January/February 2025

Canadian Interiors January-February 2025

Issue Focus: Democracy and Conviviality in an Evolving Landscape of Office and Hospitality Environments

PROJECTS SPOTLIGHT:

The Post, Vancouver

• Occupying a full city block in downtown Vancouver and once the main regional processing facility for Canada Post, today the campus features 1.1 million square feet of office space, with Amazon’s Vancouver Tech Hub as the sole corporate tenant, and 185,000 square feet of retail amenities for the local community. As the project has ramped up, the most anticipated feature is the open-plan, 43,000 square foot, light-filled atrium, which is part of the building’s original heritage structure and connects the South and North office towers.

Bennett Jones, Edmonton / Cassels Brock & Blackwell LLP, Toronto

• Despite so much chatter now focusing on rethinking the principles of the modern office – to get people back; recruit new talent; demonstrate DEI values, etc. – law firms are often still relying on traditional aesthetics of dark wood paneling, thick leather sofas, shelves of old books, and other tools to impress and intimidate. But here we look at two new offices that both aim to reform the image of the law firm into one that is innovative and accessible.

Scotiabank Arena Phase 2, Part 1, Toronto

• The venue underwent extensive renovations and is revealing the first part of the Phase 2 construction plan, including a transformation of the 100 Level concourse, the introduction of the MNP Pass Social Club on Event Level, an additional Real Sports Apparel store, the remodeling of Hot Stove restaurant, and more.

Glencoe Golf and Country Club, Calgary / Pulpit Club, Caledon, ON

• A look at how interior design is used in the overall business strategy of golf clubs to both attract a new cohort – while retaining an older cohort – of users, guests and members to a sport and lifestyle steeped in tradition.

SHOW COVERAGE: Orgatec

• As workplace dynamics continue to evolve, furniture brands at Orgatec 2024 were showcasing attempts to stay ahead of the curve by listening to the needs and expectations of today’s office users.

IN MEMORIAM: Klaus Nienkämper

• Multi award-winning and world-renowned Canadian furniture design and manufacturing company founder and CEO, Klaus Nienkämper, has passed at the age of 84.

Editor’s Notes: Vacant Offices, Stalled Housing

In editions of Canadian Interiors where we highlight new office spaces, we typically view these spaces through lenses of interpreting where the “office” evolution is going, based on trends in workspace design such as sustainability; inclusivity; and the integration of AI-driven technology. As Generation Alpha brings fresh values to the work landscape, like flexibility and climate-consciousness, businesses must anticipate these changes to create spaces and systems that meet the needs of a transitioning workforce. Hence the emergence of free desking replacing assigned spaces; offices dividing into task-based zones; hybrid rooms accommodating hybrid workers; and of course, all things biophilic.

The same approach has been taken for this edition as well. But in this small one-page space afforded to my thoughts, I decided to apply a different lens to the topic of offices and propose this: maybe what we actually need is less office space.

The housing crisis in Toronto is a sobering reality, one that threatens not only the fabric of the city but also its economic and social vitality. At its core, the issue stems from a chronic undersupply of housing, compounded by a policy landscape that inhibits meaningful development. Among these policies, the Office Replacement Bylaw stands as a relic of another era, a well-intentioned but ultimately counterproductive regulation that now impedes the city’s ability to adapt to evolving needs. For Toronto to address its housing shortage effectively, it must repeal this bylaw.

Adopted in 2003, the Office Replacement Bylaw was designed to safeguard Toronto’s role as a business hub by ensuring that any office space demolished in key areas was replaced within new developments. At the time, this policy made sense. Office demand was robust, and the city needed mechanisms to prevent the erosion of its commercial core. However, the world has changed dramatically since then. The COVID-19 pandemic accelerated the adoption of hybrid work, leading to a significant and likely permanent reduction in office space utilization. Today, Toronto faces an office vacancy rate of 18.1 per cent, the highest among major Canadian cities. The bylaw’s rigidity now stymies progress, obligating developers to include unprofitable office components in residential projects, even when the market clearly does not support such uses.

The impact of the bylaw is far-reaching and profoundly detrimental. Developers, burdened by the mandate to replace office space, face inflated costs that jeopardize the economic feasibility of their projects. This often results in higher rents for residential units, or projects stall altogether, leaving much-needed housing units unbuilt. A review of current zoning applications conducted by JLL Canada reveals that over 51,000 residential units are trapped in limbo, contingent on the resolution of this policy bottleneck.

Moreover, the Office Replacement Bylaw is a blunt instrument that fails to account for the nuances of urban redevelopment. Lower-grade office buildings, many of which are functionally obsolete, could be transformed into vibrant residential communities. Repealing the bylaw would enable the removal of over nine million square feet of lower-grade office space.

The benefits of repealing the Office Replacement Bylaw extend beyond housing. By removing an artificial constraint on land use, Toronto can unlock the full potential of its urban fabric. Architects and designers have a pivotal role to play in this transformation. They can reimagine former office sites as mixed-use developments that integrate housing with amenities, green spaces, and transit-oriented designs.

For architects, the repeal of the bylaw would open new avenues for creativity and innovation. Without the requirement to incorporate redundant office space, design teams could focus on optimizing residential layouts, exploring modular construction techniques, and integrating energy-efficient technologies. The resulting developments would not only meet the demands of today’s residents but also set new benchmarks for urban living. Architects can advocate for these changes by engaging with policymakers, participating in public consultations, and showcasing the transformative potential of adaptive reuse projects.

Toronto’s housing crisis is not insurmountable, but it requires a recalibration of priorities. The Office Replacement Bylaw, once a safeguard of the city’s commercial viability, has become a barrier to progress. Repealing it is an impactful step the city can take to unlock new housing supply.