Population Displacement by Development, Justifiability and Wrong Doing

This paper describes how development usually results in the displacement of the residents who formerly occupied the land being developed.  It goes on to explain the justifications for displacement and some possible solutions.  Penz refers to different strategies to combat this problem.  He also discusses the ethics of development in this context and the specific responsibilities of developers concerning displacement.

source: http://www.allacademic.com/one/prol/prol01/index.php?cmd=prol01_search&offset=0&limit=5&multi_search_search_mode=publication&multi_search_publication_fulltext_mod=fulltext&textfield_submit=true&search_module=multi_search&search=Search&search_field=title_idx&fulltext_search=Population+Displacement+by+Development%2C+Justifiability+and+Wrong-Doing

Fresh Eyes on Britannia Beach: Community Analysis

This article expresses Britannia Beach's ecological problems as of 2003.  It also identifies Britannia's community plan as being sustainable and ecologically sensitive.  The article then goes on to describe the significance of the 2010 olympics and the Sea-to-Sky Highway improvement on the economy of the corridor.  It shows the regional economic drivers and identifies the main one of the Sea-to-Sky corridor as being tourism.  The article provides a set of estimated project completion dates, money being spent, and ecological impact.  It explains that the highway is the main artery that provides the economic lifeblood to the communities in the Sea-to-Sky corridor and that changes in access to the communities from the highway will affect the economic development and potentially the viability of the community. 

source:http://www.jtc.sala.ubc.ca/britanniabeach/workshop1/assig1/part_one_policy_F.pdf

Britannia Beach Charrette Presentation

In this Presentation the plans for the development of Britannia Beach are laid out for the residents to observe.  It displays the development of the boardwalk that connects the Old Customs House to the new mining tourist center.  The boardwalk will be lined with trees and shops.  There will be a village green and a water feature.  The purpose of the charrette is to display a sustainable community that has its economical base in tourism.  It connects the existing community - along with new lots and houses - to the highly planned "Britannia South."  There is a light rail/bus station which connects Britannia to other communities.  Main Street is to be pedestrian orientated and the architecture is based around a heritage model that reflects the history but remains up-to-date and safe.  The Park will be built to absorb some pollution and to accommodate performances as an amphitheater will be built in.  Britannia South is focused around the core Village Green which includes commercial live/work and community land uses.  The new buildings incorporate green technologies such as passive solar, water cycling and green roofs.  Britannia South will be developed for housing with apartments, townhouses, and single family dwellings.  Green building principles will again be used for the residential. 

Reply to letter by Robert Macdonald

In this letter Robert Macdonald (President of Macdonald Development Corp) replies to a letter from someone who said that "developers are the Games' real winners," talking about the 2010 Olympic Games in Vancouver.  Macdonald replies by saying that the site of britannia was once a "forgotten place" where the infrastructure was decrepit and the mine site constantly leaked toxins into the ocean.  He talks about the public-private partnership between Partnership B.C. and Epcor Industries that made the clean-up possible and stopped the flow of acid rock drainage into the Howe Sound.  He says this clean up benefitted all Canadians.  Macdonald says that he is delighted to be "part of the solution" and says that Britannia Beach is "a case study in renewable communites." 

Meech, John A., et al. "Transformation of a derelict mine site into a sustainable community: the Britannia project." Journal of Cleaner Production

Meech, John A., et al. "Transformation of a derelict mine site into a sustainable community: the Britannia project." Journal of Cleaner Production 14.3/4 (Feb. 2006): 349-365. Academic Search Premier. EBSCO. Langara College Library, Vancouver, BC. 1 Mar. 2009 .

Macdonald, Rob. Fulber Financial Plan. Britannia Bay Properties ltd, Vancouver, BC.

"The issue: monthly affordability is a stumbling block for certain people that prevents them from being able to buy their residence.  The Solution: rather than providing a fixed 25% discount off the value of the property the developer could provide a mortgage loan on an interest free basis for a number of years, and let the residents pay their current rental payment towards paying down the principal of the mortgage loan."  That means that if someone had nothing to put down but wanted to keep paying their current rent payments, they could pay those towards the principal of their home's appraised value until the period then came to an end.  The resident would then have the option to mortgage the remainder of the cost or sell the residence.  Ralph and Rick Fulber were the original visionaries of this payment plan.  The mortgage loan is not assignable to a third party, it would be secured against title, it would be due at the end of the term chosen, the home owner would be responsible for property tax, house insurance, and maintenance, and if they missed payments the owner would be in default and could lose their home.  

Clark, Mary Ann. Letter to Residents. 20 May 2004. Britannia Bay Properties ltd, Vancouver, BC.

This letter informs the residents of Britannia Beach for Britannia Bay Properties ltd that the plan to make it possible for them to purchase their homes and land is moving forward.  She states that the appraisals have been completed.  She then states that "all Britannia Beach residents will be given a first opportunity to purchase their respective lots."  She then explains the program that they have developed: 25% off appraised value is allotted to the buyers, this 25% will be used as a downpayment and will allow, in most every case, the balance of the cost to be fully mortageable, they have negotiated with Royal Bank and all Britannia Beach residents will receive 1% below the posted mortgage rate, Royal Bank will also give the buyers $500 towards legal costs, because the residents already reside in their dwelling no G.S.T. is applicable to the sale, if residents wish not to buy they are provided with one year of free rent after which they must vacate or they can rent for two years at their current rate and the next two years will increase at 5% per year.