Location: Toronto, Ontario
Completed: 2024
Architect: LGA Architectural Partners Ltd.
Nominated by: Jessica Bell, MPP (University—Rosedale)

Familiar yet incredibly new, Ulster House is a self-initiated prototype for middle-density housing that provides condominium living for five families within the scale and form of a typical Toronto single-family lot.

A New Vision for Density

From the get-go, architects Janna Levitt and Dean Goodman envisioned Ulster House as a demonstration project—one that proved a viable alternative to the “tall or sprawl” dichotomy that has shaped Canadian cities in recent decades. Central to this proposal was making use of Toronto's highly desirable and amenities-rich mature neighbourhoods; these large areas of the city are walkable, well-served by existing infrastructure, and have seen a population decline since the 1970s. 

Located in Harbord Village, Ulster House integrates five condominium units onto a typical single-family lot. It does this by making efficient use of the entire site and the opportunities offered by the corner lot, including rethinking the backyard as an extension of the living space. One of the units occupies both the building’s main floor and laneway house, with a heated and covered walkway connecting the two. The remaining units include a one-bedroom on the lower level of the main building and a pair of two-bedroom units on the remaining floors. The units have been designed to be comparable in price to standard Toronto condominiums and their stick-frame construction makes them easier to renovate over time, offering an attractive alternative to the point tower alternatives. 

Building section of the Ulster House. Image courtesy of  LGA Architectural Partners Ltd.

To Be A Good Neighbour

From the outset, it was important for the architects that the Ulster House was a good neighbour, contributing to elements that make this area so desirable.

While undoubtedly contemporary, the project continues the rhythm and scale of the mature streetscape around it. Formally, the tallest point of the three-storey condominium peaks in the middle of the site, much like its neighbours. Its shape is broken into two structures, copying the pattern of single-family homes and laneway structures that surround it. The cladding material—a shingled, reddish-brown electric-fired tile—mimics the texture and colour of traditional brick while reducing overall carbon footprint and allowing for new architectural expressions. A highly efficient building envelope, combined with all-electric systems and a roof designed to host future solar panels, reduces strain on local infrastructure while keeping the air clean. Thoughtful landscaping continues the tradition of mature front yards, while reducing stormwater runoff and encouraging biodiversity.

The result is a building that is both highly innovative yet very familiar—a quality demonstrated by the positive reception from the local community. 

Photo of the Ulster House's entrance. Image courtesy of  LGA Architectural Partners Ltd.

The Challenges of Being First

Given its innovative nature, it's perhaps not surprising that the project faced numerous obstacles along the way, not least among them how to make it financially feasible. 

A small condominium like this one is practically unheard of, and the Ulster House had to be entirely self-financed since traditional banks and institutions did not offer products for such small developments. Adding to the financial challenges, the units were subject to hefty development charges, despite the fact this kind of gentle intensification actually makes better use of existing infrastructure. 

Aligning authorities and coordinating services such as electrical also proved challenging due to the unconventional nature of the project, causing delays during construction and much coordination work from the design team. Additionally, regulatory requirements necessitated a second staircase, reducing precious square-footage in a project where every square inch counts. 

Despite all this, the Ulster House has successfully demonstrated the benefits and feasibility of this small-scale approach to development, not just for its occupants but also its neighbourhood. Already since the project was first proposed, changes to development charges and financial products have made buildings like this one easier to build, and there are ongoing discussions about making single exit stairs possible for up to four-storey buildings. Still, many regulatory and approval challenges remain before these types of projects can be incentivized. 

By allowing design to lead the way—and allowing for some creativity in how to achieve targets in terms of performance, sustainability, unit count, and more—Ulster House demonstrates that a different form of development is possible. In the midst of a housing crisis, it is important to challenge the conventional approach to housing and open our minds to new ways of living. 

This post is part of the OAA’s Queen’s Park Picks 2024 series, where Ontario’s Members of Provincial Parliament (MPPs) were encouraged to nominate a building in their riding for a chance to learn more about it. This year, MPPs were asked to consider various typologies related to housing when making their suggestion, tying into the 2024 OAA Conference theme, Housing: Pushing the Envelope. Check out the rest of the series to learn more about great buildings across the province.