Toronto Moves to Regulate Expansive 'Iceberg Homes' to Safeguard Urban Environment
Toronto city council is poised to deliberate on stringent new regulations targeting so-called 'iceberg homes,' luxury residences characterized by their unusually wide or deep underground expansions. The proposed measures, scheduled for discussion this Wednesday, aim to establish below-ground minimum setbacks for all low-rise residential buildings. Additionally, the rules would mandate the planting of new trees and the protection of existing growing spaces, as outlined in a summary of the proposal.
Neighborhood Backlash and Environmental Worries
Shannon Rancourt, a representative of the Hoggs Hollow Tree Watch neighborhood group, expressed strong opposition to these developments, labeling them 'an affront' to the community's leafy character. She recounted a 2021 incident where a modest bungalow was demolished, and a venerable old maple tree was felled to make way for a new home featuring a massive basement. Upon reviewing the plans with neighbor Laura Lamarche, Rancourt was astounded by the scale, which included a two-and-a-half-story basement, a swimming pool, and a basketball court.
'When we looked at these plans, I was like, what the hell is this?' Rancourt remarked. 'It was like science fiction. It had a two-and-a-half storey basement. It had a swimming pool. It had a basketball court. I mean, it was crazy.'
Architectural Perspectives and Cost Implications
Richard Wengle, a Toronto architect with experience in designing iceberg homes, argued that the construction techniques involved—such as deeper excavation and advanced water management—are comparable to those used in large-scale developments like condo towers, albeit on a smaller, owner-funded scale. He noted that these projects often entail investments of several million dollars, typically on high-value land.
Wengle acknowledged that while some developers might have exploited construction as a pretext to remove trees unnecessarily, there are viable methods to preserve vegetation and manage water effectively. He suggested that iceberg homes can integrate more harmoniously into neighborhoods than above-ground expansions, which might disrupt the aesthetic consistency of an area.
Flooding Risks and Ecological Impact
Ironically, Hoggs Hollow, a neighborhood now synonymous with oversized basements, faces recurrent flooding issues, with many residents relying on multiple sump pumps. Rancourt highlighted the area's vulnerability, citing the presence of the Don River and numerous underground tributaries. 'Honestly, probably a hundred years ago they shouldn’t have built in a swamp,' she observed, referencing a recent mudslide that compromised a retaining wall.
The environmental stakes extend beyond individual properties. Councillor Rachel Chernos Lin, representing Don Valley West, emphasized broader concerns, including increased mudslide risks in ravine-adjacent developments. She noted a rise in applications for iceberg basements, which existing planning bylaws inadequately address, leading some proposals to be rejected by the Ontario Land Tribunal.
Broader Policy Implications and Council Deliberations
The proposed regulations are part of a comprehensive package aimed at enhancing Toronto's tree canopy and addressing related urban challenges. During a January meeting of the planning and housing committee, discussions revealed the interconnected nature of these policies. Councillor Paula Fletcher inquired about the proportion of smaller-diameter trees in the city, while Stephen Holyday sought clarity on how the rules would affect residents' ability to install backyard swimming pools, with existing pools being exempt.
Committee chairman Gord Perks wryly noted the complexity, stating, 'If I could take a moment and reflect, for anyone who doesn’t understand how interrelated public policy pieces are here at city hall, the item we’re considering is 'iceberg homes.''
Historical Context and Future Outlook
While iceberg homes are a relatively recent trend in Toronto, they have a longer history in cities like London, where regulatory measures eventually curtailed their proliferation. Wengle pointed out that such homes already exist in various Toronto neighborhoods, with his first involvement dating back to the early 2000s. He argued that their subterranean nature often renders them inconspicuous, which is precisely the intent.
Chernos Lin anticipates that council will seek a balanced approach, allowing for the construction of desirable homes while better preserving the urban forest. 'The sense I get is that the majority of these are not actually for more housing,' she explained. 'They’re for more house.' This nuanced perspective underscores the proposal's aim to limit livable space in certain contexts, contrasting with typical development incentives.
As Toronto grapples with the environmental and social implications of luxury underground expansions, the upcoming council decision will likely set a precedent for how the city manages growth, sustainability, and neighborhood integrity in the face of evolving architectural trends.
