Gerrard Healthy Housing replaces a single-family home in a walkable Toronto neighbourhood with 10 rental housing units. Photo by Alexandra Berceneau Gerrard Healthy Housing, at Gerrard and Main in Toronto, delivers exactly the kind of “gentle density” that has been much discussed and desired in the city. The eight-unit walk-up rental building with two laneway houses replaces a single-family home, while carefully integrating with its walkable neighbourhood. But achieving this outcome was no easy matter. To streamline approvals, TMU professor Cheryl Atkinson, of Atkinson Architect, aimed to design with no variances. “Everything’s to the minimum in terms of distance between the attached four-plexes and the laneway units,” says Rolf Paloheimo, of P&R Development, who also acted as project manager. “We built to the maximum height within 100 millimetres.” Atkinson had designed a panellized, net-zero missing middle housing unit exhibited at DX’s EDIT festival as part of a TMU research project; Paloheimo was the client and developer behind the 1996 CMHC Riverdale Healthy House, a model sustainable development designed by Martin Liefhebber. For Gerrard Healthy Housing, they set out to create as close to Passive House as possible, specifying all-electric heat pumps and ERVs, using wood framing, and deploying blown-in-cellulose insulation to achieve a quiet and airtight R45-R65 envelope—although stopping short of installing triple-glazed windows. “We wanted to make it reproducible and affordable,” says Paloheimo. “Part of my argument for doing this scale of development is that if you stay in part 9, the construction is a lot lighter, the consultant load is lighter. You’re stuck with higher land costs, but costs are quite a bit lower to build,” he adds. The construction costs for the project tallied up to per square foot, and the all-in cost for the project was per square foot—about half the square-foot cost of condo construction. Atkinson’s sensitive design provides natural light on three sides of all but two units, ample cross-ventilation and closet space, and office nooks that overlook entry stairs—as well as façades detailed to fit in with the scale of neighbourhood. Details like bespoke mailboxes add polish to the composition. The financial success of the project depended largely on government incentives for housing: just before construction started, the province waived HST on rental developments, and the City exempted four-plexes from development charges.  Paloheimo’s project management of the endeavour ensured the project stayed on track. He kept a close eye on the prices tendered by the general contractor, and ended up finding some of the trades on his own—developing such a good rapport that he bought them cakes from a nearby patisserie at the end of the project. Both Atkinson and Paloheimo also befriended the neighbours, one of whom provided temporary power from her home when the hydro connection was delayed.  Can this kind of success be replicated at scale? Paloheimo is cautiously hopeful, and plans to continue with small-scale development projects in Toronto. But he acknowledges that it’s not an endeavour for the faint of heart. “You have a house that used to be just four walls and a roof,” he says. “And then we’re gradually adding complexity. If you’re doing sustainable housing, it’s got to have a certain R-value, a certain airtightness. So it creates headwinds if you want to make affordable housing.” The bigger problem, he says, is the financialization of housing—unlike a car, which you expect to lose value and cost money each year, we expect our homes to continually increase in value. “If we could get away from that, we could focus on what’s really important about housing: which is comfort, space, light, services.” As appeared in the June 2025 issue of Canadian Architect magazine The post Editorial: Gentle Density in Action appeared first on Canadian Architect. #editorial #gentle #density #action