In Niagara Falls, Ontario, Steven Cohen navigates his vehicle through a 20-acre industrial lot filled with metal beams and rebar. These materials are essential for Canada’s infrastructure projects, but they are facing challenges due to nearby residential developments. Cohen points to a house in the distance, noting, "Can you see that house? What I can tell you is that’s supposed to be 500 metres away, but it’s only something like 80."

The conflict began about two decades ago when developers transformed a neighboring wooded lot into a golf course, followed by the construction of Thundering Waters Village, a residential community of around 250 homes. Cohen, whose family company, Salit Steel Ltd., has operated in the area for over 60 years, found himself at odds with new residents who complained about the noise from his industrial operations.

In 2016, provincial regulators intervened, imposing residential noise limits on Salit Steel, despite the property being zoned for industrial use. Cohen expressed frustration, stating, "The law in Ontario does not make sense. Logic would tell you that that’s ass-backwards. Caveat emptor: you knew what you were buying and we were here first."

This situation reflects a broader trend in Canada, where residential development increasingly encroaches on industrial zones, often attributed to NIMBYism, or the “not in my backyard” mentality. Experts argue that this phenomenon not only exacerbates the housing affordability crisis but also drives developers to less populated areas, putting pressure on existing businesses like Cohen’s.

As Canadian leaders aim to streamline regulations to facilitate housing construction, the conflict between Salit Steel and the City of Niagara Falls highlights the complexities of balancing industrial operations with residential needs. Cohen estimates that his company has incurred $15 million in direct costs due to the situation, including relocating operations and legal fees. He has also filed a lawsuit against the city for permitting housing development near his facility.

Cohen’s family has deep roots in Niagara, with his great-grandfather founding Salit Steel in 1905. Today, the company remains a significant industrial employer in the area, even as the local economy shifts towards tourism. "It’s disheartening," Cohen said. "My family came here 120 years ago and have been honest, community-minded businesspeople, and now we’re being pushed out of Niagara for something that isn’t our fault."

Canada's steel industry faces additional challenges due to ongoing trade tensions with the U.S. The country produces enough steel to meet its own needs but relies heavily on exports and imports. Recent tariffs imposed by the U.S. have led to over 1,000 layoffs in the industry since March. Cohen’s company, which does not primarily sell steel to the U.S., sources steel based on cost, whether from domestic or international suppliers.

Salit Steel has contributed to major projects across Canada, including the Gordie Howe Bridge and the Keeyask hydroelectric dam. However, the trade war has affected the industry, prompting Canadian officials to introduce counter tariffs and policies that could raise steel prices domestically. Cohen has been stockpiling steel in anticipation of market fluctuations, emphasizing the importance of timing in his business operations.

The ongoing disputes between industrial operations and residential developments in Canada underscore the challenges of urban planning and the need for a balanced approach to accommodate both housing and industry.