Winnipeg James Armstrong Richardson International Airport

Land Development Info

1. What opportunities exist for land development at Winnipeg James Armstrong Richardson International Airport?

We have approximately 800 acres of land available for development in four Airport Business Parks (East, South, West and North). About 90 serviced acres with excellent transportation access are available for development.

Airport Business Park East has a strong existing tenant base of air cargo integrators and aerospace industry leaders.

Airport Business Park South consists of business aviation facilities provided by fixed base operators (FBOs).

Development of Airport Business Park West focuses on aircraft maintenance, aerospace training and distribution centres. Future development in the West and North Parks incorporates opportunities such as an intermodal facility, e-commerce distribution centres and foreign trade zone development.

Winnipeg Airports Authority has also entered into a partnership with private landowners adjacent to the airport to explore the long term opportunities of 3,000 acres of additional land west of the airport.

Winnipeg James Armstrong Richardson International Airport offers true flexibility in choice of sites, including greenfield development of sites up to 200 acres.

2. What services can Winnipeg Airports Authority offer me as a client?

• 24-hour safe and secure operation - no curfew, including Air Traffic Control, Emergency Response Services, and airfield maintenance
• No air congestion and no ground delays
• No peak period charge
• 24-hour Canadian Customs, as well as U.S. Customs Facilities on site
• Ongoing airport infrastructure projects and improvements
• Three major North American rail networks in Winnipeg (CN, CP, BNSF)
• Excellent highway network provides easy access to Trans Canada Highway and direct access to the US Interstate Highway system
• Winnipeg’s strategic location at the heart of the Mid-Continent Trade Corridor makes it a logical transportation and distribution hub
• Winnipeg is located in the Central Time Zone - a Manitoba business advantage
• Major courier facilities and support industries
• Terminal Facilities that are easy to get to and easy to get through
• No air, slot, gate or road congestion
• Quick check-in and baggage reclaim
• Short walking distances between vehicle parking lot and aircraft gates
• Free baggage carts
• Valet parking

3. Can I purchase land at the airport?

No. Land at the airport is leased to the Winnipeg Airports Authority Inc through a long term lease agreement with the Federal Government (Transport Canada). Winnipeg Airports Authority has been delegated the responsibility of issuing leases and licenses at Winnipeg James Armstrong Richardson International Airport, ensuring that each lease and license complies with the Ground Lease between WAA and Transport Canada, and also adheres to all developmental guidelines identified in the WAA Airport Development Plan 2020.

4. This is my first business venture in Winnipeg. Can you provide any other local information that would help me?

If you’re starting a business in Manitoba, follow any of these links for further information:
Economic Development Winnipeg: www.economicdevelopmentwinnipeg.com
Manitoba Trade & Investment: www.manitoba-canada.com
City of Winnipeg Planning, Property & Development: www.winnipeg.ca/ppd/

Process Information

5. What should be my first step? Who should I contact?

Please contact us and we will help you get started. To contact someone directly by telephone or e-mail, get in touch with:

You can e-mail us at reception@waa.ca, or call us at (204) 987-1528.

Our mailing address is:
Planning and Development
Winnipeg Airports Authority Inc.
249-2000 Wellington Avenue
Winnipeg, MB R3H 1C2
CANADA

6. Who will I have to deal with at the airport to get approval for this project?

At WAA, the Planning & Development department is your "one-stop-shop". Once you make initial contact with WAA Planning and Development, your contact will guide you through our development process one step at a time. If you have a concern that needs to be addressed at anytime, your contact is there to help you.

There may be occasions when you may deal with other specialists from WAA. Usually this depends on your time frames, and on the nature of the development.

7. Who do I get approval from to build on the airport?

The approval to build on the Winnipeg James Armstrong Richardson International Airport comes from Winnipeg Airports Authority. We issue a Facility Alteration Permit (FAP) which contains your detailed plans and specifications, which we review internally.

We provide guidance and assistance in acquiring any other approvals that may be necessary while initiating a project.

8. What other approvals will I need to get as part of the process?

In addition to the formal WAA approval, all land development projects at Winnipeg James Armstrong Richardson International Airport are subject to approval by Transport Canada and NAV CANADA. However, your contact with WAA will act as the liaison between you and these organizations.

Transport Canada considers elements that can impact flight safety or aircraft operation at or in the vicinity of the airport, such as:

• impacts on Federal Zoning Regulations,
• impacts on Obstacle Limitation and Obstacle Protection Surfaces,
• potential hazards to aircraft operations such as use of bright lights, lasers, obstacle marking and lighting,
• potentially incompatible land use, for example, something that would attract or generate increased bird activity in the vicinity of the airport, and
• compatibility with noise planning contours.

NAV CANADA operates a Land Use and Construction Proposal Assessment Program. The goal of this program is to ensure that the operational integrity of our ground based air navigation aids is not jeopardized by various land uses or construction projects. NAV CANADA may prohibit projects that occur within the "zones of protection" around the various navigational aids. NAV CANADA also functions as an advisory body to Land Use Authorities (i.e. WAA) regarding proposed projects that, while not infringing upon the protective zoning around equipment, do negatively impact the movement of aircraft in some manner. As part of this, NAV CANADA maintains an obstruction database. Information from this database contributes to the production of the various aeronautical charts currently published.

9. What about Security, Safety, and Environmental issues?

Due to the nature of our facility, we can advise you and provide you with information that will help each individual comply with the necessary requirements in the most cost-effective manner. Depending on the type of development, we analyze each scenario to ensure you meet all standards.

Your project will need to comply with WAA’s Contractor regulations (available upon request) and will undergo environmental screening as part of our approval process.

10. How long does it take to get a land development approval?

Land development approval can take anywhere from 1 day to 2 months. The length of time depends on the complexity of the project, the level of detail in the information we receive and any review process that may take place outside of our operation.

Longer approval timelines are generally applicable to projects that may be affected by electronic zoning or height restrictions. Your WAA contact will let you know as early as possible when this might be the case.

11. How do I get access to the airport site I am interested in Leasing?

Just contact us, we would be happy to show you any of our available sites. Access to the site can be provided to you prior to signing a lease. We can issue a Pre-lease Access License within one business day.

12. When can I start to construct on the land at the airport?

Construction on the airport can begin as soon as a Lease or License is signed, a Facility Alteration Permit has been issued, and a City of Winnipeg Building Permit has been issued.

13. Have you established landscape guidelines for airport land development?

Yes, WAA has a set of guidelines that all projects are expected to follow. These are available upon request. A landscape development plan should be included as part of your land development proposal to WAA.

Documentation Information

14. What is the Ground Lease, and how will it affect my development?

On January 1, 1997, WAA entered into a 80-year lease (the "Ground Lease") with Transport Canada to manage, operate, maintain and invest in Winnipeg James Armstrong Richardson International Airport.

15. What is a Pre-Lease Access License?

We issue the Pre-Lease Access License to a client who needs to access a parcel of land to complete investigative work on the property. This can include environmental soil analysis, surveying or confirming any required information about the property. This document allows access to our clients and ensures us that the property will be returned to its original condition once the investigative work has been completed.

16. What is a FAP?

A FAP is a Facility Alteration Permit. It is the document that is issued once WAA has completely reviewed and approved a project.

The review process is to ensure that the integration of new elements is compatible with existing services and systems, and to allow for cost-effective upkeep of the new elements if WAA will be responsible for future maintenance. Depending on the complexity of the project this may be a one or two stage process.

17. Will I need a City of Winnipeg Building Permit?

Yes, you will need a Building Permit if you are going to build a new facility or upgrade an existing facility. You will also need an Occupancy Permit from the City of Winnipeg once the project is completed.

WAA complies with and abides by City of Winnipeg standards and guidelines. You can find information on City processes at the Planning, Property and Development web site.

18. What kind of plans will I need to provide to you?

We have a complete package of information that we can review with you, which will help you understand exactly what is required. In general, we require a set of preliminary drawings and plans to guide the project through the approval process. We also need documentation of any major changes from the initial plans during construction. Upon completion, we require a set of as-built plans for our official records.

Other Financial Considerations

19. What licenses and fees will I be responsible for paying?

At this time there is no fee to process a Facility Alteration Permit, nor is there a fee to have NAV CANADA or Transport Canada review plans and specifications. You will be responsible for the normal fees associated with acquiring a City of Winnipeg Building Permit.

20. What can you tell me about insurance at the airport?

Purchasing Construction Insurance and on-going Operating Insurance is the responsibility of each lessee/licensee. Please ask us about insurance coverage for your particular project. Depending on the size and complexity of each project, we can advise you as to the minimum insurance you will require.

21. Will I be responsible for real estate taxes?

Winnipeg James Armstrong Richardson International Airport land is located in two jurisdictions: the City of Winnipeg and the Rural Municipality of Rosser. Each jurisdiction assesses the value of the land and improvements, and issues an annual real estate tax demand to the party leasing the land. Of course, if your land is only in one jurisdiction, you will only receive one tax bill.

22. Do you require a deposit on a new lease or license?

Yes, under normal circumstances we require a deposit equivalent to three months rent.

23. What is the lease or license deposit used for?

We retain the funds on deposit. The deposit is only used in the event of a late payment or to repair damages to the leased properties. If it is not necessary for WAA to use the deposit, it is returned at the conclusion of your lease.

24. How long are lease terms for airport land?

Term length varies depending on the circumstances of the project. There should be no problem arriving at a term that is mutually agreeable to both parties, but in no case can it exceed the term of the Ground Lease with the Government of Canada (Dec 31, 2076).