Stittsville South Residential Development



The Planning and Growth Management Department has approved the Draft Plan of Subdivision submitted by Novatech on behalf of Thomas Cavanagh Construction Ltd. and Stittsville South Inc. subject to the development conditions.

The applicant has submitted a zoning application for this development which will be considered to the City’s Planning Committee on February 9,  2016.

Stittsville South Rezoning Coming to Planning Committee

City of Ottawa will be considering the Zoning By-law Amendment proposal for the Stittsville South development on Tuesday, February 9, 2016 at the Planning Committee. The meeting will begin at 9:30 a.m. at Champlain Room, City Hall, 110 Laurier Avenue West, Ottawa. The staff report recommends that Planning Committee and Council approve the rezoning.

The proposed subdivision was draft approved on August 19th, 2015. The draft plan of subdivision is compromised of 650 residential units, two park blocks and a block for a stormwater management pond. As per the conditions of draft approval, a zoning bylaw amendment is required.

The site is currently zoned Rural Residential Subzone 2 (RR2 Zone) and Rural Countryside Zone (RU Zone). The applicant is proposing to rezone the lands to Residential First Density Subzone V (R1V Zone), Residential First Density Subzone V with exception for a 5m no-touch zone (R1V with exception), Residential First Density Subzone Z (R1Z Zone), Residential First Density Subzone Z with exception for a 5m no-touch zone (R1Z with exception), Residential Third Density Subzone Z (R3Z), Residential Fourth Density Subzone Z (R4Z) and Parks and Open Space Zone (O1). The R1V and R1Z zones will permit single detached dwellings only. The R3Z zone will allow townhouse units. The R4Z zone will allow low rise apartments of four storeys. The O1 zone is for two parks and a stormwater management pond.

You are welcome to attend the meeting and present your views, please find the agenda here and you can also listen live online through the City’s website.  To register to speak at Planning Committee or provide comments please contact the Committee Coordinator, Melody Duffenais at

Stittsville South Development Timeline

Please find below the letter provided to nearby residents by The Regional Group and Thomas Cavanagh Construction Limited in regards to the construction timelines for Stittsville South Residential Development.

2015-12-22 Notice to Neighbours

Re: Site Works and Schedule

As you are probably aware, the lands civically known as the ‘Area 6 lands’ (located south of Hartsmere Drive & Friendly Crescent and north of Woodside Acres community) were approved by the City to proceed with the creation of a new residential subdivision that contains a mix of single detached homes, townhomes and terrace homes, along with two parks, a stormwater management pond and several pathway connections.

In order to develop the site a number of things will happen that you should be aware of over the next coming weeks, months and year.

  • From early-January to mid-March 2016 – tree removal and site clearing activities will proceed over the entire site. These activities will follow all requirements identified in the Tree Permit issued by the City. Any trees intended to be preserved will have tree protection fencing installed around them.
    • What to Expect? Construction fencing will be instilled along the perimeter. Some noise from machinery taking down trees, earth movement/hauling, truck movement.
  • From mid-March to early-September 2016 – construction of the sewers, watermain, roads and the storm water management pond.
    • What to Expect? Rock blasting, continued truck movement, hauling of rock, heavy machinery.
  • From early-September into the 2017- new house construction.
    • Delivery of material and normal house construction practices.

Note, all access to the site will be directed to Stittsville Main Street. No trucks are to use any local streets. If you do come across violators please report them to . All construction activity will fall within the permitted working hours by the City of Ottawa as set out in the City’s Noise By-law No. 2004-253.

Erin O’Connor

Development Planner

The Regional Group

Tree Removal Permit

In December 2015 the General Manager of Planning and Growth Management has approved a Tree Permit to allow tree removal in the Stittsville South subdivision (File No. D07-16-13-0033), as of January 4, 2016 with conditions listed in the permit.  Tree Permit – 1845-1921 Stittsville Main (Area 6).  For any questions regarding this permission, please contact Forester, Martha Copestake, at or 613 580 2424 x17922.

Application Information

This site has been referred to as Stittsville South and Area 6 and is municipally known as 1845, 1877, 1883 and 1921 Stittsville Main Street, Part of 6070 Fernbank Road, Part of 5993 Flewellyn Road, and one additional unaddressed contiguous parcel.  The application file number is D07-16-13-0033.

The site is the western portion of the lands within the Stittsville South Urban Expansion Area (Area 6). Surrounding the property, to the north is the Upcountry/West Wind Farms subdivision and to the west across Stittsville Main Street is the Traditions/Harris Lands subdivision.  To the south is the Woodside Acres country estate. To the east is the remaining land of the Urban Expansion Area 6, this site is known as the Area 6 East (Davidson’s land) and a development application was recently submitted by Tartan Homes for these lands at the address of 5970 Fernbank Road (File number D02-02-15-0041 & D07-16-15-0008).

Over the years there has been a large amount of discussion regarding this proposed development and concerns have been expressed by residents in Upcountry/West Wind Farms Community and Woodside Acres.  I am pleased that the following conditions have been included in this development as this should assist in addressing some of the concerns that were raised.  I can appreciate that this is still not be ideal for all residents but I do feel a compromise was found.

  • No construction traffic of any kind will access this subdivision using Hartsmere Drive any time during the construction.  There will also be no construction traffic using Poplarwood as there will not be a road connecting to this street.
  • Street Twelve and Street Thirteen will remain closed between Hartsmere Drive and Street One until such time as a collector road connecting to either Fernbank Road and/or Shea Road through the Area 6 East land (aka Davidson’s land) is available.
  • The owner will be required to install barriers and signage preventing vehicular access to this section of the road. These barriers will be designed to allow for emergency vehicles to access the subdivision, all to the satisfaction of the General Manager of Planning and Growth Management.
  • Prior to a road connection through the Area 6 East land (aka Davidson’s land) to Fernbank Road and/or Shea Road as shown on is constructed, no more than 350 building permits will be issued within this subdivision. Prior to the aforementioned collector road is connected, the Owner may request additional 50 building permits once 250 units are occupied and a traffic count is conducted for the intersection of Stittsville Main and Street One/West Ridge that confirms there is available capacity.
  • The Owner agrees to construct (and enter into cost sharing agreements with the other land owner) a collector road connecting to Fernbank Road and/or Shea Road through the Area 6 East land (aka Davidson’s land), under the circumstances that the aforementioned collector road is not built by the other land owner of Area 6 East land (aka Davidson’s land).

Overview of the changes made to the Plan of Subdivision since original submission Dec 2013

Unit Count

  • The number of detached dwellings within the proposed subdivision has been increased to meet the City’s unit mix requirements.  The total number of high density units has been increased in order to achieve the minimum density requirement of 34 units/net ha, as set out in the City’s Official Plan.  The table below provides a summary of the unit count changes from the previous Draft Plan submissions and the revised May 2015 submission:
Draft Plan Detached Dwellings Townhouses Terrace Homes/Apartments Total Units
Original Submitted  December 2013 309(47.5%) 269(41.4%) 72(11.1%) 650
Revised SubmissionOctober 2014 300(43.8%) 242(35.4%) 142(20.8%) 684
Revised Submission May 2015 338(52.0%) 160(24.6%) 152(23.4%) 650

Roads & Access

  • Street One has been redesigned to a collector standard with a 20-metre right-of-way and sidewalks on both sides of the street.
  • The easterly road connection to Hartsmere Drive has been moved to the block across from the existing park on Hartsmere.  Shifting this connection will maintain neighbourhood continuity, while minimizing the potential for cut-through traffic on Arrowwood Drive and minimizing potential conflicts with the existing school on Hartsmere Drive.

SWM & Parks

  • The revised Draft Plan meets the total parkland requirement for the proposed development (2.17 ha required, 2.18 ha provided).  The westerly park has increased in size. The easterly park has been reconfigured and relocated to abut the SWM pond, providing a regular shape with good visibility and frontage from two public streets.
  • The SWM pond has been enlarged and reconfigured to address City engineering comments.

If you have any questions or comments on this application please feel free to contact myself and the City Planner, Lily Xu at 613-580-2424 ext 27505 or .

For more information you can review the reports by searching the City’s development applications website at

Stittsville South Zoning By-law Report Planning Committee February 8 2016

Stittsville South Zoning By-law Application Summary

Stittsville South Approved Plan of Subdivision

Stittsville South Approved Conditions

Stittsville South 3rd Submission Demonstration Plan Spring 2015
Stittsville South Meeting Presentation June 3, 2015
Stittsville South 3rd Submission 2015 – Draft Plan
Stittsville South Meeting Pres March 4 2014
Stittsville South Meeting Minutes March 4 2014
Stittsville South Plan of Subdivision 2014
Stittsville South Demonstration Plan
Stittsville South Application Summary 2014