The Housing Accelerator Fund (HAF) is a $4B federally-funded, application-based program and part of the federal National Housing Strategy (NHS) which aims to increase the supply of market housing by incentivizing municipalities to make changes that will:
- Grow housing supply faster than their historical average
- Increase densification
- Speed-up approval times
- Tackle NIMBYism and establishing inclusionary zoning bylaws
- Encourage public transit-oriented development
First round application denied
Belleville applied to the first round of the $4B federal Housing Accelerator Fund (HAF) for up to $22.3M to build an estimated 875 housing units, but was denied.
It was generally understood that to get funding, municipalities had to agree to change their zoning bylaws to allow the development of 4 units as-of-right (eg. fourplexes) on residential properties to received HAF funding, but Belleville’s application did not include this update. 179 other communities across Canada received funding.
The Ford government mandated 3 units as-of-right in Ontario in Bill 23, More Homes Built Faster Act, 2022, but special zoning approvals are needed to build fourplexes in many Ontario municipalities.
Under 3 units as-of-right, Belleville currently allows up to 2 accessory dwelling units (ADU) on existing residential properties (eg. 1 basement apartment and 1 separate unit). Here’s what accessory dwelling units, triplexes and fourplexes in other Ontario communities look like.
Studies indicate that residential intensification and higher density development is cheaper for the municipality to service, which means lower property taxes:
A 2021 report for the City of Ottawa found that to serve low-density homes built on undeveloped land (eg. suburban detached single family homes, or “sprawl”) it cost the city $465 per capita more than it returned in property taxes and water bills, per year, while high-density infill development (eg. apartment buildings) pays for itself and produces a surplus of $606 per capita, per year.
Second round application approved
On December 18, 2024, the Federal Government of Canada and the City of Belleville signed an agreement as part of the Housing Accelerator Fund (HAF) to accelerate the construction of n additional 259 homes (additional to the City’s typical annual average) over the next three years. Through the agreement, $10.5 million will be provided in annual disbursements to the City to eliminate barriers to build homes faster.
As a result, the City has a target of 1,390 housing units that receive building permit issuance within three (3) years, broken down into additional targets of:
- 871 missing middle units
- 202 other multi-unit units; and
- 150 affordable housing units.
HAF initiatives
The City developed a Housing Action Plan as required by the HAF, which included eight (8) initiatives.
Belleville’s initiatives which were funded in the 2025 Operating Budget:
HAF2 #1: Encourage alternative housing solutions for sustainable living ($295K)
- Create an alternative housing demonstration project
- New Ontario Building Code training to enhance proficiency and processes in building permit review process
- Develop pre-approved building plans for detached Accessory Dwelling Units (ADUs)
HAF2 #2: Develop city-owned lands for housing to create rental and affordable housing units ($275K)
- Complete an inventory of city-owned lands to identify parcels suitable for residential development and explore strategic land disposition strategies
- Redevelop the former Queen Mary School site as affordable housing through a land-lease disposition strategy
- Accelerate development of the Old Fairgrounds site
- Project award and completion contingent on Federal Housing Accelerator Fund Grant being received.
HAF2 #3:
- Commit to implementing 4 units as-of-right on a parcel of urban residential land
- Council approval for the implementation of 4 units as-of-right
- Explore additional as-of-right permissions for 5 or more units on a parcel of urban residential land
HAF2 #4: Enhance zoning provisions to enable diverse housing supply ($10K)
- Refine zoning provisions for missing middle uses to enable additional development opportunities
- Explore permissions for a minimum of 4-storeys along key corridors and gateways near Loyalist College
HAF2 #5: Refresh the City’s Community Improvement Plan with additional affordable housing and missing middle programs ($3.9M)
- Update and fund the City’s CIP to include refined program incentives for affordable housing units and missing middle units
HAF2 #6: Refresh the City’s Community Improvement Plan with additional affordable housing and missing middle programs ($400K)
- Update Official Plan policies to provide direction that align with new development trends, and with new provincial policies
- Conduct and implement recommendations of a commercial land needs review for conversion of commercial lands to residential
- Develop floodplain management plan in collaboration with Quinte Conservation
HAF2 #7: Refresh the City’s Community Improvement Plan with additional affordable housing and missing middle programs ($300K)
- Expand delegation of authority permissions to Staff for minor rezonings and minor variances based on established thresholds or parameters
- Implement E-Permitting System
- Introduce a concierge service to assist infill and affordable housing approvals (could be a temporary staff position)
- Introduce a publicly accessible residential development tracker
HAF2 #8: Refresh the City’s Community Improvement Plan with additional affordable housing and missing middle programs ($1M)
- Unlock development potential through strategic infrastructure prioritizations for infill and higher density growth opportunities – This would include the completion of an Infrastructure Phasing Strategy that will build off the Background Report completed in March 2022 to provide clear policy direction to the City with respect to infrastructure planning to service growth.
- Implement wastewater monitoring for optimized infrastructure and growth opportunities
- Streamline data collection and sharing through a unified infrastructure data interface
Timeline
February 5, 2025 – Belleville receives $10.5M through the second round of the federal Housing Accelerator Fund from the federal government
This funding agreement was put in place to accelerate the construction of 259 homes over the next three years (10,540 homes over the next decade) by eliminating barriers to building housing faster.
The City of Belleville’s Housing Action Plan commits to 8 local initiatives which includes systemic changes through rezoning to allow four units as-of-right, promoting a greater range of housing types, and exploring higher density permissions in strategic areas.
September 26, 2024 – Public information centre at Parkdale Community Centre (119 Birch St.) from 4:30 to 6:30 pm
We have initiated a project to increase opportunities for “missing middle” housing options, including permitting four-unit dwellings on urban serviced properties and we want your feedback. A public information centre will be held on Sept. 26 from 4:30 to 6:30 pm at the Parkdale Community Centre (119 Birch St.) to provide more information and gain feedback.
The public open house will get feedback from individuals who might have some ideas, suggestions, concerns, and that’ll be incorporated into a report back to the planning advisory committee that will consider the application by the city
Director of Engineering and Development Services Stephen Ashton
For more information on this project and to submit feedback online, visit www.belleville.ca/ResIntensification
Discussion on Belleville Neighbors Facebook Group
Belleville has not made their Housing Action Plan or HAF application available to the public, unlike the City of Quinte West which published a staff report on May 31, 2023, a presentation, a Housing Action Plan and has an information page.
September 9, 2024 – MP Ryan Williams urges federal government to grant Housing Accelerator Fund requests for Bay of Quinte
Bay of Quinte MP Ryan Williams is urging the federal government to reconsider its approach to allocating the Housing Accelerator Fund. “The City of Belleville and every other municipality in our region were shut out of the Accelerator Funding process,” said MP Williams. “Only one municipality in the entire Eastern Ontario region received any of this critical funding. The Bay of Quinte is in a housing crisis, and I would hope this Liberal Government would recognize the urgency of the situation.”
MP Williams pointed out that this issue isn’t just isolated to Belleville but also affects Quinte West and Prince Edward County. “These communities have collectively spent hundreds of hours of staff time trying to secure this much-needed funding, yet we’ve seen no success. This failure lies squarely at the feet of the Liberal government, which continues to withhold funding from the areas that need it the most.
MP Ryan Williams
September 9, 2024 – Council votes to re-apply to the HAF for $16.8M to add an estimated 460 additional units over 3 years, allowing 4 units as-of-right on a parcel of urban residential land
Minimum requirements for HAF2 are:
- Minimum annual growth rate of 1.1%
- Minimum annual growth rate percentage change of 10%
- Commit to implementing four units as-of-right
- Submit an action plan with a minimum of seven initiatives
- Complete or update a Housing Needs Assessment report and
- Submit periodic reports to CMHC
Belleville’s Action Plan 2
I expressed last application that we weren’t explicit on the four units, as I was watching decision trends across the city and the Federal Minister of Housing blasting back to some mayors in writing to basically say it’s either four units as-of-right or no money
So it’s good that we’ve picked up on that messaging, if you will. We’ve learned our lesson that we weren’t successful in round one, and hopefully we’ll see better success in round two.
Councillor Paul Carr
July 15, 2024 – Housing Accelerator Fund Round 2 launches with $400M in 2024 Federal Budget 2024 top-up, for previous applicants only
Federal Budget 2024 announced a top-up of $400 Million over four years to the Housing Accelerator Fund (HAF) – Round 2 specifically for applicants who weren’t approved the first time around, which will help fast-track approximately 12,000 new housing units in the next three years.
March 6, 2024 – PEC Mayor Ferguson says Belleville and Quinte West have had their HAF applications denied
February 27, 2024 – HAF projects outlined in the 2024 Operating Budget, waiting to be funded by application approval
The following projects in the 2024 Operating Budget will be funded by non-tax revenues and will begin once Belleville’s Housing Accelerator Fund application is approved and the funding is received from the Federal government. Project award and completion is contingent on Federal Housing Accelerator Fund grant being received.
HAF Initiative #2: Surplus Land – $275K
Need to create a process for the disposal of city-owned land asset for the development of affordable housing. Includes conducting a
housing needs assessment; an inventory of citywide lands for infill/ intensification potential; a series of development prospectuses for
Belleville’s city-owned lands; streamlining processes to facilitate development; and marketing of city-owned sites to attract
development partners for affordable housing units.
Project award and completion contingent on Federal Housing Accelerator Fund grant being received.
HAF Initiative #3: Updating Zoning for Future Development – $100K
Need to promote more diversity in development forms without the need for rezoning (as-of-right zoning). Includes a survey of missing middle housing forms in the City to identify suitable locations and design parameters; and expediting the new zoning by-law to facilitate faster development of a variety of forms of housing units and reduce barriers to increasing supply of affordable housing and missing middle housing.
Project award and completion contingent on Federal Housing Accelerator Fund grant being received.
HAF Initiative #4: Infrastructure Planning – $100K
Need to update infrastructure planning to align with the newly-approved Official Plan, vision of growth and sustainability, housing needs assessment. Includes conducting a citywide, targeted Infrastructure Phasing Program, prioritizing residential development to strengthen the housing supply.
Project award and completion contingent on Federal Housing Accelerator Fund grant being received
HAF Initiative #5: Accessory Dwelling Units (ADUs) – $3.2M
Need to encourage ADUs – smaller accessory units on the same property as a primary unit. Includes developing pre-approved potential designs of ADUs; creating a marketing program to increase awareness of the ADU funding programs and Community Improvement Plan (CIP); increasing the budget for the CIP’s incentives for affordable and accessory dwelling units; increasing staffing support to facilitate expedited CIP incentives and initiatives; and waiving permitting fees associated with the CIP ADU Program.
HAF Initiative #6: Infill Development – $125K
Need to encourage infill development (adding additional units to existing developments) with increased densities and housing mix. Includes emphasizing increased densities and neighbourhood reinvigoration and revitalization. Includes developing a policy to fasttrack Priority #1 and Priority #2 Areas (areas primed for intensification in proximity to the City’s highest volume transit routes); and updating internal business processes with the intention of fast-tracking Priority Areas.
HAF Initiative #7: Housing Constraints and Supply – $800K
Need to implement new/ enhanced processes or systems such as case management, e-permitting and building permitting modelling/monitoring. Includes developing a floodplain management plan in collaboration with Quinte Conservation; implementing an ePermitting system; and implementing the online engagement platform “Bang the Table” into existing digital infrastructure.
Project award and completion contingent on Federal Housing Accelerator Fund grant being received.
August 14, 2023 – Council approves Housing Accelerator Fund application for up to $22.3M
The Housing Action Plan indicates the City can anticipate issuing an additional 875 housing unit permits over the next three years with the HAF funding. The initiatives will include:
Housing Accelerator Fund Application staff report
- Create a process for the disposal of city-owned land assets for the development of affordable housing as-of-right (not requiring rezoning).
- Promoting various development forms without the need for rezoning (as-of-right zoning).
- Update infrastructure planning to align with the newly-approved Official Plan, growth targets, and housing needs assessment.
- Encouraging Affordable Units and Accessory Dwelling Units under the Community Improvement Plan’s incentive programs.
- Encouraging infill development (adding additional units to existing developments) with increased densities and housing mix.
- Promoting development by addressing floodplain risk (i.e., reduce the lands constrained by flooding), and increase the available lands for development.
- Encouraging alternative forms of housing construction such as modular housing, manufactured housing, and prefabricated housing.
this does not necessarily need to be affordable housing or social housing, this just needs to accelerate housing in general. So, a lot of these projects are for a lack of a better word, are accelerating opening up lands for development.
Stephen Ashton, Director of Engineering and Development Services
June 2023 – Belleville Engineering and Development Services Department retains Dillon Consulting to assist in the development of a Housing Action Plan
The Housing Action Plan was not made available to the public.
