Manitoba government backs development near airport

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This article was published 23/06/2021 (1596 days ago), so information in it may no longer be current.

The provincial government looks set to remove a key hurdle that prevents new homes from being built near Winnipeg’s airport — potentially overriding a city effort to update those rules.

The Manitoba government is proposing a new map for Winnipeg’s airport-vicinity protection area. Residential construction has been severely restricted within that zone since 1994, over concerns new residents would complain about airport noise, thereby threatening the airport’s 24-7 operations.

The provincial regulation could be altered after a 45-day consultation period that started Monday. However, a provincial news release states Winnipeg “must” update its bylaws to reflect the change within six months of that regulation taking effect.

While Winnipeg bylaws are being updated, the province also expects the city to assess development proposals as though the changes are already in place.

Justin Zarnowski, general counsel for Shindico real estate agency, said the regulation would allow new home construction on thousands of additional acres where it is now banned due to noise concerns.

“It actually changes the dynamics for a ton of development,” Zarnowski said.

For example, he believes noise concerns could no longer be used to rule out a long-debated, $1-billion Shindico/Cadillac Fairview development proposal. That mixed-used development would have restaurants, stores, office space and high-rise residential towers at an 80-acre site surrounding the Polo Park mall (which includes the former Canad Inns Stadium land).

“(That development) means an awful lot of property taxes that would be paid to the city,” said Zarnowski.

The provincial maps set out two airport vicinity areas.

In area 1, the section closest to the airport, no new single-family or multi-family homes could be constructed, though existing ones could be replaced.

In area 2, new residential units could be constructed, as long as developers fulfil specific noise-mitigation requirements.

The Winnipeg Airports Authority argues, however, the province’s unilateral plan would put the airport at risk.

“The province has sort of stepped over top of (the city process)… I appreciate there’s a series of disagreements between the city and the province, but we don’t feel like it’s fair that the airport is getting caught up as collateral damage in that,” said Tyler MacAfee, WAA vice-president.

MacAfee said he fears a provincial noise study used as the basis for the new map underestimates how busy and loud the airport actually is, raising the risk new residents would, in fact, file noise complaints.

“This unilateral approach where we can’t even validate the assumptions that have gone into this report, that’s putting us at risk,” he said.

City council is scheduled for a Thursday vote on ordering a contractor to help update the airport vicinity protection area. It’s not immediately clear if the provincial announcement will pre-empt that work.

Coun. Cindy Gilroy, property and development committee chairwoman, said she’s concerned about a lack of provincial consultation on the decision.

“It is frustrating that there’s no collaboration with the province on this matter… It’s our role as a city to make sure that we’re planning the city properly.”

By contrast, Coun. Kevin Klein (Charleswood-Tuxedo-Westwood) welcomed the province’s decision to “take a leadership role” on the file.

“Development… (has) been halted by the outdated airport plan (and) this will change all that. This is great for our economy,” said Klein.

In an email, Mayor Brian Bowman said the provincial regulation is being reviewed by city lawyers and other staff.

In a written statement, a provincial spokesperson said Manitoba has the power to set development policies near the airport through Winnipeg’s charter. The statement stressed the proposal would better support development without compromising the airport.

“There are significant economic development opportunities in the city that are being unnecessarily restricted or delayed… The new regulation… will not compromise the seven-day a week, 24-hour operation of the airport,” the statement said.

The spokesperson noted “all stakeholders” will be able to share thoughts on the regulation during the consultation period.

joyanne.pursaga@freepress.mb.ca

Twitter: @joyanne_pursaga