Height Restrictions May Ultimately Decide the Outcome

Last updated: Apr 2, 2026

The Rockwood Residents’ Association (RRA) is providing an updated overview of the proposed Forest Park development, with a particular focus on a critical and unresolved issue: aviation height restrictions.


Why Height Matters More Than Ever

While much attention has focused on the 25-storey variance approved in 2025, it is important to understand:

👉Municipal approval does not override federal aviation safety requirements

The site is located within the flight path of Toronto Pearson International Airport and is subject to strict regulations enforced by:

  • NAV CANADA

  • Greater Toronto Airports Authority (GTAA)

  • Transport Canada

These regulations are designed to ensure safe aircraft operations and can restrict how tall buildings are allowed to be, regardless of local zoning permissions.


Real-World Example: Brampton Development Reduced

A recent GTA example highlights how decisive these restrictions can be:

  • A proposed 45-storey tower in Brampton

  • Located within the Pearson flight path

  • Was reduced by approximately half in height following aviation review

This demonstrates that:

  • Height limits are actively enforce

  • Aviation authorities can require significant redesigns

  • Projects approved locally may still be altered or reduced


What This Means for Forest Park

In the case of the Forest Park development:

  • A 25-storey building has been permitted through a variance

  • However, no confirmed aviation clearance has been issued

  • NAV CANADA was not aware of the variance at the time of approval (as previously noted)

  • Their review will occur now, during the Site Plan stage

According to City staff:

👉 The project will proceed at 25-storeys unless aviation authorities require a reduction or the developer revises the proposal


Understanding the Approval Sequence

This situation highlights a key issue in the planning process:

  1. Committee of Adjustment (2025)

  2. Approved increased height (25-storeys)

  3. Did not include aviation clearance

  4. Site Plan Application (2026 – Current Stage)

  5. Now under review (SP 25-64 W3)

  6. Will be circulated to NAV CANADA and GTAA

  7. Not a public process

  8. Aviation Review (Pending)

  9. May confirm compliance

  10. Or require height reduction


Federal Rules Override Local Approvals

  1. It is important for residents to understand:

  2. Airport zoning regulations are established under federal law

  3. They exist to protect aircraft safety and airspace

  4. They can limit building heights regardless of municipal approvals

  5. NAV CANADA specifically evaluates whether structures interfere with air navigation and may require changes even after local planning approvals are in place.


Why This Raises Concerns

The RRA has identified several concerns:

1. Timing of Review

Aviation review is occurring after height has already been approved locally.

2. Lack of Early Coordination

NAV CANADA was not involved at the variance stage.

3. Uncertainty for Residents

There is currently:

  • No confirmed compliant height

  • No final building design

  • No clarity on whether 25-storeys is achievable


Broader Context: A Pattern in the GTA

The Brampton example is not isolated. Across the Greater Toronto Area:

  • Developments near Pearson are routinely subject to height caps

  • Many projects remain below 20-storeys in similar areas

  • Aviation constraints are a key factor shaping built form


RRA Position

The RRA is not opposed to responsible development. However:

  • Development must comply with all applicable regulations, both municipal and federal

  • Residents should have clear and accurate information early in the process

  • Height approvals should be based on confirmed feasibility, not assumptions


Next Steps

The RRA will continue to:

  • Review the Site Plan submission in detail

  • Monitor NAV CANADA and GTAA review outcomes

  • Advocate for transparency and clarity

  • Keep residents informed as decisions are made


Bottom Line

While a 25-storey building has been approved in principle:

👉The final height of this development may ultimately be determined not by the City, but by aviation authorities

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