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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.
