They’re known as coach houses, carriage houses, laneway homes, garden suites or granny flats. And, after years of debate, the City of North Vancouver Council has agreed that home owners can build one in their back yard provided they comply with new regulations.
What is a coach house?
In the City of North Vancouver, a coach house is a small, detached secondary residence located on an alley or lane behind an existing detached home.
New Options
City of North Vancouver home owners have two options if they plan to build a new unit or replace their garage.
“This is great news,” says Dave Watt, a past president of the Real Estate Board and a long time North Shore REALTOR®.
“Coach houses can be an affordable, flexible solution that brings significant community benefits.”
As an example of these benefits, Watt explains that coach houses will help seniors and young families remain on the North Shore in their neighbourhoods.
“A coach house lets a senior stay in their home, and have an adult child or a caregiver live in their coach house. A senior can also move into their coach house and let their children and grandchildren live in their larger home,” says Watt, noting that the home owner also has the option of renting the coach house for added income.
While opponents often cite increased traffic and decreased neighbourhood privacy as significant concerns, most are convinced that coach homes benefit the environment. “They’re smaller, they’re more affordable and they don’t require new infrastructure since they can hook up to existing water mains, sewers and power,” explains Watt.
New regulations
The new regulations govern siting, access, setbacks, parking, habitable space, architectural style, privacy, building products, landscaping and use. Home owners who have built to the maximum allowable density on their property won’t be able to build a coach house.
A coach house can only be rented, it can’t be sold, which doesn’t make sense to Watt.
“I think the City should consider allowing coach houses to be under a strata plan similar to a duplex,” says Watt, who has been talking to North Vancouver City Council members about this option. “It’s a home owner’s property and their investment, and home owners should be able to sell their coach house if that’s what they want to do.”
Currently there are requirements in both the Land Title Act and the Strata Property Act that make such a subdivision difficult when the primary home already exists, says urban land use consultant, Bob Ransford.
“One requirement is that the existing building would have to meet current Building Code requirements,” explains Ransford. “Because the home might have been built some time ago it likely met Building Codes then in place but not the current ones.”
Watt believes allowing home owners to sell their coach houses would bring much-needed diversity to the local housing stock, and new affordability to neighbourhoods. (See diagram)
For information on North Vancouver’s coach house regulations visit: www.nvc.com/coachhouse.
On the left-hand side, go to Accessory Coach Houses and then Coach House. This will take you to a page, Coach House Community Working Group. Scroll down to:
- Staff Report with Coach House Bylaws, dated February 24, 2010 (Contains the Coach House Implementation Bylaws)
- Comparative Summary Level-A and Level-B Accessory Coach Houses
- Level-A Accessory Coach House Development Permit Guidelines
- Level-B Accessory Coach House Development Permit Guidelines
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Vancouver Fairview and Westside Real Estate Market
