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CTV News
18-06-2025
- Business
- CTV News
Ottawa Airport Authority opposed to proposed housing development on Riverside Drive
An Air Canada plane takes off from the airport, Monday, July 8, 2024 in Ottawa. THE CANADIAN PRESS/Adrian Wyld The City of Ottawa's Planning and Housing Committee has approved a zoning amendment for a proposed housing development on Riverside Drive that is facing opposition from the Ottawa International Airport Authority. The Taggart Group is proposing a development that would add 660 units in a mix of single-detached and semi-detached homes, townhouses, and apartments in four mid- to high-rise buildings. City staff recommend councillors approve the zoning change to allow low-rise development including single and semi-detached dwellings and new height limits. Staff say in a report prepared for committee that the zoning amendments align with applicable policies for the area and the land sits outside the zones closest to the airport. Councillors on the committee voted 8 to 3 in favour of the zoning change. Riley Brockington, Laine Johnson, Theresa Kavanagh, Clarke Kelly, Catherine Kitts, Tim Tierney, Ariel Troster, and Jeff Leiper voted in favour. Laura Dudas, Cathy Curry and Wilson Lo voted against. Planning committee Ottawa's Planning and Housing Committee meets June 18, 2025. (Kimberley Fowler/CTV News Ottawa) Airport Authority opposes development Joel Tkach, vice‑president of business development & marketing at the Ottawa International Airport Authority, spoke to committee to express the airport's opposition to the development. 'This site sits underneath the flight path of Runway 14 32 – YOW's longest – and within the circuit loop for general aviation and flight training on Runway 04 22 – our shortest,' he said. 'On average, eighty aircraft movements occur here daily, at altitudes between 50 to 150 metres. Although the proposed residential development land lies just barely outside the Airport Operating Influence Zone, noise doesn't respect lines on a map.' Airport zoning map A map showing Ottawa International Airport zoning regulations. The magenta star represents the site of a proposed housing development at 3930 Riverside Dr. (City of Ottawa) City staff say a noise feasibility assessment was done one the site to review both roadway traffic and aircraft noise. 'Typical commercial windows are expected to be sufficient to attenuate aircraft noise; in addition, a detailed noise assessment will be required at the time of site plan control review and approval for specific noise control measures,' the report said. Tkach said, however, the development could harm airport operations. 'We've seen what happens when homes encroach on airports. Montreal‑Trudeau, Toronto‑Pearson, and Toronto-Billy Bishop downtown have all endured waves of complaints, political pressure, curfews, and therefore lost air service,' he said. Tkach said the airport received 140 noise complaints from approximately 85 homes last year. 'We confirm that residents will endure constant overhead traffic from heavy jets and low‑flying single‑engine aircraft. And guess what? A note on title about airport proximity does nothing to comfort someone who can't sleep, can't concentrate, or can't enjoy their own home.' Development designed to reduce noise Kyle Kazda, development manager with Taggart, told committee the design of the project would help shield residents from noise. 'Part of the layout of the site from the beginning did consider the potential for impacts from both airport noise and traffic from Hunt Club and Riverside. This has informed the massing of the towers along those two major streets, which, at minimum would shield, from a traffic noise perspective, the low-rise residential from that exposure,' he said. He said the low-rise buildings would use wall components, roof sheathing and insulation intended to dampen noise for residents inside. 'We also will be undertaking site-specific noise studies for the four apartment blocks on the site, which will include on-site receptors measuring aircraft noise and then ensuring that those building components also will properly attenuate noise to ensure residents are comfortable.' Homebuyers and tenants would be informed in advance of the potential for noise when moving in, Kazda added. Audrey Belanger, president of the Hunt Club Community Association, urged committee to approve the zoning amendment. 'The biggest mistake we and council members could make, is to think that our personal preferences are representative of everyone's needs,' she said in a statement to CTV News Ottawa. 'We need housing and infrastructure that meets all residents', current and future, needs and not just what we personally currently want or use.' The report will go to full city council June 25.
Ottawa Citizen
29-05-2025
- Politics
- Ottawa Citizen
‘It's not too late': city councillor wants to stop Tewin expansion plans
A city councillor wants council to revisit its 2021 decision to bring Tewin lands into Ottawa's urban boundary, a move she says was rushed, costly and based on lack of consultation with indigenous communities. Article content Article content Coun. Theresa Kavanagh recently introduced a motion to reverse the 2021 decision that brought the Taggart Group and Algonquins of Ontario-led development into Ottawa. She later withdrew the motion, citing the absence of a representative from Osgoode ward, where the project will be built. Kavanagh said she would reintroduce the motion when the Osgoode seat is filled. Article content Article content Kavanagh said the development was originally rejected by city planning staff because it didn't meet the city's planning priorities and was too far away and isolated. Article content Article content 'The clay soil is usually problematic, and it would cost a lot of money to put in infrastructure and transit to such an area,' she said. Article content Tom Ledgley, coordinator at Horizon Ottawa, said that while more housing is needed in the city, Tewin is not the way to do it. Article content 'We definitely don't disagree that more housing needs to be built,' he said. 'But this is not a dense housing development. It's not happening near existing services. And there aren't really many strong promises about this being like deeply affordable housing.' Article content In a written statement by Taggart, they said that Tewin 'is being planned to evolve alongside new investments in public infrastructure, including roads, utilities, and transit.' Article content Article content 'As growth occurs, services and amenities will be phased in to support residents with access to employment, education, healthcare, and recreation, all within a walkable, transit-ready urban fabric.' Article content Article content The statement added that Tewin is in response to 'Ottawa's housing supply pressures.' Article content Kavanagh also raised concerns about how the project was framed as a partnership with First Nations. Article content 'This project claimed it was working in conjunction with First Nations. And it turned out that this was bogus,' she said. 'The true First Nations representatives were very angry and have always been opposed to Tewin.' Article content Article content The Tewin development is a joint venture between the Algonquins of Ontario (AOO) and the Taggart Group, a private Ottawa-based developer. When the project was first introduced, it was promoted by some councillors and city officials as an act of reconciliation, citing the involvement of the AOO.
CBC
07-05-2025
- Business
- CBC
Ottawa city councillor wants debate, reversal of Tewin development
An Ottawa city councillor wants to reverse a council decision made four years ago and prevent the 445-hectare Tewin development in the city's rural southeast from being built. But city staff asked to provide comments about Coun. Theresa Kavanagh's idea have laid out the many implications of changing course now that plans and projects have proceeded with the assumption the future suburb is a go. During deliberations in 2021 about expanding Ottawa's urban boundary, the previous city council voted to allow rural lands owned by Algonquins of Ontario Realty Corp. and Taggart Group to be developed to house up to 45,000 people. It caused controversy at the time when some councillors described it as an act of reconciliation, but many Algonquin communities disagreed. Staff had scored the land lower because of its clay soil and distance from existing infrastructure. Since then, multiple studies and consultations have taken place to plan Tewin, and the design could reach the third of four phases by the end of the year. The Tewin developers have long promised "Tewin would pay for Tewin." They agreed to pay for three senior city planners to be dedicated to the file, and intend to pay for future transit, roads and water infrastructure. The city approved a master plan for infrastructure in June 2024. It includes extending a trunk water main and sanitary sewer across the National Capital Commission's Greenbelt for Tewin, plus building a new pump station and reservoir. The cost was pegged at $313 million for Tewin alone through to 2046, and rises to $591 million when a longer timeline and wider area is taken into account. The developers say they will only pay for infrastructure that directly benefits Tewin. Kavanagh, who represents Bay ward, maintains council should have followed staff's original advice and chosen land closer to existing suburbs for development. "I still believe that the right decision was made originally and we have to go back to it," she said. "If it's the right thing to do and it's going to save us hundreds of millions of dollars in infrastructure, then it's worthwhile." 'Domino effects' for city planning Kavanagh intended to table a motion in mid-March, but later withdrew it because Tewin is located in Osgoode ward, which currently has no councillor of its own until a byelection is held June 16 to replace George Darouze. Kavanagh said she hasn't spoken with the 11 candidates vying to replace Darouze, but hopes it becomes a campaign issue. She plans to introduce her motion in the fall once the area has a councillor again. Kavanagh also insists council must listen to the Algonquin communities that don't feel the City of Ottawa consulted adequately with them, and don't feel the Algonquins of Ontario represent the larger Algonquin Nation. Even though Kavanagh withdrew the motion, Coun. Glen Gower asked staff to provide information they had been preparing. He said their response, which is included on the agenda of the planning and housing committee on May 7, shows the many "domino effects" of removing Tewin from land the city will allow to be developed. "There's a lot of really serious implications for making that change," Gower told CBC News. "Wholesale just dropping it or removing it from the official plan is a pretty extreme action." Since 2021, master plans for both infrastructure and transportation networks have been created assuming thousands will move to Tewin, staff emphasized. Extensive transportation modelling would need to be revisited, jeopardizing the transportation master plan currently making its way toward council approval in July. Water projects would also need to be reprioritized, staff wrote. The planning department says Tewin provides three years' worth of developable lands to meet population growth. Ontario policy requires municipalities to have at least a 15-year supply designated at all times. Finding an equivalent for those three years would prove difficult, staff say. Staff have listed instances when the city communicated with various Algonquin communities, but they include a delegation in 2021 by a former Algonquins of Ontario negotiating representative who was later removed from the organization's list over ancestry disputes. Updated urban expansion rules Gower points out much has been changing for housing and planning policy in Ontario that is leading to changes in Ottawa's official plan, which is still only a few years old. "It seems like every six months or so there's a new major change in how the province or the federal government would like to see cities grow and evolve, and we feel in a lot of ways we're playing catch-up," he said. Importantly, the new provincial planning statement that took effect in October 2024 no longer requires a municipality to do the same sweeping and comprehensive analysis of where to grow its urban areas. Instead, developers can apply piecemeal to expand the urban boundary to include their properties. Indeed, within days of that change, Claridge Homes paid a hefty fee and applied to the City of Ottawa on behalf of itself and developers Mattamy Homes, Regional Group, Minto Communities and Uniform for an urban expansion of 152 hectares north of Kanata. Their properties had originally received higher scores from city staff, but councillors left them out in 2021 in favour of the Tewin lands. Were Kavanagh's motion to succeed, these owners would likely use it to support their case for development, staff point out. Moreover, removing the Tewin lands would likely lead the Algonquins of Ontario Realty Corp. and Taggart Group to appeal to the Ontario Land Tribunal, staff say. Hiring outside lawyers and experts could cost up to $1 million, they estimate. Still, Kavanagh isn't convinced the city is stuck and must move forward with Tewin. "You can't just say, 'It's too late,'" she said. "I remain concerned that it's a burden on the taxpayers of Ottawa."
