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Market Watch: The “Life Sciences” Hub at Gardiners & Creekford

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  • January 29, 2026

Unpacking the massive development planned for Kingston’s West End.

Between the newly widened intersection at Creekford Road and the highway interchange on
Gardiners Road, the City of Kingston is advertising a major “Life Sciences Development.” For
investors, developers, and residents, this raises a key question: What is actually being built,
and how will it reshape the West End real estate market?

Here is the deep dive on the Kingston Health Innovation Campus.

The Project: Clogg’s Road Business Park

While the signage often simplifies it to “Life Sciences,” the official planning designation for this
area is the Clogg’s Road Business Park.

Unlike the retail-heavy developments south of the highway (like the Riocan Centre), this
100-acre site is strictly designated for employment and innovation. The City has invested
millions in specialized “servicing”, upgrading water, wastewater, and power infrastructure, to
support a specific type of tenant that Kingston has historically lacked space for: Wet Labs.

Here is why this development is happening:

– The Context: Queen’s University and our hospitals produce world-class medical
research.

– The Challenge: When researchers want to turn their ideas into real products (like new
medicines or devices), they often leave Kingston because we don’t have the specialized
industrial space they need.

– The Solution: This new business park is the answer. It gives these companies a place
to build their labs and factories right here in Kingston, keeping those jobs local.

The “Future Hospital” Component

This is the most critical detail for long-term valuation in the surrounding area.
In late 2025, City Council and KHSC formalized the intent to reserve approximately 95 acres of
this site for a potential new Acute Care Hospital Campus. While this is a long-term project
dependent on Provincial funding, the land is effectively “banked” to eventually replace or
augment the aging downtown KGH site.

Why this location?

– Logistics: Immediate ambulance access to Highway 401.

– Design: Space for a modern, horizontal campus (unlike the landlocked downtown site) and
a helipad.

– Access: Closer proximity to the growing population centers of Westbrook and

The Strategic Partnership

This is not a standard developer-led subdivision. It is a coordinated effort by the Kingston
Health Innovation Cluster, a partnership formalized by a Memorandum of Understanding
(MOU) between:

– The City of Kingston: Land developer and infrastructure funder.

– Queen’s University: Research pipeline and talent provider.

– Kingston Health Sciences Centre (KHSC): Clinical trial partner.

– St. Lawrence College: Workforce training (biotech manufacturing).

Market Impact: Why it Matters

For the Kingston real estate market, this development signals a shift in the city’s economic
center of gravity.

– Employment Shift: The park targets high-value jobs in Advanced Manufacturing and R&D
(e.g., chemical engineers, lab technicians).

– Housing Demand: The influx of professional staff will drive demand in the immediate
residential zones: Cataraqui Woods, Westbrook, and Woodhaven.

– Asset Class: This is a move to diversify Kingston’s economy away from public sector
reliance toward private sector biomanufacturing.

Current Status (Jan 2026)
– Infrastructure: The intersection upgrades at Gardiners and Creekford are largely
complete, designed to handle industrial-grade traffic.
– Availability: The “East Parcel” is serviced and market-ready.
– Next Steps: The City is actively marketing these lots to international health-tech firms, not general warehousing or retail.

Quick Facts

– Location: NW Corner of Gardiners Rd & Creekford Rd.
– Zoning: Specialized Employment (Health Innovation).
– Key Feature: Future site reservation for KHSC Acute Care Hospital.
– Status: Shovel-ready for innovation tenants.

Sources:
City of Kingston – Clogg’s Road Business Park Project Page
Invest Kingston (KEDCO) – Health Innovation Sector Strategy
Kingston City Council & KHSC Joint Releases (Hospital Site Reservation)







Policy Aspect

Before Bill 17 (Old Rules)

After Bill 17 (New Rules As Of June 6,2025)

Minor Variances (Setbacks)

All deviations from zoning setbacks required a minor variance application (Committee of Adjustment approval). No automatic tolerance.

Up to 10% reduction in required yard setbacks is allowed as-of-right (no rezoning or minor variance needed) for urban residential lands (outside Greenbelt). Example: A 5 m setback can be 4.5 m (10% less) without a variance.

Development Charge Timing

Development Charges (DCs) were due upon building permit issuance for most projects (only certain rentals/non-profits had installment plans). Interest could accrue on deferred payments.

DC Payment Deferral: Developers can now opt to pay DCs at occupancy rather than at permit for any residential development. Municipalities cannot charge interest on DCs deferred to occupancy for rental housing and institutional projects. This improves cash flow during construction.

Development Charge Credits

DC credits earned by building infrastructure could only offset charges for the same type of service (e.g. a road credit only for road DC fees).

Flexible DC Credits: The Province can merge service categories via regulation, so a credit for one service can apply to other services in that merged group. E.g.: A credit for building a road could offset transit-related DCs.

Reducing/Freezing DC Rates

To reduce a DC rate or pause its indexation, municipalities had to amend the DC by-law, requiring a background study and public process – a lengthy procedure.

Easier DC Reductions: Cities can now reduce DC rates or change indexing without a new background study or public hearings. This means municipalities can more quickly lower or freeze DCs to encourage development.

DC “Frozen” vs. New Rate

If a DC rate was “frozen” at site plan/zoning application, a later drop in the DC rate didn’t benefit the project – the developer still paid the higher frozen rate.

Pay Lower DC Rate: Developers will pay the lower of the frozen DC rate or the current reduced rate if DCs drop during the freeze period. This guarantees you won’t overpay if DC charges are cut mid-project.

Long-Term Care (LTC) Homes

New long-term care facilities were subject to standard DCs (adding to project costs).

DC Exemption for LTC: Developments of buildings intended for long-term care are now fully exempt from development charges, lowering costs for these projects.

Inclusionary Zoning (Affordability)

Some municipalities required >5% affordable units and/or >25-year affordability periods in certain zones, which could hinder project viability.

Caps on Requirements: Provincial regs now cap inclusionary zoning in key transit areas to 5% of units and a 25-year affordability period. Higher local requirements must be brought down, making projects more financially feasible.

Planning Application Requirements

Municipalities often demanded extensive studies (wind, shadow, design, lighting, etc.) before deeming a planning application complete, causing delays and costs.

Standardized & Streamlined: The province will standardize required studies. For example, sun/shadow, wind, urban design, and lighting studies will not be required for a complete application. This cuts red tape and speeds up application processing.

Zoning – Schools in Residential

In some cases, zoning bylaws or official plans prohibited building schools on lands zoned residential, limiting flexibility in community planning.

Schools Allowed: Official plans/zoning can no longer ban schools on urban residential land. This change allows elementary/secondary schools (and related uses) “as-of-right” in residential areas, aiding community development.

Building Code Uniformity

Municipalities (e.g. Toronto) could impose extra construction standards beyond the Ontario Building Code (green standards, etc.), adding cost or complexity.

One Province-wide Standard: Municipalities are now prohibited from setting stricter building or demolition standards than the Ontario Building Code. This ensures one consistent building standard across Ontario, preventing costly local requirements.

How These Changes Benefit Developers and Investors

As-of-Right 10% Variance – Less Red Tape: Small adjustments to building plans (like minor setback reductions) no longer trigger a months-long minor variance process. If your project is within 10% of the required setback, you can proceed without a rezoning or Committee of Adjustment hearing. This saves time and fees, enabling faster project starts. Fewer minor variance applications also mean less uncertainty and carrying costs for projects – a clear win for infill developers and homebuilders.

Development Charge Reforms – Lower Upfront Costs: Perhaps the most impactful changes are to development charges, which can be a significant upfront cost for builders, especially on multi-residential projects. Key benefits include:

  • Pay at Occupancy: Instead of paying tens of thousands (or more) in DCs per unit at permit issuance, residential developers can now defer DC payments until occupancy. This deferral frees up capital during construction and reduces financing burdens – you start generating revenue (occupancy or closing sales) before paying major fees. For multi-family condo projects, this aligns cash outflow with project completion, improving project cash flow and viability.
  • No Interest on Deferrals for Rentals: For rental housing developments (and institutional builds), Bill 17 stops municipalities from charging interest on DCs during the deferral period. Previously, even if a city allowed delayed DC payment, interest could accrue, adding cost. Now, rental developers effectively get an interest-free loan on DCs until occupancy – a significant incentive to build much-needed rental units.
  • Flexible & Lower DCs: Municipalities can react more quickly to market conditions by reducing or freezing DC rates without a lengthy process. If economic conditions call for it, cities could temporarily cut or hold DCs to stimulate development. DC credits are also more useful now – if you front-fund infrastructure (e.g. roads, pipes) for your project, the credits can offset charges in other categories, potentially reducing your overall costs. Additionally, if DC rates are cut by the time your project is ready for permit, you get to pay the lower rate (versus being locked into a higher earlier rate), protecting you from overpaying in a falling DC environment.

A More “Builder-Friendly” Planning Process: Beyond dollars and cents, Bill 17 includes changes that simplify and speed up approvals:

  • Standardized Application Requirements: By removing the need for certain studies (like wind or shadow impact studies) at the initial application stage, the province is cutting down on pre-construction hurdles. This means less money spent on consultants and faster time to get an application deemed complete. In turn, that leads to quicker decisions and shovels in the ground sooner.
  • Consistent Building Standards: Developers will no longer face a patchwork of municipal building requirements exceeding the Ontario Building Code. Bill 17 ensures one uniform building code province-wide. For example, if a city had extra “green” building standards or unique technical demands, those can no longer be enforced through local bylaws. This reduces costs (you only build to one standard – the provincial code) and provides certainty, especially for builders operating across multiple municipalities.
  • Encouraging Community Infrastructure: By allowing schools as-of-right in residential zones, the government has made it easier to integrate schools into new communities or redevelopments. For developers, this could streamline approvals for master-planned communities that include schools, or make zoning more flexible when repurposing lands.

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Bottom Line for Developers and Investors

Overall, Bill 17 is designed to expedite development timelines and improve project economics in Ontario’s housing and real estate sector. By reducing procedural delays (like minor variances and excessive studies) and lowering upfront costs (through DC deferrals, credits, and potential rate reductions), the Act creates a more positive, pro-building environment. Developers and investors can expect faster approvals and lower carrying costs, especially for multi-family and rental housing projects that the province is keen to see move forward. In short, Ontario is signaling that it wants to “build faster and smarter,” and Bill 17 provides several new tools and incentives to make that happen.

Sources: Key provisions summarized from Bill 17, Protect Ontario by Building Faster and Smarter Act, 2025 and related analyses. These changes reflect the Ontario government’s partnership with municipalities to boost housing supply while cutting red tape for builders.

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Patrick Hulley, Broker of Record & Co-Owner, REMAX RISE Executives, Brokerage As a specialist in Commercial Real Estate across Eastern Ontario, Patrick brings over 30 years of experience to help clients achieve their goals. In commercial real estate, experience matters. If you’d like to discuss your objectives, click below — let’s connect.
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