Where Ottawa is building next

Ottawa is building for the future.

The city’s population is projected to grow by roughly 530,000 people by 2051—an increase of nearly 50 per cent. Current forecasts estimate the population will reach about 1.37 million by 2036 and 1.58 million by 2046, driven by sustained immigration and interprovincial migration.

But housing supply has struggled to keep pace with that growth.

In response, Ottawa City Council approved a new comprehensive zoning bylaw in January, laying out a roadmap for what kinds of development can be built, where they can go, and how tall they can be. The overhaul is part of a broader effort to address the housing shortage, intensify neighbourhoods, and support transit-oriented growth.

“What we are approving today is very bold and ambitious, and it will shape the future of our city in a very positive way, and that wouldn’t be possible without the hard work, the detailed work and commitment of our city staff,” said Mayor Mark Sutcliffe at the time.

The changes are intended to streamline the approvals process, reduce barriers for developers, and align with provincial policy. That alignment is critical, as projects that comply with provincial direction are less likely to be overturned if appealed to the Ontario Land Tribunal.

One of the most significant shifts affects low-density neighbourhoods, often referred to as the “bungalow belt” — areas dominated by one- and two-storey homes commonly built in the 1950s and 1960s. Under the new framework, three-storey buildings are broadly permitted, with some flexibility to reach four storeys in certain cases. The goal is to gently increase density in established communities without dramatically altering their character.

“A maximum height of three storeys also supports the construction of larger, family-sized dwelling units in four- to six-unit buildings,” a city report read.

In more urban areas, intensification is set to accelerate. Traditional main streets can now accommodate buildings up to 30 storeys, up from 27 previously, while also allowing reduced parking requirements and buildings to be constructed closer together. In suburban areas, heights of up to 18 storeys are permitted, with even greater density allowed within 600 metres of major transit stations—reflecting a push toward transit-oriented development as the city expands its light rail network.

Against that backdrop, a wave of new development proposals is taking shape across Ottawa. Here is a look at some of the major projects currently in the pipeline.