Ontario Construction News staff writer
A major residential development planned for lands on Riverside Drive and Hunt Club Road near the airport received a crucial nod from the City of Ottawa’s Planning and Housing Committee on Wednesday, despite strong objections from the Ottawa International Airport Authority.
The committee voted 8-3 in favour of a zoning amendment that would permit 660 new dwelling units at the site, at the northwest corner of Hunt Club Road and Riverside Drive.
The proposed development at 3930 Riverside Dr. , spearheaded by St. Mary’s Lands Corporation and Taggart Group of Companies, includes a mix of residential types: 24 single-detached homes, two semi-detached dwellings, 51 townhouses, and 583 apartment units across four mid- to high-rise towers ranging from nine to 17 storeys. The plan also incorporates parkland dedication and environmental protection lands along the Rideau River.
However, the proximity of the development to the Ottawa Macdonald-Cartier International Airport remains a contentious issue. Joel Tkach, vice-president of business development and marketing at the airport authority, voiced the airport’s opposition during the committee meeting.
“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,” Tkach said. He added, “On average, 80 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.”
Tkach expressed concerns that the development could lead to a surge in noise complaints, potentially impacting airport operations in the long term. “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 warned. He also noted that the airport received 140 noise complaints from approximately 85 homes last year, emphasizing, “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.”
City planning staff, in a report submitted to the committee, acknowledged the site’s location within the Airport Vicinity Development Zone but maintained that the zoning amendments align with applicable policies. The report indicated that a noise feasibility assessment was conducted 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 city report stated.
Furthermore, a new height schedule will be created for the area to ensure that maximum building heights are clearly defined and do not pierce the airport’s Outer Surface, which is crucial for safe aircraft operations. Warning clauses will also be placed on all lease, purchase, and sale agreements for buildings within the development to inform future residents of the airport’s proximity.
The planning staff recommendation for approval was based on the alignment with the Official Plan’s Neighbourhood designation and consistency with the Provincial Planning Statement. The committee’s vote saw councillors Laura Dudas, Cathy Curry, and Wilson Lo vote against the proposed zoning change.
The application now moves to City Council for a final decision next Wednesday (June 25).