Plan to build church pits Salvation Army against the airport
There’s a battle brewing in Barrhaven over the Salvation Army’s plan to build a new church and community centre near Ottawa’s international airport.
The city’s planning department and the Ottawa International Airport Authority both oppose the idea, but several councillors — including planning committee chair Jan Harder — say they’ll ignore staff ’s advice and support the proposal when it comes before the committee next week.
The Salvation Army wants to consolidate its south Ottawa activities in a multi-purpose facility at 102 Bill Leathem Dr. The 18,000-sq.ft. building would house worship space, a gymnasium, commercial kitchen, meeting space and offices. Community programs such as play groups, homework clubs, counselling, sports activities and other educational events would all be held there.
To make its vision a reality, the Salvation Army needs an amendment to the city’s official plan to allow a place of worship within the airport operating influence zone (AOIZ), an area of land surrounding the airport measuring roughly 3,850 hectares in size. It’s also seeking a zoning bylaw amendment to permit its proposed land use on the property, which is currently zoned light industrial.
The official plan prohibits noise-sensitive land uses within the AOIZ, based on Transport Canada recommendations about land use in the vicinity of airports. Churches are generally prohibited unless a detailed noise analysis is conducted and the required noise insulation features are considered by the architectural consultant responsible for the building design.
Fotenn, the planning firm representing the Salvation Army, hired Gradient Wind Engineering Inc. to prepare a noise assessment. It concluded the level of noise would be comparable to an arterial or collector roadway, which Fotenn says are commonly located near places of worship elsewhere in Ottawa.
The assessment found the design of the proposed Salvation Army building could incorporate measures that would mitigate noise and vibration.
After several meetings with the airport authority, the Salvation Army agreed to modify its plans to remove certain potential uses for the building, including as a child care space, rooming house, retirement home, residential daycare facility and shelter, to prevent any uses that could accommodate overnight stays. It agreed not to have outdoor amenity areas. And it also agreed to fully comply with the recommendations of the transportation noise assessment concerning materials, wall and window designs, and ventilation.
“We’ve done our homework,” said James Mercer, the Salvation Army ’s branch captain and pastor. “We feel confident that this is going to be a positive decision at the end of the day.”
The airport authority says the AOIZ exists to protect the economic upside of the airport, and to protect noise-sensitive uses from the adverse effects of unacceptable noise levels caused by low-flying aircraft.
The property is on a flight path, 2.5 kilometres from the airport. In 2016, nearly 56,000 planes took off from and landed on its busiest runway.
Airport spokeswoman Krista Kealey said permitting an exception to established policies would be detrimental to the airport. Noise or other airport-related issues, she said, could impact the proposed development. If other developments were to follow as a result of policy-bending precedent, Kealey said, she’s worried it could lead to a curfew for the airport or other operational sanctions.
“We can’t let that go by without fighting,” she said.
City planners gave the thumbsdown because they say the requested amendments don’t comply with city or provincial planning policies.
The land in question, which is southwest of the airport, across the Rideau River, is in the partially developed south Merivale business park. It is currently designated employment lands.
The church purchased the vacant two-hectare site from Minto in 2015.
Mercer said complaining about noise isn’t on the congregation’s radar.
“Who complains about planes flying? You get used to them,” he said.
Harder and Gloucester-South Nepean Coun. Michael Qaqish say the Salvation Army has been searching for a new home in Barrhaven for years. They both acknowledge noise from planes flying overhead is part of everyday life for many of the suburb’s residents.
“This would be a good addition for the community,” Qaqish said. “We need the services that they’re going to be providing.”
The Salvation Army and the airport authority both say they’ll appeal to the Ontario Municipal Board if they disagree with what the committee, and ultimately council, decide.