Table 4 shows accelerated demographic growth in most study areas from 1986 to 2001. The highest rates are in Mississauga City Centre, North York Centre, downtown Toronto, downtown Oakville, Scarborough Town Centre, and the Mississauga East corridor. Had 2006 statistics been available at the time of -research, growth levels would have been substantially higher in downtown Toronto, North York Centre, Scarborough Town Centre, and Mississauga City Centre, all sites of intense condominium development over the past few years.
In contrast to the fast-growing study areas, further development in and around the Yonge Street corridor and Yonge-Eglinton node is hindered by their proximity to low-density neighbourhoods, which are well protected by zoning by-laws and politically sophisticated residents. Recently, however, new high-rise condominium developments have been approved in the Yonge-Eglinton node.
The situation in downtown Kitchener is different. Land available for redevelopment is plentiful, owing to recent waves of deindustrialization, but the appeal of the downtown and surrounding neighbourhoods for housing developers and potential residents is limited. The appearance of the downtown and the nature of its activities have deterred residential development (Bunting et al., 2000; Filion, Bunting and City of Kitchener Planning Department, 1998).
Table 4: Population and dwelling changes in the study areas, 1986-2001
|
|
1986 Population |
2001 Population |
1986 Dwellings |
2001 Dwellings |
1986-2001 Per Cent Population Change |
1986-2001 Per Cent Dwelling Change |
|
Downtown Toronto |
49,667 |
73,983 |
26,895 |
41,955 |
49.0 |
56.0 |
|
Yonge-Eglinton |
22,015 |
25,074 |
13,430 |
14,789 |
13.9 |
8.5 |
|
North York Centre |
30,535 |
47,315 |
12,770 |
20,718 |
55.0 |
62.2 |
|
Scarborough Town Centre |
24,014 |
30,854 |
7,670 |
10,740 |
28.5 |
40.0 |
|
Mississauga City Centre |
31,445 |
50,528 |
11,130 |
18,544 |
60.7 |
66.6 |
|
Downtown Oakville |
1,815 |
2,407 |
850 |
1,205 |
32.6 |
41.8 |
|
Downtown Kitchener |
28,327 |
29,338 |
12,125 |
13,480 |
3.5 |
11.0 |
|
Yonge Street Corridor |
69,089 |
78,687 |
37,650 |
41,465 |
13.9 |
10.1 |
|
Mississauga East Corridor |
79,449 |
101,974 |
27,565 |
34,870 |
28.4 |
26.5 |
Source: Statistics Canada, 1986 and 2001 censuses.