Residents of Sandy Hill are packing their bags according to recent census results.

The 2016 census shows that a large portion of Sandy Hill has experienced close to a 10 per cent decrease in population in the last five years. The decrease is mainly seen in the area stretching from Rideau Street in the North to Mann Avenue in the south and King Edward Avenue in the West to Goulburn Avenue in the East.

Map of Population Changes in Ottawa between 2011 and 2016 according to Census data.

Long-time residents, young professionals and families in the area are leaving for several reasons such as the increase in large developments, lack of housing regulation and of course—students.

Vice president of community association Action Sandy Hill, Robert Forbes, blames this decrease on poor neighbourhood planning.

“What we’ve seen is an increased amount of conversion of family homes into express-built student housing,” says Forbes. “People who live next door are losing light and are concerned about noise. There also aren’t adequate provisions for preserving garbage.”

According to Forbes, developers have been buying old homes and converting them into what are being called “bunk houses.” These bunk houses are different than rooming houses because they are unlicensed, are not regularly inspected and are typically filled to maximum capacity in order to generate more profit.

The developments are driving up real estate prices, according to Forbes, making it difficult for young professionals to buy homes in Sandy Hill. Forbes says that developers in the area are quite predatory and that the higher real estate values offer residents an incentive to sell.

Impact on Landlords

Neil Thornton is a building manager for an apartment complex in Sandy Hill. While units in his building are rented out by individual owners, he says some of the landlords have had trouble renting to a specific demographic.

“Sometimes they haven’t been able to rent to professionals,” says Thornton. “You can always rent to students because it’s so close to the university.”

Thornton says that he recognizes the economics of bunker houses but finds them to be ugly. Forbes also noted that he knows other individuals that are having trouble renting to non-students.

Community Impact

Spouses Lise Labelle and Pierrick Le Monnier have been living in Sandy Hill for more than 20 years and have dubbed themselves “hard-core Sandy Hillers.” They say that there has always been a mixture of students and professionals living in the neighbourhood and that they love where they live.

However, they too have noticed the large developments popping up. They say that they think people are seeing a lack of building regulation in the area and are discouraged from living here. Labelle refers to the city, developers and the Ontario Municipal Board as “the beast.”

“There doesn’t seem to be any regulation,” says Labelle. “How come the city lets this happen? It’s a question of money…Mathieu Fleury can’t do anything against the beast.”

City Councillor for Rideau-Vanier, Mathieu Fleury, says that he is working with the city to tackle the issue of bunker houses. A moratorium on building any new developments was put in place so that the city could work out a new strategy. Fleury and the city put together new bylaws and regulations for buildings to maintain property standards such as front lawn and garbage disposal maintenance. New provisions have also been put in place restricting major changes to heritage homes.

“We want to maintain the character of the neighbourhood,” says Fleury.

Both Labelle and her husband as well as Thornton and his wife know families that have left the neighbourhood because they could not handle the combination of loud students and rapid development.

“We have nothing against students,” says Labelle. “But I’m hoping some new regulations will come in for the buildings.”