Ownership of the property would be transferred to a not-for-profit housing cooperative established under the BC Cooperatives Act. This would not require subdivision and would take the property off the market in perpetuity: membership shares can only be reimbursed at par value (i.e. changes in market value are irrelevant to share value), and upon dissolution any assets must be distributed to another housing co-op established under the Act. We would also be happy to create a Housing Agreement with the Islands Trust / Denman LTC that outlines this and other aspects of the project.

We imagine a share purchase similar to that of COHO (approx $75K), which in some cases could be paid down over a period of time, thereby making home ownership available to those who cannot afford the full buy-in. We are hoping that the new housing cluster zone will allow tiny houses, yurts, and other less expensive housing options, to further increase affordability. There would also be a maximum reimbursable building share value, in order to discourage the construction of large dwellings and preserve affordability into the future.

In addition to their initial share purchase, each household would contribute a monthly amount for maintenance of the common spaces. We imagine this would be approximately $300, again similar to COHO.

As is evident from the attached map, 5400 NW Rd is blessed with ponds, seasonal streams, and wetlands that can support many species, including (we believe) 20-25 human beings. 30 years ago it was clearcut, then it was used as a gravel pit. Previous owners dug the “Big Pond” at the south end of the property, as well as the stream and ponds in the central valley. 

When we bought it, the property was abandoned and massively overgrown with scotch broom, bamboo, and other invasive species. As part of our practice of subsistence conservation, we have been carefully removing the invasives, and have mostly left the ponds and streams to do their thing, to the extent this is possible in a climate that is getting drier all the time. 

The existing housing area is at the top of the ridge that runs N-S along the property, and contains no sensitive areas. The part of the property we are proposing for the new housing cluster is in a regenerating forest composed mostly of fir and pine, and is also far from the streams, ponds, and wetlands.

The co-op’s rules will include sections that mandate the continuation of subsistence conservation practices in perpetuity, and prevent development near any sensitive areas.

Having meaningful relationships with the peoples whose lands we are on is a core value of our project, and as mentioned above, over the years we have helped to organize a number of events focused on colonialism, decolonization, and Indigenous resurgence. Our first event in 2019 was attended by Qualicum elder Xwantumaat (Carrie Reid). K’omoks Chief Nicole Rempel participated in the UVic Indigenous Studies class visit we hosted last year, and expressed interest in bringing K’omoks youth to do cultural programming at D-Centre. We intend to pursue this kind of connection with the K’omoks, and with other Indigenous nations whose traditional territories include Denman Island, such as the Qualicum, Pentlatch, and Tla’amin. We are also involved in supporting the Ma’amtagila land-reclamation site at Hiladi Village, just north of Sayward, as well as other Indigenous solidarity initiatives such as the Denman Rest and Recovery Network.

Given the ongoing discussions around the possibility of a 200 metre setback from the ocean that would exclude all new development on Denman, it is worth noting that according to our rough calculations, our western property line is 300 – 350m. from the water.

Three acres would be set aside for our non-profit educational project, the Denman Centre for Autonomous Living and Learning (D-Centre). Since 2019 D-Centre has hosted talks, gatherings, folk dances, community gardening projects (Plan Bean and Corn Sisters), pitcooks (anchored by Kwakwaka’wakw elder Maxine Hayman Matilpi), and visits from UVic classes in Environmental Studies and Indigenous Studies. The D-Centre space has a cabin with off-grid power and water, an outdoor kitchen that can provide meals to visiting groups, a large camping area, and a wall tent that can host sessions and sleep 15 people. (See thesnag.org/dcentre for more information).

We are requesting that the event area include a 4 space campground, so we can welcome more people to participate in our events and daily life, and as a source of income for the project. The property is classified as a farm by BC Assessment, which we understand is one of the criteria for the approval of a campground under the proposed Denman bylaws 248/249; the other is that the land must be in the ALR. Unfortunately, ALR land is not available for affordable housing projects, so we are asking that our property be allowed a campground on the basis that it is a working farm, despite (fortunately, in this case) not being in the ALR.