As part of a class assignment, I recently submitted a letter to Peterborough’s Director of Planning and Development Services. It was a letter regarding Peterborough’s downtown and how it can greatly benefit from incorporating mixed land uses. By mixed land uses, I mean combining commercial and residential units together to optimize space and make the downtown more compact. Below, you will find a compressed version of the letter:
As a student studying geography and the environment and learning about the importance of urban densification for sustainability and economic efficiency, the present growth in Peterborough concerns me. I recommend that the city use an intensification strategy to bring about more mixed land uses in the downtown area. Intensification is a common urban planning strategy for achieving compactness, using land more efficiently by increasing the density of development and activity.
I believe that such an undertaking will help boost the economic vibrancy of the local economy and increase the densification of the urban growth centre, ultimately benefiting both the environment and the economy.
Without stifling the city’s housing market, new commercial development in the city should be mixed with residential units. Mixed land use reduces the probability of using a car for commuting, shopping and leisure trips because jobs, shops and leisure facilities are located nearby. This would be a win-win for Peterborough’s local economy as residents would be living closer to local business and retail stores and farther away from the Big-Box stores like Wal-Mart and Future Shop.
As an example, Harvey’s fast food restaurant at the corner of Sherbrooke and Water Street has tremendous potential to turn into a mixed land use development. Located next to the Otonabee River and in the heart of downtown, it can integrate local businesses, retail, restaurants and residential uses. In addition, such a development would replace the eye-sore that currently occupies the land and turn it into a more compact, liveable and sustainable form.
By mixing commercial and residential units, not only would the city increase the densification of the downtown, but it would be ensuring that many services are within a reasonable distance, thus encouraging cycling and walking. Other environmental benefits to this would include a reduction in air pollution and traffic congestion, as well as to stimulate the interaction of residents, by increasing pedestrian traffic and generally improving neighbourhood charm.
By mixing land uses, we are increasing the number of people concentrated within an existing urban area, and thus these people are now living closer to businesses, public amenities and even recreational activities. Recreational activities would include parks, beaches and campgrounds. Therefore, this might generate more revenue for the restaurant, and stimulate more business activity for other services and commercial establishments, thereby directing a greater flow of capital towards Peterborough’s local businesses and less towards Big-Box stores around the sub-divisions.
One of the main objectives of Peterborough’s new amendment to their Official plan is to provide greater choice in housing types to meet the needs of people at all stages in life. I would challenge developers by saying that housing and commerce will increasingly be concentrated in the urban area; so exploring multi-unit housing complexes near the downtown can be profitable.
As other cities in the Greater Golden Horseshoe increase their urban densities through more compact and mixed use development, Peterborough will face pressures to follow suit.
Key message: Developing Peterborough into a more economically and environmentally sustainable city is a process that might take many years; however, engaging private developers on this matter is a good first step.
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