfant, Shayana Narcisse, Carmela Cucuzzella, Janis Timm-Bottos and Chris Brown.

When the question was posed to panelists about the universities’ impact on addressing homelessness, Malenfant expressed dissatisfaction with the disconnect from university researchers and those being researched. 

Malenfant, an assistant professor in social justice and community engaged studies at McGill University, spent a period of her life unhoused. 

“I often ask, ‘what is the point of working with researchers, and what is the point of working with universities when we as (unhoused) communities can take care of ourselves?’” she said. “The way we evaluate impact in the university is not just. It is not grounded in community knowledge, and there aren’t ongoing mechanisms for evaluation that are led by people who are directly impacted by the issues we are studying. The accountability isn’t there,” Malenfant explained. 

She believes one way universities could improve with its research approach, particularly when tackling homelessness, is by resourcing people with lived experiences and allowing them to lead the research.

For Timm-Bottos, the founder of Montreal’s first art-hive, social infrastructure within universities is the catalyst for action and change.

“We need to have gathering places, otherwise people are afraid of each other,” said Timm-Bottos. “We need to have these safe environments where we can throw off our identities and be real with each other.” She elaborated on how art is a method to communicate and learn from those residing in different socio-economic classes.

Comm-Un’s art hive is a testimony to Timm-Bottos’ shared sentiment. Members of the community paint, draw, carve stone or create any craft desired. Once the crafts are made, Lebire will

 sell the creations —sometimes for upwards of $200— and relay the money back to the artist. According to Abdalreza, there is a type of communication that transcends beyond words when those of different power dynamics gather to create art and learn techniques from each other.

Lebire borrowed the mic from panelists for a moment to heed caution of the delicacy that should come with conducting research of the unhoused.

He described how, if you’re considered unhoused by the system, it’s primarily because you went through struggles which transformed into traumas that were not dealt with—as there was no safety net in place. Lebire explained how these traumas want to be forgotten.

“The worst thing for [an unhoused individual] is somebody poking you, and reminding you of all of these [traumas],” asserted Lebire. “Whenever all of these researchers ask those questions, you have to keep in mind, you are bringing those things back up for a person that still does not have any means to deal with it. So every time, you trigger [their trauma] without giving a healing opportunity.” 

Narcisse is a creative with a focus on visual art and works toward action with her art. She has a lived experience with homelessness, and believes researchers with the subject of homelessness should approach the research in a holistic way: hiring the street workers and compensating them for the time spent learning from their experiences.

The panel later made room to hear and inquire further on the audience’s ideas on where they think the role of universities fit in addressing homelessness.

One participant expressed suspicion in whether an institution can have an acceptable role in helping the unhoused community.

“Unless we radically transform what a university is—and it can be in the service of direct action by collectivity that is autonomous—we have to be really skeptical about what we can do,” they explained.

The night concluded with a workshop where everyone was encouraged to share and explore alternative ways to mobilize researchers and leverage university resources effectively. 

Looseleaf was passed around, prompting participants to jot down resources and programs with their paint-sticks and markers— information Comm-Un could utilize to strengthen Street University. 

During the workshop, ideas were bounced off of both organizers and participants in hopes of mending ideas and outlets that Comm-Un can use to leverage storytelling through their work.

“If we want to understand [homelessness] from different perspectives. We need a new way of research and understanding that is connected to action,”  Abdalreza said.

Integration over extraction; prioritizing action: Sharing ideas on the role of academia in addressing homelessness Read More »

Bill 31 will mean more impossible choices for Montreal women

Bill 31 will only make the housing crisis worse for women. Graphic Panos Michalakopoulos

Benjamin Lucas
Local Journalism Initiative

Content warning: this article mentions suicide and abuse.

Posters on signposts, recurring protests down major streets, petitions and newscasts reveal the outrage of renters against the Legault regime’s proposed end to lease transfers through Bill 31. 

The gravity of the situation cannot be overstated: Quebec now stands at a crossroads, with a 44 per cent increase in homelessness in five years and 500 households left without a lease last moving day. The effects of the housing crisis have cascaded across all Canadian society. 

Women, who are at an economic disadvantage, are impacted more than most—with single mothers being 38 per cent more likely to spend more than a third of their income on rent. The result of this is that women having experienced abuse have to make a choice: remain with their abusers on whom they depend for housing, or face homelessness. 

The housing crisis is putting women in a double bind, forcing them to make impossible decisions, and exacerbating it will only put more strain on already scarce resources. Like living in any other city, being in Montreal brings you face-to-face with certain social realities. 

Advocates and experts say that lease transfers are one of the mechanisms that keep rent controlled, and in addition, the Coalition Avenir Québec’s (CAQ) bill would allow for the selling off of much-needed social housing. Given that Montreal is the only city in Canada with more renters than owners, this is especially dangerous.

Throughout Canada, the story is the same. There is  a simultaneous rising of rents and domestic abuse. Women’s shelters have lost $150 million in federal funding and face high staff turnover due to their inability to pay them. One woman, interviewed by the CBC, said, “I can’t try to find a job, I can’t better myself, I can’t be safe if I don’t have a home.” 

What is a woman to do? Some have even attempted suicide to escape this double bind. 

This is not hypothetical. The strain of the housing crisis on domestic violence survivors has already been seen as they lose alternatives to living with their abusers. In Montreal, the women’s shelter Chez Doris was forced to shut down temporarily because it could not feed everyone nor did it have the staff to keep up with demand. This drives women to other shelters, putting more strain on them in turn. A conservative estimate places the number of women turned away from Canadian shelters because of a lack of space at 19,000 per month.  

Wait lists for social housing in Canada can be a years long wait, and even the (relatively) fortunate women who can find a bed in a shelter may be unable to find a long-term place to go afterwards, leaving them to spend up to a year in the transition homes. At every stage, the housing crisis means abused women are left with no place to go to get away from their abusers. 

Stories from women in this situation are stark and display the impossible situations that they face. Women’s experiences include fearing losing custody of their children because they lack a stable home, spending weeks in abusive homes waiting for calls from shelters, or making the decision to return to the men abusing them. Living with their abusers means forfeiting full participation in society, as explored in Kylie Cheung’s book Survivor Injustice, including losing control over their ability to vote, reproductive system, and too often escalating to losing their life.  

The CAQ’s policy makes all this worse. By increasing rent, more people will be made unhoused, and this will put even more strain on the shelters that are available now. More women will be unable to leave their abusers. This comes in the aftermath of a rising tide of domestic abuse, just one sordid result of Legault’s COVID-19 policy.  

Perhaps all of this is easy for Legault to ignore, but it is impossible for women who have become ensnared in it. If the state fails to provide alternatives, it is complicit in this abuse. Legault should obey the will of Montreal renters and rescind Bill 31 immediately. 

Bill 31 will mean more impossible choices for Montreal women Read More »

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