Recent developments with the Ontario Lottery and Gaming (OLG) corporation have Ottawans discussing the potential construction of a casino here in town. Theories are flying about where such a large structure could be built; while I have no ready opinion on the matter myself, I am more than willing to discuss what questions should be asked when choosing a location for a large public facility, and reviewing what we’ve learned from previous builds that could save us headaches this time ‘round.
PROXIMITY: DOES IT EXIST OR MUST IT BE BUILT?
Heading to an event is usually only a portion of a planned evening out—and make no mistake, a casino can be the home to countless concerts, performances, and soirees just as our existing Scotiabank is now.. A couple may have tickets to see a magician at 8:30, and the rest of their evening plans may include dinner, a post-show coffee, and even a hotel stay. Thus, we can see that the revenue generated strictly by the ticketed event is only a fraction of the dollars spent on a special evening out.
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| Example of cab fare from a central location vs. our current largest venue. |
Naturally, to facilitate this patronage of local businesses, we should aim to build our hotspots close to relevant amenities, the most crucial being:
- Accommodations
- Transit
- Other activities/shopping/dining
If the facility is not built where these amenities are already in existence, there are really only two options: find ways to spur on development of these amenities around the facility...or build these amenities into the facility itself.
IF YOU BUILD IT, WILL THEY COME?
Earlier this month, I used Scotiabank Place as an example of a facility that has gone with the former route: waiting for amenities to develop around it. As an Ottawa native, I remember when the Scotiabank Place—the Palladium, back then—was built. There was nothing around it for kilometers. Over the past 15 years, Kanata has become a thriving area, with many businesses, shopping, and dining, and many of these businesses rely on Scotiabank ticketholders for their revenue. However, few of these are at close proximity to the arena. Looking at the crucial amenities I’ve listed above, here’s an example of the reality of the arena’s location:
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| Lack of transit means more people in cars...this can mean more impaired driving, serious traffic jams, and a greater carbon footprint. |
As you can see, the travel time from Kanata to a coffee shop for a post-event nightcap is generally a great deal longer than even from the outskirts of downtown (the example here is the Canadian War Museum). While a 35 minute walk may be pleasant some nights, remember this walk is along the side of a road and that Ottawa is reknown for its incredible range of weather patterns.
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| Kanata from above. Arena is located in the loop in the middle. Note all the undeveloped space in this sector of Kanata. |
While Kanata has developed vastly over time, the reality is that the area in proximity to the arena just hasn’t built up to support the venue yet. With time, the arena will eventually have bus routes, dining, and hotels within a distance so that visitors are not reliant on a car. But for now, this particular facility is relatively isolated and progress in the immediate vicinity has been slow.
BRING THE MOUNTAIN, NOT THE OTHER WAY ‘ROUND.
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| Lebreton Flats area from above. Note the higher density. |
A new facility like a casino would idyllically be placed where there are already existing amenities, but still finding a location with enough space to support its own amenity development, as well. In the instance of a casino, we’re not just looking at finding space to house a couple dozen blackjack tables; if built sensibly such a venue would have dining, theatre space, and banquet halls, to say the least.
For fastest turn on investment, whether we’re discussing a casino, hotel, arena, or any other facility, bringing the venue in towards amenities is best. In situations where this cannot be done, or other benefits are weighed out and the build is set for a more remote area, a development plan for that area may be called for.
THE PROS AND CONS OF BUILDING CENTRAL
The reality is that building centrally comes with its own set of struggles. Space is at a premium, the Official Plan may not accommodate new large-scale developments, and there may be other factors. However, generally the best practice would suggest that it is vital for the planning process of a public facility to include a contextual consideration of the proposed area. Where a solid plan can be made for the swift development of the surrounding area to support the facility, a more isolated location may be worth considering; however, in areas where swift development is not indicated, it may be worth jumping through the extra ‘hoops’ to secure a space in a central location.
-Peter
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