Garrison Woods illustrates a new type of development in the highly suburban Canadian city of Calgary and makes use of the regeneration of a decommissioned military base to help meet a growing demand for an urban lifestyle with an eclectic and integrated mix of housing types and services.
The decommissioning between 1995 and 1997 of Canadian Forces Base Calgary (CFB Calgary) created an unprecedented opportunity for the redevelopment of a large parcel of land only seven kilometers from the city centre and within an existing community with which linkages and complementary uses could easily be made. The 182 hectare parcel was acquired by Canada Lands Company (CLC), a self-funding public corporation that purchases disused government land at market prices and oversees the socially responsible regeneration of the sites. The land was divided into CFB East and CFB West. This case study concerns the regeneration and development of the 71 hectare CFB East portion which was completed in 2002 and renamed Garrison Woods.
The redevelopment includes:
- integration of 6 hectares of pre-existing community facilities (a military museum and a twin hockey arena)
- two specialised schools (a private academy and a French immersion public school) housed in refurbished military buildings
- parks, playgrounds and public spaces (8% of the total area)
- 6,500 square meters of retail space
- mixed residential neighbourhoods at 26 units per hectare – about 1600 units total
- 70 units of affordable housing and two complexes of seniors and assisted living housing
- integration and regeneration of a pre-existing commercial area
During its time as a military base, CFB East was a residential area for military families built at a density of approximately 7.5 units per hectare. Housing was primarily detached single family bungalows of 1.5 storeys. Surrounding neighbourhoods of civilian housing are primarily low-density post-war suburbs of detached single-family homes and little diversity. In recent years, these areas have begun to see some infill development as the city has grown. To the north is an established commercial centre of small shops and businesses. An early component of the redevelopment scheme was the recognition of the importance of integration and expansion of this retail area. It now forms the Garrison Woods town centre, is surrounded by higher-density housing and is relatively close to public transport networks and regional bike networks.
As part of their mandate to promote socially responsible and environmentally sustainable development CLC pursued the principles of smart growth and used as its model the new urban approach of recent developments like Seaside, Florida and Poundbury in Dorset. A further part of promoting the environmental aspects of the plan was the decision to refurbish the existing housing stock where possible. Accordingly 400 of the 565 housing units were refurbished and, where necessary, moved or surrounded by narrow lot infill housing in order to achieve higher levels of density and reconfigured streets. A great deal of effort was also made to retain existing mature trees.
As a community Garrison Woods has quickly developed into one characterised by diversity of urban form particularly, it must be said, by Calgary standards. The City of Calgary has strategic planning policies with sustainable development, transport and diverse housing stock at their core however these targets are rarely achieved and low-density detached single-family suburbs remain dominant. In the past two years the city has experienced an economic boom and the resulting pressure on the housing market has led to even further urban sprawl.
There are few examples of genuine attempts to make new development more compact, diverse or environmentally sustainable. Garrison Woods is an important step in the right direction. Its popularity with young professionals and families alike demonstrates that, contrary to established belief, the market for this kind of development is strong..MORE CLICK HERE