Ottawa Construction News staff writer
The federal government is moving forward with a major redevelopment of the former Federal Study Centre at 1495 Heron Rd., with plans to construct roughly 1,100 residential units using factory-built and modern construction methods.
The 7.3-hectare (18-acre) property, also known as the Campanile Campus, is serving as one of the lead “Direct Build” initiatives under Build Canada Homes, a new federal agency launched in September 2025 to accelerate housing delivery.
While a builder has not yet been selected, the procurement process is advancing. A Request for Qualifications (RFQ) for a design-build contractor closed on Jan. 12, 2026, pushing the site toward active development phases.
The Heron Road site is part of a larger collaborative effort between Build Canada Homes and the City of Ottawa that also includes development at Phase 7 of Wateridge Village. Together, these initial sites are targeted to deliver approximately 2,000 mixed-income and affordable units to the region.
According to an Altus Group cost analysis presented to Ottawa city councillors in April 2026, the estimated construction cost to develop the combined 2,000 housing units across both sites sits between $1 billion and $1.2 billion. A standalone cost specific to the Heron Road parcel has not been publicly separated from the broader package.
To facilitate the initiative, the City of Ottawa is waiving an estimated $200 million to $250 million in development charges, building permit fees, and property taxes for the affordable units over a 75-year period.
“Eliminating development charges, as proposed, will result in a $50-million shortfall at the city. That’s money that’s intended to build infrastructure that we need to support growth,” said Coun. Jeff Leiper, chair of the planning committee, during discussions on the fee waivers.
Despite concerns over foregone municipal revenue, Mayor Mark Sutcliffe has maintained that the city is “not putting any cash” directly into the agreement. The project relies on surplus federal land and low-cost financing from the new federal agency.
At 1495 Heron Rd., the master plan submitted by the Canada Lands Company (CLC) calls for a mixed-use neighbourhood featuring new construction ranging from three to nine storeys. Originally built in the 1960s as a Catholic educational campus and acquired by the federal government in 1973, the site has largely sat vacant since 2014.
In addition to rapid modular construction, the project aims to balance density with historical preservation. ERA Architects, retained as the heritage consultant, prepared Conservation Design Guidelines for the property. According to the firm’s redevelopment strategy, the proposal involves retaining and adapting the historic Campanile Campus at the heart of the site, blending conservation and renewal alongside the new builds.
Under the Direct Build approach, Build Canada Homes requires developers to utilize cost-effective building techniques while adhering to “Buy Canadian” procurement provisions. The successful contractor identified from the RFQ process will work closely with CLC to finalize site plans and ensure compliance with both technical and heritage requirements.
The city is completing public consultations and heritage reviews on the site.
“In the case of 1495 Heron Road, Build Canada Homes and CLC have already undertaken a multi-phased communications and engagement approach to support the proposed redevelopment,” Marcia Wallace General Manager Planning, Development and Building Services Department, wrote in a memo to city councillors on Aug. 13.
“ CLC filed several Planning Act applications on the land prior to the creation of Build Canada Homes. Activities as part of those applications have included project communications materials, interest holder outreach, newsletters, and digital communications to build awareness of the project and keep the public informed as planning progresses. While the process has changed, the engagement with the community has continued and much of the project intentions for the site have remained. A dedicated Ottawa Engage Page is being created that will provide information on work completed and provide updates on the Heritage and Planning process as the project advances.
She reported on a final public information session scheduled for Aug. 25.“As this site conforms to much of the current planning requirements, a municipally-initiated minor rezoning and site plan (both staff delegated decisions) will be required. The proposed development on this site does require heritage approvals, a report is expected to come before the Built Heritage Committee on Sept. 15, 2026.”
