The City and Regina Airport Authority have a plan to balance development in west Regina with space to expand the airport to support long-term future growth.
In 2025, the City updated zoning bylaws and policies to guide where new construction and land development may occur in proximity to the airport. These updates also include enhanced construction methods for reducing noise and will apply to renovation projects, new home and commercial projects in neighbourhoods surrounding the airport, including parts of Harbour Landing, Lakeview, Albert Park and Westerra.
Zoning changes that may impact construction and development include the following:
- New residential development will not be allowed on vacant land surrounding the airport in Area 1 because new neighbourhoods will not be allowed within 1,000 meters of runways. The land will be reserved for commercial or industrial development.
- Requirements are in place for noise reducing measures in new residential construction in south and west Regina neighbourhoods within Area 2 and 3.
- Development of new residential construction will be restricted to two units per lot in Area 2.
Map of Updated Planning Zones Around Regina International Airport
Area 1
Area 1 applies to vacant lands, prohibiting new residential development within 1,000 meters of runways. This land will be reserved for economic development such as commercial and light industrial uses.
Area 2
Area 2 applies to existing developed neighbourhoods, namely to the areas of Harbour Landing, Lakeview and Albert Park. Area 2 will restrict higher-density residential development, including a limit to two housing units per lot. New residential construction in this area will require noise-reducing measures.
Any development permits for new residential development within Area 2 will require a notice on the land title, acknowledging the proximity of airport and potential noise disturbances before they are issued.
Area 3
Area 3 extends further from the airport than Area 2 and is less impacted. New residential construction in this area will require noise-reducing measures.
Any development permits for new residential construction within Area 3 will require a notice on the land title, acknowledging the proximity of airport and potential noise disturbances before they are issued.
Find answers to any additional questions about development and growth around the airport below.
Why are standards changing around the airport?
Regina International Airport identified a need to expand runways to accommodate a forecast increase in air traffic and larger aircraft in the future. There are no clear timelines for expansion as they are based on projections for future growth.
Future expansions will result in increased noise exposure to areas surrounding the airport, which is why the City has updated zoning bylaws and policies.
What do these changes mean for residents in south and west Regina?
Zoning for new areas will restrict or prohibit certain types of new residential development in the areas surrounding the airport. These policies will apply to vacant land around the airport and some existing neighbourhoods such as Harbour Landing, Lakeview and Albert Park
Residential construction may require noise attenuation measures. Development permits for these areas will require a notice on the land title to verify the owner understands proximity to the airport may cause some noise disturbances.
When did this change happen?
The Regina International Airport Land Use Planning Study was completed in 2024 in partnership between the City of Regina and the Regina International Airport. Council passed the recommended policy changes to the Official Community Plan and Zoning Bylaws in 2025.
If you can’t build new housing in Area 1, what type of land uses are appropriate?
Area 1 presents a unique opportunity to foster growth in commercial or low impact industrial development.
What is a Noise Exposure Forecast (NEF) boundary?
The relevant changes to the City’s zoning bylaws expand on established Noise Exposure Forecast (NEF) guidelines from Transport Canada. This system measures the actual and forecasted aircraft noise in the vicinity of airports. The NEF system factors in the subjective reactions of the human ear to specific aircraft noise stimulus: loudness, frequency, duration, time of occurrence, tone, etc. Airport Areas 2 and 3 are based NEF 30 and 25 respectively.
Is noise the only factor considered for building around the airport?
While noise is a key factor for the updated policies, it is not the only factor when considering development around the airport. Additional updates to policies in the Official Community Plan prohibit certain industrial land-uses with high emissions such as oil and gas or certain types of manufacturing that could impact airport visibility. There are also policies for restricting building heights and stormwater retention ponds that attract migratory birds.
Existing neighbourhoods within the Area 2 boundary now restrict new residential development to two units per lot instead of the higher density units encouraged in other established neighbourhoods.
How were the boundaries for the Areas established?
The boundaries for the new areas were recommended by the land-use study done in collaboration with the Regina Airport Authority and the City of Regina.
Area 1 is based on a 1,000 meter setback from airport runways and NEF 30. It is applied to vacant lands. No new residential development will be allowed in these areas.
Area 2 is also based on a 1,000 meter setback from runways and the NEF 30 boundary but is applied to existing developed areas and therefore allows for limited development options with restrictions. These include limited residential density and noise reduction measures in new construction.
Area 3 is based on the lower NEF 25 and requires new buildings to implement specific noise reduction measures.
City Council approved the recommended policy changes to the Official Community Plan and Zoning Bylaw in 2025. For more information, see the links below:
