FAQs

The development plan that the proponents originally put forward proposed 1,480 housing units, with approximately one third of the site dedicated as public open space, including parks and wooded areas. The housing units are proposed to be a mix of detached homes, townhouses (including back-to-back and stacked townhouses), apartment blocks, parks, open space, stormwater ponds and associated infrastructure.   

The subdivision design as presented by the proponents includes 70 hectares of total site area, with 23 hectares planned to be dedicated as parks, open space, landscape buffers and stormwater management ponds.  

The Draft Plan of Subdivision that was approved by the OLT provides the general concept of the proposed subdivision.  The Draft Plan of Subdivision can be found here: http://webcast.ottawa.ca/plan/All_Image%20Referencing_Zoning%20Bylaw%20Amendment%20Application_Image%20Reference_2021-06-23%20-%20Draft%20Plan%20-%20D02-02-19-0123.PDF)  The implementation of the subdivision design will be done through the clearing of the draft approved conditions, with the applicant’s submission of detailed plans and reports.  The City staff will be eviewing the plans once provided by the proponent, including a review of the interface of existing residential lots in the context of grading, landscaping, tree retention, park designs, and stormwater management pond designs.  Through this review the proponent must demonstrate that they meet municipal standards and guidelines and that their development will not increase negative impacts, such as flooding, on adjacent properties.    Plans will also be required to delineate fencing requirements between the proposed and existing residential properties as required to clear the  draft plan conditions.  In addition to the staff review, independant third parties will be engaged to provide additional peer review. 

All substantive reports and workplans the proponent submits to the City will be reviewed by City staff and by an independent third party. Results will be publicly available on this Engage Ottawa page. The City will also provide information updates for all City and third-party reviews to the Planning and Housing Committee.  

There are a number of easements throughout the Kanata Lakes Golf Course that benefit the City of Ottawa to accommodate municipal infrastructure.  The City has affirmed that we will not relinquish these easement rights, nor will we consider amendments to their location. As a result, development activities and the design of the site will be limited by the location of these easements. However, they do not prohibit the proponents from current work underway. The proponent is permitted to cross these easements without municipal permission as they are only constrained in their ability to undertake construction on these easements.  

Building Code Services oversees building construction, as defined in Ontario’s Building Code Act.  A building is generally defined within the Act as a structure greater than ten square metres that has any of a wall, roof and floor.  Plumbing and sewage systems associated with buildings fall under the purview of Building Code Services as well, however, infrastructure works within roadways, such as water, sewer, and stormwater systems, do not.

The current preliminary works being undertaken at the Kanata Lakes Golf Course site do not include building construction and are not governed by the Ontario Building Code Act or overseen by Building Code Services. The proponent is required to address all conditions within the approved draft plan of subdivision granted by the Ontario Land Tribunal prior to applying for a building permit with Building Code Services. 

Once a proponent is at the stage where they are ready to apply for a building permit, they must submit an application to Building Code Services which will be reviewed to confirm that all provisions of the Ontario Building Code and its applicable laws have been met prior to permit issuance and building construction start. The permit must be posted on site, in a conspicuous location. 

As part of the City’s review of a building permit application, Ontario Building Code compliance is required to be demonstrated within the plans and specifications.  Among the many compliance measures, the design must comply with spatial separation requirements (regulating the amount of glazing or windows, for example) and the required fire resistance ratings, as applicable, of the wall construction itself.  

Should it be suspected that any building construction is commencing without the required permits and approvals, residents may alert Building Code Services by initiating a Request for Service by calling 3-1-1. 

Heavy construction vehicles must use designated truck routes such as Campeau Drive. Per the by-law, they may use residential local roads such as Varley Drive on an exceptional basis where it is the closest available connection point to the active project site. If a causal link can be made between specific construction activity and damage to City infrastructure, contractors may be held responsible. Concerns related to construction traffic should be reported to 3-1-1 for investigation.

On-site visits and discussion with the proponent have confirmed there is no blasting currently happening on site or planned. It is not uncommon for homes in proximity to construction to experience vibrations as a result of the work being undertaken.

The proponent has offered a pre‑construction survey to 40 residents adjacent to the site. This survey is voluntary and homeowners that choose to take part will allow the proponent’s engineering consultant to inspect and document the condition of a home’s foundation prior to the start of construction. The proponents chose to use the same approach that would be used if they were blasting to notify and address the potential vibration and noise impacts that the community may experience due to trucks and machinery. This survey was not a City requirement.  The proponent has also installed vibration monitoring equipment on-site to monitor vibration levels.

The City does not have the ability to control the time of year the proponents and their consultants undertake this investigatory work. The investigatory work now occurring is preparatory in nature and is being undertaken to support detailed subdivision engineering submissions. Construction work faces distinct seasonal challenges, and construction companies adapt their methods to maintain safety, quality, and efficiency throughout the year. Completion of earthworks during winter months will limit dust mobilization but also presents issues with mud tracking and unstable ground conditions due to persistent moisture, snowmelt, and freeze–thaw cycles. To address these challenges, crews may use gravel pads, temporary access roads, geotextiles, and diligent site drainage management. In contrast, dry conditions during summer months often lead to excessive dust, which is often managed through dust‑suppression measures such as regular watering, reduced vehicle speeds, and strategic scheduling to limit activity during the windiest periods. 

The proponent is providing regular updates indicating the scope and location of the preliminary engineering works that are planned to take place on the former golf course lands. These updates are publicly available on the Engage Ottawa webpage. The City has not received any indication that preliminary works will be undertaken immediately adjacent to the property boundaries. 

While the proponent does not have a direct obligation to notify the adjacent property owners, they are obliged to not cause damage to adjacent properties.  If damage is caused, it would be a civil matter between the two property owners.   

Upon registration of a subdivision agreement, securities from the applicant are held by the City for the completion of required site works and the City further requires the owner to provide a Certificate of Insurance covering matters including damage to property.  These measures aid the City in ensuring the subdivision is built in accordance with approved plans, and where deficiencies are identified, work is completed to the City’s satisfaction.

There are restrictive covenants in place on the Kanata Lakes Golf Course property in relation to drainage. This covenant contains a legal condition which requires that drainage of the golf course lands not be altered in a manner that materially adversely affects neighbouring properties. While there are temporary works occurring on the site, the proponent is not making any material change to the existing drainage pattern and is not impacting adjacent drainage at this point, and thus there is no violation of the restrictive covenant at this time. 

Given community concern, and as a result of a Council motion passed on February 25^th, 2026, the City will retain an independent drainage expert to analyze and review site drainage to provide City staff advice on a framework for review of future studies submitted by the proponents as a requirement of the draft plan of subdivision approval they received from the Ontario Land Tribunal.

Phase II Environmental Site Assessments (ESAs) submitted to the City as part of the initial planning applications identified mercury in shallow soil samples which is attributed to historical use of mercury-containing fungicides at the golf course. 

The 2021 Phase One ESA indicates that the site was historically vacant land, possibly used for agricultural purposes, prior to the development of the original 9-hole golf course in the late 1960s. Nine additional holes were added between 1976 and 1990. The Phase One ESA identified the aboveground fuel storage tanks and the storage and application of pesticides and herbicides as the two areas of potential environmental concern at the site. No concerns regarding the surrounding properties were identified. 

The most recent Phase Two ESA dated 2021 summarizes the various phases of field work completed at the site in 2019 and 2020. The 2019 investigation included advancement of 20 boreholes across the site, of which 13 were developed as monitoring wells, along with completion of 20 shallow hand auger holes. In 2020, an additional 34 shallow hand auger holes were advanced across the site in May 2020 and 24 further shallow hand auger holes completed in December 2020. Soil and groundwater samples collected as part of the ESAs were selectively analyzed for contaminants of concern depending on the area being investigated, and included benzene, toluene, ethylbenzene, and xylenes (BTEX), petroleum hydrocarbon fractions (PHCs), metals and/or pesticides.

The 2021 Phase I and Phase II ESAs have been peer-reviewed by the environmental engineering company retained by the City (WSP Canada Inc.), and that assessment has been provided to the proponent for review. 

It is expected that additional soil sampling will be required to address data gaps as the proponent works towards obtaining a Record of Site Condition for the redevelopment in accordance with the provincial legislation. A full site remediation plan including dust mitigation is required as a condition of Draft Approval.

Condition 93 of the draft approval requires the developer to submit a plan outlining control and mitigation measures for dust, odour, noise and sediment during all phases of excavation work due to the presence of mercury impacted soil on the site. This also includes the preliminary engineering work currently underway at the site. The Qualified Person for the property owner has provided a memorandum that outlines mitigation measures to control dust and sediment that will be employed during the preliminary engineering works at the site which include:

• Separation of proposed works from areas with known mercury exceedances; 
• Installation of silt fencing and sediment traps; 
• Use of mats at controlled exit points to prevent soil tracking onto roadways; and 
• Further testing of excavated soils in preliminary work areas with removal of any soil that exceeds provincial soil standards.
• Installing a temporary geotextile and gravel surface construction path to facilitate vehicle movement on site 
• Establishing and enforcing speed limits of 30 kilometres per hour

To support the community and ensure that best practices are being followed, the City has hired an independent engineering firm (WSP Canada Inc.) to review the work plan and the proposed dust and sediment control measures to ensure they meet industry standards. WSP will also conduct soil testing and monitor the work of the property owner’s consultants on site.  It is expected that WSP will also review future submissions, including any remediation plan and associated dust and sediment control plans related to construction activities. 

These issues are addressed in the staff response to Councilor Curry’s Inquiry which will be made public as part of the March 4, 2026 Planning and Housing Committee agenda. Additional information will also be made available following Councilor Curry’s second inquiry that will focus on risk and is anticipated to come to the Environment and Climate Change Committee in April.

The effects of land and rock disturbances are not predictable with respect to radon ingress into nearby homes and buildings.  In accordance with Health Canada and Ottawa Public Health recommendations, all home and building owners are encouraged to test their buildings to ensure the concentration of radon levels is below 200 Bq/m³.  If a long-term (three months to six months) radon detection test shows a living or active space to be above 200 Bq/m³, Health Canada and Ottawa Public Health recommend that home or building owners consult a certified radon professional to determine the best radon reduction plan to lower radon levels. Please refer to the Ottawa Pubilc Health website for more information.

The proponent is currently doing preliminary engineering activities on the development site to evaluate infiltration potential and compressibility of the subsoils. This work also includes collection of additional soil samples for mercury analysis in the defined work areas. At this time, the only material that has been brought to the site is granular material (gravel) which is being used to build the temporary construction road and the four pre-load pads that are needed to monitor soil compression and settlement over time.

The gravel is placed on top of a geotextile fabric, which acts as a separation layer between the gravel and the underlying soil. This ensures that the gravel does not mix with existing site soils. The gravel can be safely removed and reused later without disturbing or mixing with the soils beneath it. 

In Ontario, the Site Condition Standards used in evaluating contamination at a site were developed by evaluating all receptors and exposure pathways that may be present at a site including who might be exposed (for example, children, adults, wildlife) and how they might be exposed (touching soil, breathing vapours, plants taking up chemicals, etc.). For each contaminant, the province has calculated several “component values” - each one representing a safe level for a particular type of exposure and receptor. The lowest of these component values then becomes the generic standard for the contaminant for that particular land use, ensuring that human health and the environment are protected.

The maximum mercury concentration measured at the site in the site assessments available to date is 2.7 µg/g which exceeds the generic standard. However, this maximum concentration does not exceed any other component values developed for Table 3 residential/parkland sites: 

• The soil contact (S1) component value is 9.8 ug/g - this is a high-frequency, high-intensity human health exposure scenario where children and pregnant women are present and includes soil ingestion and dermal exposure. 
• The ecological component values are 10 ug/g for plants and soil organisms and 20 ug/g for mammals and birds. 
• The component value for soil to outdoor air (S-OA) is 36 ug/g.
• The component value for soil to groundwater to surface water (S-GW3) is 1.2E+14 ug/g – this is a soil value that is protective of aquatic life.

Overall, the mercury levels identified at this site will require remediation for the proposed residential redevelopment but remain below levels established for most receptors and exposure pathways at the site. Although there are still some data gaps with the environmental site assessment work completed at the site, the maximum mercury concentration measured to date does not suggest that there is significant risk to surrounding residents, plants or animals. However, as a precaution the City required as a condition that the developer provide a plan to control dust and sediment during all phases of work to minimize the release of mercury into the environment.

As a result of the soil impacts identified in the Phase Two ESAs, a soil remediation program will be required prior to redevelopment of the site. Conditions 90, 91, 92, 93 of the draft approval outline a number of requirements related to the redevelopment of the contaminated site including submission of:

• A Record of Site Condition (RSC) under Ontario Regulation 153/04 which has been acknowledged by the MECP and confirms that the site is suitable for the proposed residential use;
• A remedial action plan to address soil contamination at the site;
• An updated Phase Two ESA with a remediation report appended that documents the remedial work completed at the site; and,
• A plan outlining control and mitigation measures for dust, odour, noise and sediment during excavation work.

The RSC requirement will ensure that the environmental site assessment and remediation work is conducted in accordance Ontario Regulation 153/04, to be overseen by a Qualified Person defined under the regulation, and reviewed/approved by the MECP’s technical staff. In addition, all of the environmental submissions will be peer reviewed by the environmental engineering consultant retained by the City (WSP Canada Inc.).