The Official Plan Amendment application for the lands known as Stittsville South (W-4) is on the agenda for Planning and Housing Committee on September 17, 2025. The staff report was published yesterday, and City staff are recommending approval of the application.
The site is located north of Flewellyn Road and west of Shea Road. Covering approximately 65.0 hectares, the site is currently vacant, with some forested areas. A hydro corridor bisects the property, and the Davidson stormwater management pond is located near the centre of the lands. Additionally, several private residential properties are located along Flewellyn Road.
The proposal is for a predominantly residential subdivision comprising approximately 1,700 homes, including detached homes, townhomes, and stacked townhomes. In addition, the plan includes designated areas for parks, environmental protection zones, stormwater management ponds, and the construction of several new public streets and pathways.
The applicant has requested the lifting of the Future Neighbourhood Overlay through this amendment, which is a prerequisite to advance detailed subdivision and zoning applications currently under review.
Concept Plan for Stittsville South (W-4)
Summary of requested Official Plan Amendment
In 2022, the Province and the City approved a new Official Plan that identified growth areas for future housing. These new growth areas are subject to a Future Neighbourhood Overlay, which can only be lifted following a secondary planning process that establishes a framework to guide development on these lands. The secondary planning process can be through the form of a Secondary Plan or a Concept Plan for smaller expansion areas.
The existing conditions reports for the Stittsville South Future Neighbourhood area were completed in 2024. Two public open house sessions were held, during which the applicant presented the existing conditions, gathered public feedback, and showcased a high-level concept plan, including servicing and mobility network configurations.
Since then, the applicant has completed the Concept Plan, Scoped Master Servicing Study, Environmental Impact Study, Community Energy Plan and Transportation Report, and has submitted an Official Plan Amendment application in January 2025 to lift the Future Neighbourhood Overlay, thereby enabling development to proceed.
Following the Official Plan Amendment application, applications for a Plan of Subdivision and Zoning By-law Amendment are also required to finalize the detailed design of the proposed development. These applications are currently under review.
Note: An Official Plan Amendment application to expand the City’s Urban Boundary by including 5971 Flewellyn Road, 1770 Shea Road, and 1820 Shea Road was also submitted in May 2025. While this second application is independent from the Stittsville South Urban Expansion Area (W-4), the concept planning for those lands has included consideration for these parcels.
Councillor comments
Here are the official comments provided by Councillor Glen in the staff report about the concept plan:
There are elements of this neighbourhood concept plan that I support including the mix of low density and medium density residential which is appropriate for the location in Stittsville. The park locations, natural buffer, and stormwater facilities are well integrated and connected with similar facilities to the north. But what’s missing in this concept is any non-residential use, aside from the parks and green space. Residents in this future neighbourhood would greatly benefit from neighbourhood retail space or similar commercial amenities.
This is the first future neighbourhood concept plan in the Stittsville area under the 2022 Official Plan, but it does not represent any meaningful improvement over subdivisions approved under the “old” Official Plan. As it stands, the concept plan does not support the Official Plan policy direction that residential areas evolve towards a 15-minute neighbourhood. This concept plan should be revised to incorporate more mixed-use opportunities: local retail, restaurant/café, community centre, school, daycare, recreation, etc. I recommended to Cavian that they could even consider some kind of “live-work” design in the homes to encourage more non-residential uses.
In response to these comments, staff have provided the following:
“An area-specific policy has been included in the recommended Official Plan Amendment to address the inclusion of neighbourhood focused commercial uses. The location and quantity will be implemented through a Zoning By-law Amendment application.”
Related links
- September 17, 2025 Planning and Housing Committee report
- Stittsville South (W-4) Official Plan Amendment application
Share your feedback
There are several ways that residents can provide comments to the committee for the September 17, 2025 meeting:
- Submit comments in writing:
To submit comments in writing, email the Committee Coordinator (Kelly.Crozier@ottawa.ca). Comments received by 4:00 PM on Tuesday, September 16, 2025 will be provided to Members of Committee and Council prior to the meeting. Comments received after this time will be forwarded to Members of Committee and Council as soon as possible, and prior to Council’s final consideration of the item on September 24, 2025 but may not be received by Committee members prior to the September 17, 2025 meeting. - Submit verbal comments in advance of the meeting:
Call the Committee Coordinator by 4:00 PM on Tuesday, September 16, 2025 to have comments transcribed (613-580-2424, x16875). - Register to speak at the committee meeting*:
i. Register by phone by 4:00 PM on Tuesday, September 16, 2025:
You may contact the Committee Coordinator at 613-580-2424, x16875.
ii. Register by e-mail – prior to 8:30 AM on Wednesday, September 17, 2025:
You may contact the Committee Coordinator at Kelly.Crozier@ottawa.ca
*Visual presentations must be submitted by 4:00 PM on Tuesday, September 16, 2025.
You can also contact Councillor Glen with your questions or concerns.