Latest news with #mixeduseddevelopment
BBC News
2 days ago
- Business
- BBC News
Crumlin Road Gaol and courthouse: Contrasting fortunes of two listed Belfast buildings
On a street in north Belfast, two Victorian buildings with colourful histories sit facing each other. The Crumlin Road Courthouse and the Crumlin Road Gaol have had very contrasting fortunes since they both closed in the jail, which is owned by the Department for Infrastructure, has been transformed into a popular tourist attraction, a conference and wedding venue and is also now home to a whiskey on the other side of the road the courthouse lies empty and derelict. It has suffered numerous arson attacks and is a shell of its former self, with weeds and trees growing where its roof once new plans have now been submitted for a mixed-use development which could turn it into a hospitality, tourism, educational and commercial space. Both buildings were constructed in the mid-19th Century and designed by the architect Sir Charles courthouse has changed hands a number of times since it closed in 1998 but various development plans have failed to get off the new owners are hoping their proposals will prove more plans include the restoration of the Victorian front of the building and the recreation of one of its courtrooms.A tunnel beneath the road, which connected the courthouse to the jail, would be reinstated and there would be a partial demolition and new build to the rear. Sustainability Johann Muldoon, from Manor Architects, is involved in the new scheme."For most of our heritage in Northern Ireland, we see all these proposals, but they really struggle to find a sustainable use that is economically viable," she said. "That is why I think a lot of our heritage seems to degrade."She hopes the mixed use plan for the site might improve its chances. "Why we have those proposed uses is to balance what we've got in terms of heritage offering, in terms of a tourism, against the commercial viability and the sustainability of it all." The sorry state of the courthouse stands in contrast to Crumlin Road Gaol on the other side of the former inmates included the likes of former Irish taoiseach (prime minister) Eamon De Valera, former Northern Ireland first minister Ian Paisley and IRA hunger striker Bobby Sands. It closed as a working prison in 1996 and is now a popular tourist attraction where the public can visit the cells and learn about its history. Local historian Tom Liggett, who used to give tours of the jail, thinks it is essential that its past is never forgotten."While there are people who take a stance that all this should be destroyed and you should forget about it, I wouldn't agree with that," he said."I think local history is told from our perspective - a working-class perspective - and it's hidden and it shouldn't be hidden." Last year a whiskey distillery opened in one of the Kelly, chief executive of McConnell's Irish Whisky Distillery, was among those behind the development. "A wing lay derelict for many, many years, and we saw the opportunity of bringing the McConnell's story, dating back to 1776, into a wonderful heritage listed building," he said. "For us, it's three parts of the business: it's the brand, it's the distillery and it's a wonderful tourist attraction." Storytelling So can the courthouse learn anything from its opposite neighbour and should we as a society do more to protect our built heritage?Rita Harkin, the Architectural Heritage Fund's development manager for Northern Ireland, said: "We have to be able to use these buildings to tell our stories. "And that's a reflection of a city and a place that it's grown in confidence, to be able to look honestly at our past to use that to move forward."You can hear more on this story by listening to the latest episode of Red Lines.
Mail & Guardian
25-05-2025
- Business
- Mail & Guardian
Social housing is essential, but should it be rental-only?
Housing: Leeuloop Precinct Development in Cape Town, along with two other proposed mixed-use projects, will provide much needed affordable rental accommodation in the innter city. Photo: Supplied Protesting for social housing across South Africa has been a long-standing, contentious issue. I recently wrote about the first inner-city affordable housing development announced by the Western Cape government in Cape Town's city centre. The Leeuloop Precinct Development will have about 840 residential units and consist of two towers on a 3 000m2 erf owned by the city. The towers will have 18 to 20 storeys with retail on the ground floor. Tower One will consist of 490 open market units, while Tower Two will have about 350 social housing units. Funding for this project is a mix between private and public. Completion of this project is expected to be in 2027-28. As far as sustainability goes, the plan is to have a four star green building, and level one (construction waste) net zero carbon certification from the Green Building Council of South Africa. Leeuloop is one of three mixed-use developments that will tackle the issue of affordable housing in Cape Town. The other two are Founders Garden and Prestwich Precinct. With more than 7 000 apartments and 3 300 businesses in the inner city, these developments, with an almost 50/50 split of social housing units, should make quite an impact. This got me thinking about a thought-provoking question I was recently asked: 'What's your opinion on the fact that social housing is rental only?' It's a simple question on the surface, but the answer digs deep into issues of policy, economics, empowerment and our country's painful history of inequality. It brings into sharp focus the delicate balance between accessibility and opportunity, between preservation and progression. First things first: social housing in South Africa is intentionally rental-based. It's part of the policy framework designed to address a huge and ongoing housing shortage for low- to middle-income households. People who qualify for social housing subsidies live in households that earn R3 000 to R22 000 a month. They are too 'rich' to qualify for RDP housing but are not earning enough to qualify for bonds in the traditional property market. This group has long been squeezed out of ownership opportunities and quality rentals. Social housing aims to fill that gap, providing safe, dignified, well-located accommodation at below-market rentals. And here's the key: if these units were made available for purchase, they'd probably be flipped. Imagine someone buys a unit at a subsidised rate, holds it for a short period and then sells it at market value. This is great for the seller, but it's not so for the next buyer, who now has to fork out more for what was meant to be an affordable unit. Especially in areas such as Cape Town's inner city, where property prices offer potential capital growth and promising yields that will soar far beyond the stipulated social housing rates. This is what's known as the 'honeymoon period problem'. Ownership might be the dream, but without strong controls in place, it opens the door to speculation and profit-making. Before long, what was meant to serve the working class becomes unaffordable again. We have also observed that when people receive their RDP houses, many choose not to move in. Instead, they live in more affordable accommodations and rent out the property. I don't have an issue with this entrepreneurial approach to creating an income stream — the money is still circulating in the South African economy — but I do have concerns about this flaw in the RDP housing system. So, yes, when it comes to social housing, rental-only keeps the asset in the social housing ecosystem. It ensures long-term affordability. It allows the units to cycle through tenants who need them, instead of disappearing into private hands. But here's the catch. Ownership equals empowerment. As much as I understand the logic behind rental-only housing, I can't ignore what ownership represents, especially in South Africa. It is still one of the most powerful tools for wealth creation. It allows people to build equity, borrow against their assets, and leave something behind for the next generation. It's also psychological. Owning property gives people a sense of stability, control and dignity that renting doesn't always offer. And, more importantly, it helps people move out of the social housing system. If we want social housing to be transitional and not permanent, we need to give people a pathway to progress. That path usually includes ownership. So now we've got a problem: on one hand, we need to protect affordable stock. On the other, we need to create a system that doesn't just house people, but also uplifts them. Is there a middle ground? Yes, this doesn't have to be an 'either-or' debate, but it's tricky. What we need is a tiered model — a more nuanced approach that accommodates both access and advancement. Over the years, I have familiarised myself with a few ideas that have been floated in policy circles, and that I believe deserve more airtime. Rent-to-buy schemes allow tenants to rent a unit for a fixed number of years, with the option to buy after that period, often at a discounted rate. This gives them time to build financial stability while creating a clear pathway to ownership. Then there is the shared equity ownership model. This is when a housing institution retains part ownership of the property, while the resident buys a share. This limits resale profits and keeps the unit partially in the public domain, while still allowing residents to build some equity. We could also look at the concept of capping resale prices. This solution is slightly more controversial, but worth exploring. Some developments internationally allow owners to sell — but only at a capped return (linked to inflation or a fixed formula). That way, people benefit from ownership, but can't exploit the system. Last, maybe the core of social housing stock stays rental-only, but adjacent units or pilot schemes within a development are made available for sale under stricter rules. Essentially, this would be ownership of non-core units. This creates a dual system that caters to both short-term needs and long-term growth. The goal with social housing should always be to give people the tools to move forward, not to keep them stuck in a system that only meets their basic needs. We have to think long-term when it comes to social housing. We have to find ways to protect affordability and create opportunity, to keep the public good intact, and to support private growth. It's not easy, but it's not impossible either. I understand why social housing is rental-only. It makes sense. But we also need to keep asking the tough questions: are we just housing people, or are we helping them build a future? If it's the latter, then ownership — even if limited, delayed or carefully managed — has to be part of the conversation. Because real transformation isn't just about where people live, it's about what they can build from there. Ask Ash examines South Africa's property, architecture and living spaces. Continue the conversation with her on email (
CBC
21-05-2025
- Business
- CBC
Kanata tech park office conversion passes at city committee
Social Sharing An office conversion project in Kanata North sailed through a city committee today, with the local councillor hoping it will help transform the area's tech park. The 11-storey building at 535 Legget Dr. is one of three identical glass office towers surrounding a parking lot. Owner Wesley Clover International, chaired by billionaire Terry Matthews, wants to convert it into a mixed-use development with 115 housing units. Council's planning and housing committee voted unanimously on Wednesday to approve the required zoning changes. Kanata North Coun. Cathy Curry called it an exciting project that will change the dynamic of the community. "Right now, it has 570 companies where people work — just the work hours — and then they leave," she said. "Well now, with people living there, it will bring about more restaurants, more nightlife, more activities that people can participate in, which will bring a lot of life to the park and make it more attractive." She said the project isn't a one-off, but part of a trend toward more residential development in the technology park. Main and Main is planning an expansive housing development in Kanata North that could add 2,100 housing units. The city's top planning document aims to transform the Kanata North Economic District from a 1970s-era business park built around the automobile to a vibrant, pedestrian-friendly, mixed-use community focused on innovation. The conversion plan for 535 Legget Dr. calls for replacing the existing window walls with a new facade including Juliette balconies. The developer is also planning to add green space, and to connect the building to the neighbouring Brookstreet Hotel to allow residents to access restaurants, a spa and The Marshes Golf Club. While the upper floors will be residential, the plan would retain about 4,300 square feet of office space on the ground floor. The developer also asked the committee to relax minimum parking rules. It plans to provide 108 parking spaces for the 115 units, including visitor spaces. The committee agreed, and also voted to ban auto-focused uses such as drive-thrus from the site. The committee's decision must still go to a full meeting of council for final approval. But Curry said work has already begun, and CBC witnessed crews at work on Wednesday. Large panels of windows have already been removed. "The preliminary construction starts because they can do that without getting this final approval," said Curry. "I'm in the park a lot and I talk to the people who are running this project and they are full steam ahead." Kitchissippi Coun. Jeff Leiper, who chairs the planning and housing committee, said city council is keen to see more office conversions. But based on his discussions with the industry, he admits it might not be a quick fix to the city's housing shortage. "There are economic challenges to doing conversions, and some of the advantages that are purported to be part of those may not materialize," he said. "That said, certainly if developers are interested in converting, as a city council we're here to support them."
