Barrie's Urban Transformation
An interactive analysis of the key forces shaping development in Barrie. The city is aggressively pursuing a strategy of rapid urbanization, driven by major policy reforms, financial incentives, and infrastructure investment. This hub provides the core intelligence needed to navigate this evolving landscape.
Population Target by 2051
Jobs Target by 2051
10-Year Capital Plan
Residential Units in Pipeline
Key Growth Nodes
The New Regulatory Superstructure
Barrie's development is governed by a rapidly evolving, three-tiered regulatory framework. Understanding the alignment between the new Official Plan, the upcoming Zoning By-law, and the Provincial Policy Statement is crucial for project success.
Key Policy Milestones
Feb 2022: New Official Plan Adopted
City Council adopts the new Official Plan (OP 2051), setting the vision for growth to 298,000 people and 150,000 jobs.
May 2024: OP 2051 In Full Effect
The province's *Get It Done Act* brings the new Official Plan into full force, making it the governing document for new development applications.
Oct 2024: New Provincial Policy Statement
The consolidated PPS 2024 comes into effect, requiring the City to review and align its new Official Plan with the latest provincial directives.
Late 2025: New Zoning By-law Anticipated
A new comprehensive Zoning By-law, designed to implement the Official Plan's vision, is expected to be presented to Council for final approval.
Core Policy Shifts Unlocking Development
Driven by provincial mandates and federal incentives (HAF), the City now permits up to four dwelling units on most residentially zoned lots. This policy, already enacted via By-law 2024-043, is a cornerstone of the new Zoning By-law and is designed to significantly boost "gentle density" and the creation of missing middle housing city-wide.
The draft Zoning By-law introduces new Commercial District (CD) zones for large-scale retail areas. Critically, these zones explicitly permit residential uses, creating a massive opportunity for the redevelopment of aging strip malls and power centres into vibrant, mixed-use communities. This signals a strategic shift to intensify underutilized commercial lands.
The Official Plan establishes a clear hierarchy for growth: the Downtown Urban Growth Centre (UGC) is targeted for the highest densities, followed by Major Transit Station Areas (MTSAs), Strategic Growth Areas (SGAs), and Intensification Corridors. This structure provides a clear policy map, directing the development industry to where the City will support significant density.
Costs & Incentives
Project viability in Barrie is shaped by a dual financial landscape: significant Development Charges to fund growth, and a powerful new suite of incentives designed to stimulate rental and affordable housing.
Development Charge Calculator
Estimate the City of Barrie's Development Charges for a residential unit. Select the unit type and location to see the approximate total cost (as of Jan 1, 2025 rates). This does not include Education DCs.
Estimated Total City DC:
Housing Incentive Toolkit
Fueled by a $25.6M federal Housing Accelerator Fund (HAF) agreement, the City's Housing Community Improvement Plan (CIP) offers substantial incentives. Click each program to learn more.
Per Door Grant Program
Direct capital grants to support the creation of new affordable and purpose-built rental units.
DC Deferral Program
Allows qualifying high-density projects to defer DC payments from permit issuance to occupancy.
Tax Increment Equivalent Grant (TIEG)
Annual grant for up to 10 years for new purpose-built rental units, covering the municipal tax increase.
Development Pipeline Explorer
A real-time snapshot of market activity. The data reveals a clear trend: a high-rise residential boom is reshaping Barrie's core, while industrial development faces significant constraints.
Proposed Residential Units by Area
Major Projects Database
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No projects match the current filters.
Strategic Outlook (2025-2030)
The confluence of policy, finance, and infrastructure creates a dynamic environment with clear opportunities for savvy investors and significant risks for the unprepared.
Strategic Opportunities
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Leverage Housing Incentives
Align projects with rental/affordable goals to access a powerful stack of grants, deferrals, and tax rebates from the HAF-funded CIP.
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Commercial Redevelopment
Acquire and re-entitle underutilized commercial properties (strip malls, big-box stores) into mid-rise, mixed-use communities under the new flexible zoning.
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Strategic Land Assembly
For patient capital, assemble land within designated MTSAs and the potential boundary expansion area, where value is tied to future infrastructure delivery.
Key Risks & Bottlenecks
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GO Transit Service Delivery
The viability of many TOD projects is predicated on Metrolinx delivering frequent, two-way, all-day GO service. Any delay or descoping is a major market risk.
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Regulatory Fluidity
The concurrent updating of the OP, Zoning By-law, and PPS alignment creates a complex, moving target that requires expert navigation to avoid delays.
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Infrastructure Phasing
Growth is gated by the delivery of major road, water, and sewer projects. Construction delays could stall development in planned growth areas.
Executive Summary
Barrie is undergoing a dramatic transformation to prepare for the future. The City has adopted a new Official Plan to guide growth to 2051, encouraging higher-density, transit-friendly communities, and is rewriting its Zoning By-law to match. Combined with new provincial policies, these changes shift Barrie away from suburban sprawl toward more urban-style, mixed-use neighborhoods.
To support this growth, Barrie is rolling out financial tools and incentives. The City has introduced new programs—backed by federal funds—to help build more affordable and rental housing. Grants, tax breaks, and reduced fees aim to make it easier for builders to meet urgent housing needs while keeping costs manageable for residents.
Major infrastructure investments are also in the works. A $3 billion capital plan will fund projects like wider roads, upgraded water systems, and community facilities. Improvements to GO Transit service and local roads will help connect growing areas, although delays in rail upgrades remain a risk that could affect new housing around stations.
Developers are responding with big projects. High-rise towers and mixed-use buildings are planned or already under construction in Barrie’s downtown and along key corridors, reflecting confidence in the City’s new direction. However, a shortage of industrial lands is pushing Barrie to negotiate with neighboring communities to unlock space for future jobs and businesses.
Overall, Barrie’s future is being shaped by coordinated policies, major infrastructure spending, and targeted incentives. The City is actively steering growth to create a more complete, connected, and sustainable community. While challenges like infrastructure timing and political resistance remain, Barrie is clearly signaling that it is open for business and ready for change.