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Purpose of study
In December 2023, City Council directed staff to undertake a study to approve additional heights in the Downtown area of Guelph. The maximum building heights permitted are set out by the Downtown Secondary Plan. When the Downtown Secondary Plan was approved by Council in 2012, the permitted heights were influenced by topography, with taller buildings being permitted at lower elevations.
This study is being undertaken in two phases. The first phase is an Official Plan Amendment to identify areas of the Downtown where the permitted building height can be increased to help meet the population density target of 200 people and jobs per hectare (Downtown) by 2051 as set out in the Official Plan. The second phase is to develop Built Form Standards for tall buildings that will apply city-wide.
Phase 1: On April 8, 2025 City Council approved Official Plan Amendment 106 (OPA 106) that allows taller buildings in the Downtown Secondary Plan Area. Council’s decision was appealed to the Ontario Land Tribunal in May 2025. The appeal has now been scoped and OPA 106 is now in forced and effect except for one property.
Phase 2: Over the remainder of 2025 and into 2026, the project team will be working on updating the Urban Design Manual and Built Form Standards for tall buildings and engaging with the community on these standards. In this Phase, we will focus on streamlining existing guidelines and standards, consolidating information that is currently repeated in multiple places, and updating language.
Project outcomes
- Updated Official Plan policies and building height permissions
- Updated Urban Design Manual and New Built Form Standards that apply city-wide
Community engagement
Community engagement in 2024 and early 2025 informed OPA 106.For more information and to view OPA 106, visit haveyoursay.guelph.ca/downtown-heights.
We will be engaging with the community on the updates to the Urban Design Manual and Built Form Standards, which will include adapting existing built form standards for tall buildings Downtown so that they apply city-wide. In our first round of conversations with the community, we’re inviting people involved in the development and building industry to learn more and share ideas on how to structure the Urban Design Manual and Built Form Standards so it is easy to apply, which will help us frame a draft that will be shared publicly for comment in the coming months.
Project milestones
- Project Initiation (August – December 2024)
- Background Review, identify issues and opportunities (October 2024 – January 2025)
- Official Plan Amendment (January – April 2025)
- Built Form Standards for Tall Buildings (September 2025 – February 2026)
Current status
On April 8, 2025, Council approved OPA 106 to allow taller buildings in the Downtown Secondary Plan Area. Taller buildings will be restricted to strategic locations and include the following requirements:
- The maximum building height has increased to 24 storeys in some locations.
- Taller buildings will be allowed in the peripheral areas of Downtown to preserve the historic character of the city’s core.
- The iconic view of the Basilica of Our Lady from Macdonell Street is now being protected.
Council’s decision on OPA 106 was appealed to the Ontario Land Tribunal. By way of a decision issued by the Ontario Land Tribunal on August 22, OPA 106 is now in force and effect for all but one property.
For more information
William Turman, Planner II Policy
Planning and Building Services
519-822-1260 extension 2459
[email protected]