The Urban Renewal Manifesto

At a time when the housing crisis and the climate emergency are colliding, the Terra Nostra project emerges as a pragmatic and bold response.

The Terra Nostra project is located in the Louvain Eco-district (Écoquartier Louvain), in the borough of Ahuntsic-Cartierville, Montreal.

Specifically, the site is situated along Christophe-Colomb Avenue, just north of Louvain Street East. It is bounded to the west by Saint-Hubert Street and to the north by the Canadian National (CN) railway tracks.

This prime location was chosen to transform a former municipal yard into a sustainable residential hub, providing easy access to public transit (near the Ahuntsic train station) and local services.

This development is more than just a residential complex; it is a living laboratory for urban circularity.

1. Circular Urbanism in Action

Unlike the traditional "take-make-waste" model, Terra Nostra adopts a regenerative approach.

• Material Recovery: The project prioritizes resources already present on-site, minimizing the carbon footprint associated with transportation.

• Smart Densification: By optimizing underutilized land, the city curbs urban sprawl while maximizing the use of existing infrastructure.

2. Key Statistics and Data

The project stands out for its scale and operational rigor:

• Capacity: 323 affordable housing units.

• Allocated Budget: A major investment supported by public-private partnerships (estimated at over $110 million), including subsidies from the SHQ and the CMHC.

• Expected Traffic: Approximately 850 new residents, injecting direct economic vitality into local neighborhood businesses.

4. A Replicable Model

The success of Terra Nostra is based on agile governance.

The budget is not just spent on "concrete," but on sustainable architecture that reduces future maintenance costs by 20% thanks to energy efficiency (LEED standards or equivalent).

"Terra Nostra is more than just a roof; it is proof that the city of tomorrow can be built on the remains of yesterday's, without sacrificing affordability."

Terra Nostra proves that social profitability can align with urban planning rigor.

The Terra Nostra project does not stop at building walls; it implements a new philosophy of city management.

With 323 affordable housing units and a selective deconstruction approach, this $115 million project establishes itself as the Quebec benchmark for circular urbanism, combining social mix and environmental rigor.

1. The Builders: A Strategic Alliance

The success of Terra Nostra relies on close collaboration between community housing experts and public authorities:

• Lead Developer: The non-profit organization (NPO) Habitations Transat, recognized for its expertise in managing large-scale affordable projects.

• Implementation Partners: A synergy between the City of Montreal, the Ahuntsic-Cartierville borough, and architectural firms specializing in sustainable development (such as Rayside Labossière).

• Government Support: The Société d’habitation du Québec (SHQ) and the Canada Mortgage and Housing Corporation (CMHC) via the Housing Accelerator Fund.

2. Budgetary Details and Financial Structure

The project represents a total investment estimated at approximately $115 million.

• Public Subsidies: Approximately $50 to $60 million comes from affordable housing programs (PHAR or equivalent).

• Debt Financing: Preferential rate loans guaranteed by the CMHC to ensure the financial sustainability of the NPO.

• Circularity Savings: The use of bio-sourced materials and the reuse of components on-site allow for a targeted 12% reduction in construction waste management costs compared to traditional demolition.

3. Implementation Schedule

The project follows a tight timeline to address the urgency of the housing crisis:

• 2023 - 2024: Design phases, community consultations, and selective deconstruction of the original industrial site.

• Winter 2025: Finalization of foundations and start of the structure.

• 2026: Continuation of envelope work and interior build-out.

• 2027 Horizon: Official delivery and welcoming of the first residents.

4. Target Clientele and Social Mix

Terra Nostra aims for a diverse population to ensure neighborhood vitality:

• Families: Nearly 40% of the units include 3 bedrooms or more to address the dire lack of large apartments in Montreal.

• Singles and Seniors: Studios and 3 ½ units adapted to encourage aging in place.

• Affordability: Rents will be maintained at approximately 80% of the Median Market Rent (MMR), with a portion of units reserved for households eligible for the Rent Supplement Program (paying only 25% of their income).

5. Impacts

Local Financial Impacts

• Local Consumption: An estimated injection of $3.5 million annually into businesses on Fleury Street and the surrounding area by new residents.

• Energy Efficiency: The building aims for performance 25% higher than the building code, reducing Hydro-Québec bills for low-income tenants.

• Local Economy: It is estimated that the construction phase generates more than 450 direct and indirect jobs.

  In the long term, the presence of affordable housing allows local workers to live near their jobs, reducing transportation costs and increasing purchasing power.

Social Impacts

• Combatting Isolation: Inclusion of community rooms, a productive green roof (urban agriculture), and a secure interior courtyard.

• Accessibility: 100% of the units are visitable, and a significant portion is fully universally accessible.

• Social Diversity: By reserving a large portion of units for families and low-income individuals, the project prevents radical gentrification and fosters a resilient social fabric.

• Common Spaces: The design includes shared areas (collective gardens, terraces) aimed at breaking social isolation, a growing issue in major cities.

Environmental Impacts (The Circular Model)

• Heat Recovery: High-performance geothermal systems or centralized heat pumps.

• Water Management: A 30% reduction in urban runoff thanks to green roofs and rain gardens, relieving municipal sewers during heavy rains.

Terra Nostra is proof that "gentle densification" and "circularity" are not just buzzwords, but powerful financial tools.

By reusing industrial land, the city avoids millions of dollars in new infrastructure costs (water mains, roads) that it would have had to assume on the outskirts.

By transforming environmental constraints into architectural opportunities, Ahuntsic-Cartierville is leading the way for future developments in Quebec.

 It is a victory for the taxpayer as much as for the future tenant.

Terra Nostra | Société de développement Angus