New Barrhaven retail shopping mall proposed for 4175 Strandherd Drive

City of Ottawa Development Application D02-02-24-0074: A Zoning By-law Amendment at 4175 Strandherd Drive

In early January 2025, the City of Ottawa received a Zoning By-law Amendment application under file number D02-02-24-0074 for lands at 4175 Strandherd Drive, in Barrhaven West.

Location and Context

The subject property sits on the southwest corner of Strandherd Drive and Systemhouse Street, occupying approximately 5.27 hectares — a substantial footprint at a key Barrhaven crossroads. The site’s location places it adjacent to a mix of existing residential development to the east, retail uses to the north, and commercial properties — including automobile dealerships — to the south. To the west lie vacant lands slated for industrial and logistics use, with the O’Keefe Drain marking the site’s western boundary. 

Under the City’s Official Plan, the property is designated Mixed Industrial, a land-use category intended to accommodate a broader, more flexible range of non-residential activities than traditional industrial districts. The current zoning category, IP[2298] (Business Park Industrial), permits a defined set of industrial and institutional uses, but does not allow the full diversity of potential commercial and service functions now proposed by the applicant. 

Objectives of the Amendment

The core purpose of the application is to update the zoning to permit additional uses that are not currently allowed under the IP[2298] designation. By broadening the list of permitted activities, the applicant aims to facilitate a more versatile commercial hub that can better respond to market demand and contribute to the local economy.

Specifically, the applicant is requesting that zoning be amended to allow a wide array of uses, including but not limited to:

• Retail store and retail food store

• Place of worship

• Drive-through facility

• Automobile dealership and automobile rental establishment

• Automobile service station and car wash

• Animal care establishment and animal hospital

• Community centre

• Community health and resource centre

• Library

• Payday loan establishment

• Warehouse and storefront industry

• Artist studio

These expanded uses, if approved, would transform the site from a predominantly industrial-oriented business park into a mixed-use commercial node with retail, service, community, and automotive functions. 

Planning Rationale and Strategic Considerations

The proposal argues that the current Official Plan designation of Mixed Industrial is already supportive of a broad range of non-residential uses and that the zoning update simply aligns the development potential with this policy intent. Allowing a wider mix of uses is intended to create a transition between the residential neighbourhood to the east and the industrial lands farther west, making the site a buffer zone that supports both employment and community services.

From a planning perspective, this kind of mixed commercial flexibility can help address gaps in local services and amenities for Barrhaven residents. As one of Ottawa’s fastest growing suburban communities, Barrhaven has experienced rapid residential development over the past decade, and strategic commercial hubs help reduce travel distances for everyday needs — from shopping and dining to health services — potentially easing traffic on adjacent arterial roads like Strandherd Drive.

At the same time, integrating non-industrial uses like retail and community facilities into this site could draw more local traffic and stimulate economic activity in the area. The inclusion of uses such as a library, community centre, and animal care facilities suggests an attempt to balance commercial viability with neighbourhood-oriented services that benefit a broader range of residents. 

Potential Impacts and Community Implications

Should the zoning amendment be approved, the site at 4175 Strandherd Drive could become a more dynamic commercial centre that offers a range of services currently underserved in Barrhaven West. By enabling uses that span automotive, retail, community, and institutional services, the development could help make the area more self-sufficient and vibrant.

However, such flexibility also raises questions about traffic impacts, compatibility with adjacent residential areas, and long-term planning coherence. The application’s submitted Transportation Impact Assessment — a requirement for zoning changes proposing intensified use — would be essential in determining whether surrounding infrastructure can support increased activity without undue congestion. 

For residents and stakeholders, the D02-02-24-0074 application represents both an opportunity to shape a key piece of Barrhaven’s commercial fabric and a case study in how Ottawa’s planning framework manages the balance between flexibility for developers and livability for communities.