Latest news with #Residential
Hamilton Spectator
4 days ago
- Business
- Hamilton Spectator
Stouffville Council Votes In Favour of Greater Housing Flexibility in Oak Ridges Moraine, Greenbelt
● In a 4-3 Council vote, Stouffville will ask the Province to permit up to two Additional Residential Units (ARUs) on all rural properties within the Oak Ridges Moraine (ORM) and Greenbelt. ● The Town will also push for broader local planning authority and flexibility for minor amendments to the Provincial conservation plans. ● A formal process for settlement area expansion into the ORM Countryside areas is also being requested. ● The recommendations were put forward in a report from Town Staff covered in an article last week. ● While some residents support ARUs as a multi-generational housing and affordability solution, critics fear 'green sprawl' and increased speculation. ● The Greenbelt Foundation and York Region Federation of Agriculture warned the broader planning changes could erode conservation efforts ● Save the Oak Ridges Moraine Coalition emphasized the importance of not rushing such decisions, saying they should be left to a formal 10-year review anticipated in 2027. Following a narrow 4-3 Council vote on June 4, Stouffville will formally ask the Ontario government to permit up to two Additional Residential Units (ARUs) on rural properties within the Oak Ridges Moraine and Greenbelt, including areas where they are currently prohibited. The recommendations aim to bring conservation plans in line with Ontario's 2024 Provincial Planning Statement, which permits up to two ARUs on agricultural lands outside the ORM and Greenbelt areas. The Town is also seeking broader decision-making authority over land-use matters within the protected zones. Councillors Sue Sherban, Keith Acton, and Rick Upton voted against submitting the recommendations to the Province, while Mayor Iain Lovatt and Councillors Hugo Kroon, Richard Bartley, and Maurice Smith supported it. The Push for Rural ARUs Town Staff argue that expanded ARU permissions would support multi-generational living, create secondary income opportunities, boost housing supply, and improve affordability. They have also asked the Province to issue guidance that ensures any resulting development maintains rural character and environmental protections. Mayor Lovatt referenced the Town's efforts to expand ARU permissions throughout the municipality's serviced settlement areas during the meeting, but he noted many rural residents have been denied ARU approvals due to conservation policies. 'We're trying to address real-life issues that our residents bring to us,' he said. Those frustrations were echoed in several presentations to Council from rural property owners. 'Our family purchased land in this area in 1997, prior to the implementation of the Oak Ridges Moraine Conservation Plan (ORMCP),' said deputant Michelle Johnson. 'The restrictions imposed…have significantly limited our ability to utilize our property in a way that would allow us to live affordably.' Johnson said ARUs could also help families like hers support adult children struggling with housing costs while offering aging parents the ability to remain on their land and connected to their communities. 'An ARU could generate income through rental opportunities, which would be beneficial in our retirement years,' she said. 'ARUs are not a form of major development and do not have a significant impact on the environment or community…They offer a practical solution for families like ours to utilize their properties in ways that are both sustainable and responsible.' Councillor Sherban expressed empathy but warned of long-term consequences. She argued that further small-scale permissions could open the door to broader land fragmentation and speculative development. 'It seems so minuscule what you're asking,' she said. 'But if this keeps on—one more ARU, one more ARU—it's opening that door. And where do we stop?' Sherban added that she did not want to be remembered as someone who helped launch unchecked rural development rather than someone who tried to prevent it. ' Sometimes somebody has to say no,' she said. Expanding Local Planning Powers In addition to the ARU request, Staff recommended Council ask the Province to grant municipalities more authority over local planning within the conservation areas, including a process for minor amendments to ORMCP and Greenbelt Plan policies. They also suggested procedures for redesignating prime agricultural land as rural, broader permissions for small-scale commercial, industrial, and institutional uses, and the ability to build public service facilities such as parks, fire stations, and community centres within protected areas. Staff further requested guidance for expanding settlement areas into the Oak Ridges Moraine Countryside Area. 'The Provincial plans are overly restrictive and do not provide sufficient flexibility to address local circumstances as well as the Town's planning objectives,' said Randall Roth, a Senior Policy Planner with the Town. The York Region Federation of Agriculture (YRFA), a nonprofit representing more than 600 farm operations, supported the ARU recommendations but opposed the broader planning changes. In their view, such changes would have a 'detrimental effect' on agriculture within the municipality. 'The Oak Ridges Moraine and Greenbelt are significant agricultural and environmental resources. They must remain intact and protected in their entirety for future generations,' said YRFA Secretary and Treasurer Kim Empringham. 'Allowing local municipal amendments, redesignation of prime agricultural areas, small scale commercial, industrial, and institutional uses, public service facilities, and parks will result in the death of the ORM by a thousand cuts.' 'Settlement area expansions will speed up this demise,' she added. 'YRFA would support ARUs on the ORM and the Greenbelt, but not the list of requests found in Part 3 of the motion.' Greenbelt Foundation CEO Edward McDonnell submitted a letter opposing all recommendations. The Foundation cited the 2022 Ontario Housing Affordability Task Force report , which stated Ontario has ample developable land and does not require ORM or Greenbelt lands to meet housing targets. A recent Foundation report also highlights rural housing case studies from Durham, Niagara, and Huron as examples of how complete rural communities can be built without compromising protected conservation areas. Council ultimately deferred the request for expanded commercial and institutional permissions but approved the remainder for submission to the Province. Town Looks to Expedite Implementation While facing a barrage of criticism for a contentious and contested social media campaign opposing the report and its recommendations, Save the Oak Ridges Moraine (STORM) Coalition Chair Robert Brown also addressed Council. He later told Bullet Point News that he was 'deeply disappointed' by the decision. Brown expressed concern over the potential consequences of fast-tracking the proposed changes through the upcoming Bill 17 legislative process, a path the Town has recommended to the Province. He believes the move would risk bypassing critical data collection and public consultation and suggested Stouffville should wait for the mandated 10-year review expected in 2027. 'That 10-year review process is the point where we collect new data, find out what has changed within the conservation areas over the last decade, and learn what impacts development patterns have had on the plan areas' ecology and hydrology,' Brown told us. He emphasized the importance of input from scientific and engineering communities, calling it 'reckless' for politicians to make such decisions in the absence of that data. 'That process also provides opportunity for public consultation, including with stakeholders like STORM, to be able to voice their opinions and have their say over the directions of the plan, identify pain points, and work them out mutually,' he added. Councillor Acton expressed a similar position during Council deliberations, saying he believes Stouffville is already doing its 'fair share' in delivering needed housing. In his view, there is no justification to rush implementation of the recommendations. ' In the next 18 months or less, the Province will do their review. At that point, all parties, the public, the municipality, whoever, will have an opportunity to make comments,' Acton said. ' I think it would be wise…to let the Province do their work and review on their timetable, and they will own that decision.' Brown also mentioned the importance of maintaining a top-down structure for Ontario's conservation plans, arguing that the approach is essential to achieving 'harmonized, ecological, and hydrological protections' across southern Ontario. 'That is how we protect vital agricultural and freshwater resources, mitigate climate change impacts, and maintain flood protections for communities like Stouffville,' he said. Councillor Kroon offered a contrasting perspective during the Council meeting, expressing a preference for local decision making over Provincial control. 'We know our municipality, and we know what is needed and what works much better than having the Province making… one-size-fits-all decisions,' he said. 'Stouffville is a unique town. We have unique solutions to our requirements, and we should be allowed to make those decisions,' Kroon added. The Threat of 'Green Sprawl' Brown characterized the ARU proposal as part of a growing wave of 'green sprawl,' where development creeps into environmentally sensitive areas under the guise of gentle density. While acknowledging a real need for more housing options, he pointed to the increasing number of 'palatial homes' across the Moraine and warned that the proposed changes would largely benefit wealthy landowners. 'They are the ones who have the money and resources to build ARUs. Furthermore, as we saw in the delegations, people are already talking about building ARUs as rental properties,' he said. 'We will have a whole new speculative rental market that will be highly desirable given its location on the ORM and Greenbelt. And when market speculation gets involved, we know there will be no affordable housing.' Brown acknowledged that STORM's social media messaging could have deployed a bit more nuance, but said he hopes the conversation will remain focused on the underlying policy implications. 'It is the narrow-sighted, 'no for the sake of no' responses to residents' actual, lived needs that is so frustrating,' Lovatt later told Bullet Point News. 'The ORMCP needs responsible reform, and the councillors who supported Staff's recommendations recognize that.' 'I can't look a resident in the eyes and tell them we're not going to review the policy because I'm worried about what might happen in another town,' he added. Lovatt also argued it's unreasonable to deny an ARU for aging parents when more damaging uses, such as large-scale aggregate extraction operation, are permitted under existing rules. 'I will never shy away from difficult files with the Province out of fear or 'what ifs,'' he said. 'I will advocate for fairness and generational equity, and let the Province make the final decision.' Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Indian Express
02-06-2025
- General
- Indian Express
Kerala HSCAP +1 First Allotment Results 2025: First allotment list out at hscap.kerala.gov.in
Kerala HSCAP +1 First Allotment List: The Directorate of General Education, Kerala has released the HSCAP Plus One first allotment list 2025 today. Students who applied for Class 11 admissions through the Higher Secondary Centralised Admission Process (HSCAP) can now check their allotment status at As per the official notice, the allotment results for the merit quota, sports quota, and Model Residential Schools have been published. Students who are satisfied with their allotment must confirm admission by reporting to their allotted school between 10 am on June 3 and 5 pm on June 5, 2025. Follow these steps to check your first allotment result: Step 1: Visit the official HSCAP website: Step 2: Click on the link 'Plus One Allotment Result 2025' or use the 'Candidate Login' option Step 3: Enter your Application Number, Date of Birth, and other required details Step 4: Click on 'Submit'. The allotment result will appear on the screen Step 5: Download and save a copy of the result for future reference The first allotment is prepared based on updated preferences and corrected data after the trial allotment published on May 24, 2025. It shows the school and course assigned to each student for the first round. Students satisfied with their allotment must report to the allotted institution with all necessary documents within the given timeline to confirm admission. At the time of admission, students should carry the following: – Original SSLC mark sheet – Transfer Certificate (TC) – Passport-size photographs – Other documents as specified by the authority Failure to report within the deadline may lead to cancellation of the allotment. Students not satisfied with the current allotment can wait for the subsequent rounds. This year, Kerala has made 5,46,336 seats available for Plus One admissions, which includes: – 4,41,887 seats in the regular stream – 33,030 seats in Vocational Higher Secondary Education – 61,429 seats in Industrial Training Institutes (ITIs) – 9,990 seats in Polytechnic institutions This year, more than 64,000 additional seats have been added as a contingency measure in case of shortages.
Hamilton Spectator
30-05-2025
- Politics
- Hamilton Spectator
Stouffville May Escalate Push to Open Protected Lands for Additional Housing
● Stouffville's Council will debate a proposal June 4 requesting expanded housing permissions on Oak Ridges Moraine and Greenbelt lands from the Ontario government. ● The recommendations encourage the Province to allow two Additional Residential Units (ARUs) per rural property. ● Currently, ARUs are restricted in key environmental zones like Oak Ridges Moraine Natural Core and Linkage areas and the Greenbelt's Natural Heritage System. ● Staff say expanded ARUs could support multi-generational living, affordable housing, and secondary income for rural residents. ● Critics have condemned such expansion of development permissions, saying they threaten conservation efforts. ● The report also recommends broader reforms to conservation area governance, including streamlined processes for minor amendments and expansion of land uses. ● If approved, the Town will submit the request to Provincial ministers and circulate it to other affected municipalities. Stouffville is weighing a bold step that could reshape housing rules on some of Ontario's most protected lands. On June 4, Council will debate a proposal to formally ask the Province to ease development restrictions within the Oak Ridges Moraine and Greenbelt. A report prepared in response to a February 2025 Strong Mayor directive from Mayor Iain Lovatt recommends the Province amend both the Oak Ridges Moraine Conservation Plan (ORMCP) and the Greenbelt Plan to allow for up to two Additional Residential Units (ARUs) on Stouffville's rural properties. The proposed request would build on Council's April endorsement of a resolution from the Township of Adjala-Tosorontio, which urged the Province to generally amend restrictions preventing property owners on Oak Ridges Moraine lands from building ARUs. Under Ontario's Planning Act, an ARU refers to a second or third self-contained living space. These units can be located within a primary residence or in a detached accessory structure and are permitted on properties with a detached, semi-detached, or townhouse-style home. The proposal would apply across all land designations within the Oak Ridges Moraine and Greenbelt, including the Moraine's Natural Core and Linkage areas, and the Greenbelt's Natural Heritage System, where ARUs are currently prohibited. Each ARU would function independently, with its own kitchen, bathroom, and sleeping area, and would be required to meet all applicable building and fire code standards. 'The majority of the Town's rural residents are unable to utilize Federal and Provincial incentives to build even a single ARU,' the report explains. 'Allowing for ARUs more broadly would accommodate multi-family residential units on the same lot, allowing older residents to stay in their homes longer, and allow younger families to live in their own units and save money to afford their own home.' 'ARUs can also provide a source of secondary income and contribute to the provision of more affordable housing options within the Town,' the report adds. The recommendations seek to align ARU permissions in the conservation lands with the recently adopted Provincial Planning Statement, 2024 (PPS 2024). That policy document permits up to two ARUs per lot in prime agricultural areas, but only outside protected conservation plan boundaries. This allowance would come with some conditions. When two units are proposed, at least one must be located within or attached to the main home. Guidelines stipulate that ARUs must not interfere with farm operations and must be supported by suitable water and sewage infrastructure. Units must also be of 'limited scale' and situated close to existing homes or farm buildings to avoid unnecessary loss of agricultural land. The Staff report does not advise specific size or scale limits for new accessory structures intended for the ARUs. Instead, it recommends the Province provide general guidance to ensure new development remains appropriately scaled and compatible with the area's rural and environmentally sensitive context. 'Given the environmental sensitivity associated with lands within the Provincial plan areas, it may also be appropriate to include additional development criteria for permitting ARUs to ensure the objectives of the ORMCP and Greenbelt Plan are maintained,' Staff explain. In addition to size considerations, potential criteria could include setbacks from key natural heritage and hydrologic features, as well as vegetation protection zones. 'My Strong Mayor directive was catalyzed by a number of residents facing intergenerational housing inequity who struggle to support their families due to Provincial policy limitations,' Lovatt said in comments to Bullet Point News. 'With a municipality made up of 90% protected lands, reasonable reform is required to address the challenges Stouffville families are facing.' 'This directive does not seek to eliminate protections of the Greenbelt or the ORM, rather it seeks to allow specific permissions at a local level to address our unique realities,' he added. Critics, however, remain opposed to expanding housing and development permissions within the protected areas. The Greenbelt Alliance, a coalition of more than 100 organizations that describes itself as a 'watchdog and defender of Ontario's innovative Greenbelt,' has recently raised concerns about the growing push for ARUs from municipalities within the ORMCP area. 'It takes unwavering vigilance to protect the Greenbelt. Most municipalities think their land is unique. A protected landscape can't be piecemealed by political flow everywhere,' they wrote in an April 13 post on X. Bullet Point News reached out to the umbrella group for comment on the Staff report but did not receive a response by deadline. Beyond ARU permissions, the report proposes a series of broader land use policy reforms intended to update governance within the conservation areas. These changes are designed to grant municipalities greater flexibility in addressing local planning needs. Staff recommend that the Province establish a process for municipalities to make minor amendments to the Oak Ridges Moraine and Greenbelt plans without triggering a full provincial review. They also call for a more efficient and clear method for evaluating whether prime agricultural lands can be reclassified as rural. Further recommendations include expanding permissions for small-scale commercial, industrial, and institutional uses within the Greenbelt Plan and ORMCP, and enabling the development of public service facilities—such as fire stations, community centres, and parks—in areas where such development is currently restricted. Town Staff are also requesting a formal process for settlement area expansions into the conservation plan zones where justified by local municipalities. The report calls for the Ontario government to 'expedite the review of these Provincial plans, as opposed to waiting until the mandated 10-year review (anticipated by 2027), to establish a consistent planning framework and ARU permissions across the province and help facilitate the development of needed housing.' If endorsed by Council next week, the Town would submit its request to Ontario's Minister of Municipal Affairs and Housing, as well as the Ministers of Agriculture, Food and Rural Affairs, and Red Tape Reduction. The report would also be circulated to other municipalities within the Oak Ridges Moraine and Greenbelt areas. Error! Sorry, there was an error processing your request. There was a problem with the recaptcha. Please try again. You may unsubscribe at any time. By signing up, you agree to our terms of use and privacy policy . This site is protected by reCAPTCHA and the Google privacy policy and terms of service apply. Want more of the latest from us? Sign up for more at our newsletter page .
Yahoo
23-05-2025
- Business
- Yahoo
Is it Prudent to Hold Equity Residential Stock in Your Portfolio Now?
Equity Residential EQR is well-poised to gain from its high-quality, diversified portfolio in markets with an affluent tenant base. Healthy demand for rental units, strategic portfolio repositioning and technological enhancements are likely to aid the company. However, the elevated supply of residential rental units in some of its markets is a key concern. Also, high-interest expenses add to its in April, Equity Residential reported a first-quarter 2025 normalized funds from operations (FFO) per share of 95 cents, which surpassed the Zacks Consensus Estimate of 93 cents. On a year-over-year basis, the normalized FFO per share improved 2.2%. Results reflected a rise in same-store revenues and physical occupancy on a year-over-year basis. The company reaffirmed its guidance for 2025. Equity Residential is particularly targeting places where affluent renters prefer to live, work and play. In its strategy, the company is taking into consideration the hybrid working environment and the recent migration trends of affluent renters, opting for the acquisition and development of properties in suburban locations of its established markets and adding select new markets, such as its entry into Atlanta, GA, and Austin, TX. Moreover, given the high cost of homeownership, especially relative to rents, the transition from renter to homeowner is difficult in its markets, making renting apartment units a viable option. The company expects its total same-store revenues to grow year over year between 2.25% and 3.25% in Residential is making efforts toward repositioning its portfolio. It has been selling older properties and acquiring newer properties in submarkets with high numbers of affluent renters, favorable long-term demand drivers and manageable forward supply. Equity Residential has an encouraging development pipeline. Over the next few years, the developments underway are expected to deliver meaningful incremental NOI upon completion and stabilization and are expected to fuel FFO and net asset value Residential is also banking on technology and organizational capabilities to drive growth and improve the efficiency of its operating platform. Such efforts are likely to provide the company with a competitive edge over others and drive growth in net operating income (NOI) in the upcoming period. Equity Residential has a healthy balance sheet with ample liquidity and financial flexibility. As of March 31, 2025, the company had nearly $2.2 billion of liquidity. It has a well-laddered debt maturity schedule. EQR ended the first quarter of 2025 with a net debt to normalized EBITDAre of 4.21x. Unencumbered NOI as a percentage of the total NOI was 90.5% in the quarter. Further, an A-rated balance sheet renders the company access to the debt market at favorable rates. Solid dividend payouts remain the biggest attraction for REIT investors and Equity Residential remains committed to this purpose. Over the last decade, the residential REIT has delivered strong dividend growth while maintaining a conservative payout ratio. In March 2025, Equity Residential announced a quarterly cash dividend of 69.25 cents per share on the common stock for the first quarter of 2025, an increment of 2.6% over the prior quarter's payment. Per its February 2025 Investor Day presentation, for the 2011-2024 period, the company's dividend witnessed a compounded annual growth rate of 6%. Given the company's solid operating platform and balance sheet strength compared with industry counterparts, this dividend growth rate is expected to be sustainable over the long run. The struggle to lure renters remains consistent as the supply volume of residential apartment units is expected to remain elevated in the near term in some of the markets where the company operates. The company's expansion markets are likely to witness higher apartment deliveries, weighing on the company's ability to increase rent. The company expects its same-store revenues to remain under pressure in the near term for its expansion markets, given high levels of supply affecting the rent growth momentum. In such markets, market occupancies are lower than the company's established markets, and concessions are the Federal Reserve announcing rate cuts late in 2024, the interest rate is still high and is a concern for Equity Residential. Elevated rates imply high borrowing costs for the company, which can hinder its ability to acquire or develop its real estate holdings. The company has a substantial debt burden, and its total debt as of March 31, 2025, was approximately $7.85 billion. Interest expenses for the first quarter of 2025 increased 7.3% year over of this residential REIT, carrying a Zacks Rank #3 (Hold), have lost 3.9% compared with the industry's 4.1% decline so far in the year. The recent estimate revision trend does not seem favorable, with the Zacks Consensus Estimate for its 2025 FFO per share remaining unchanged at $3.97 over the past month. Image Source: Zacks Investment Research Some better-ranked stocks from the broader REIT sector are VICI Properties VICI and W.P. Carey WPC, each carrying a Zacks Rank #2 (Buy) at present. You can see the complete list of today's Zacks #1 Rank (Strong Buy) stocks Zacks Consensus Estimate for VICI's 2025 FFO per share is pinned at $2.34, suggesting year-over-year growth of 3.5%.The Zacks Consensus Estimate for WPC's 2025 FFO per share stands at $4.88, indicating an increase of 3.8% from the year-ago reported Anything related to earnings presented in this write-up represents funds from operations (FFO), a widely used metric to gauge the performance of REITs. Want the latest recommendations from Zacks Investment Research? Today, you can download 7 Best Stocks for the Next 30 Days. Click to get this free report Equity Residential (EQR) : Free Stock Analysis Report W.P. Carey Inc. (WPC) : Free Stock Analysis Report VICI Properties Inc. (VICI) : Free Stock Analysis Report This article originally published on Zacks Investment Research ( Zacks Investment Research Error in retrieving data Sign in to access your portfolio Error in retrieving data Error in retrieving data Error in retrieving data Error in retrieving data
IOL News
05-05-2025
- General
- IOL News
NHBRC to unveil critical report on structural integrity of mudslide-affected homes in Durban
Umlazi households to be relocated after devastating mudslides. Image: Supplied The National Builders Registration Council (NHBRC), an entity of the Department of Human Settlements, is expected to present its report on the structural integrity of all mudslide-affected houses in uMlazi, south of Durban. Department of Human Settlements Minister Thembi Simelane said in a statement on Thursday that the report and geotechnical assessments of the area, expected in the next two weeks, would help determine the intervention required. Noting the impact the recent rains have caused to several houses during her visit to the area earlier last week, Simelane directed the immediate evacuation of families whose houses had completely collapsed or had compromised structural integrity, thus posing a danger to occupants. The DHS minister said while they awaited the report, she was encouraged by the speed and efficiency with which the three spheres of government, National and KZN Department of Human Settlements and eThekwini Municipality have responded to her recent call to evacuate victims of mudslides at uMlazi, H Section. Over 50 families are being evacuated to Temporary Emergency Accommodation (TEA) as they have lost their houses. 'I am out of words to express our gratitude to families that opened their houses to accommodate affected families. This is who we are. We are a warm nation. A nation that extends a helping hand to those in need', Simelane said. The recent rains led to mudslides and the destruction of about 56 houses, which prompted the Minister to direct that the most affected families be relocated within 48 hours. As a long-term measure, the eThekwini Municipality and the Provincial Department of Human Settlements will identify a piece of land that will be utilised to accommodate the affected households with permanent settlement. At the beginning of April, a blaze ripped through New Rest-Egoli informal settlement in the Western Cape, leaving scores of people homeless. The Drakenstein Local Municipality has informed the National Department of Human Settlements that 200 informal structures might have been affected by the blaze. However, the currently compiled list of people who have come forward has a total of 360 structures that have been affected. This was being verified by the two spheres of government. At the end of March, the Eastern Cape Amatole District Municipality was hit by heavy storms which battered the area, leaving a tale of destruction to properties and infrastructure. This affected the three municipalities in the Amatole District, which include Great Kei, Raymond Mhlaba and Amahlathi Local Municipalities. According to a preliminary report from the deployed teams, there was a need to relocate families whose mud houses collapsed during storms to Temporary Residential Units (TRUs) and provide building materials for the communities to rebuild their destroyed structures. Marking three months as DHS Minister in March, Simelane pointed out that she had to respond to emergencies such as floods and fires in provinces such as the Western Cape and KwaZulu-Natal. The department said this period has enabled the minister to fully understand the challenges faced by the sector. These include budget cuts, poor contract management leading to the abandonment of housing projects, allegations of fraud and corruption, a trust deficit between the department and its stakeholders, distressed social housing projects, and finding permanent solutions to the country's informal settlements. She said these challenges inform them that there is no silver bullet to resolve them.
