Winnipeg’s incoming Water Tower District, named after a 1936 water tower that will be located in the enclave’s central retail area, will take over 165 acres of vacant industrial land.Shindico Realty/Supplied
Winnipeg’s eastern St. Boniface neighbourhood is poised for a major transformation as a large-scale mixed-use development moves into its early construction phase, blending commercial, industrial, residential and parkland uses into one area.
The Water Tower District, a 165-acre stretch of former industrial land, aims to convert the long-vacant former Union Stockyards space, a large livestock-handling facility, into a flexible, centrally located district that easily connects to the city’s core.
Led by Alberta-based Olexa Developments, the project is one of many examples of Canadian developers transforming former industrial sites into vibrant, thriving communities.
Similar conversions are underway nationwide, including Montreal’s former Molson Brewery site, which is being redeveloped into a mixed-use district called Quartier Molson, and Toronto’s former Downsview Airport, set to become YZD, a 370-acre site that will connect 66,000 residents across seven neighbourhoods.
Shaped by history and opportunity
Founded in 1818, St. Boniface is one of Winnipeg’s oldest neighbourhoods, long defined by its strong francophone roots and sense of community. When the Union Stockyards closed in 1988, it left behind a vast brownfield site in a prime, centrally located part of the city that has sat empty until now.
“St. Boniface has evolved from legacy livestock and manufacturing uses into mixed employment and residential hubs that are anchored by health care, education and small-to-mid-scale industry,” says Hazel Borys, director of planning, property and development at the City of Winnipeg. “With existing services in place, growing multimodal access and a strong francophone cultural fabric, it’s a good place to transform 165 acres into a complete community.“
The Water Tower District builds on the existing strengths of St. Boniface, she adds. Designated as a major redevelopment site under the city’s development plan policies, it advances three goals from the city’s Complete Communities Direction Strategy 2.0. These include developing communities guided by an inclusive planning process, strong multimodal links to downtown, parks and employment areas, and a balanced mix of employment, housing, retail and services.
The Water Tower District takes its name from a historic 1936 water tower, which will be a featured landmark in the neighbourhood’s central retail area.
Building on the ground
The Water Tower District plan allocates roughly 21 acres to commercial, retail and office uses, 25 acres to residential development, 70 acres to light industrial and 22 acres to parkland.
Shindico Realty is overseeing the district’s marketing, sales and leasing. According to Robert Scaletta, the firm’s senior vice-president of industrial, internal roadways are already in place and utility installations are underway.
With a growing and evolving population, Mr. Scaletta says a mixed-use approach is essential for St. Boniface - especially as housing demand continues to outpace supply. Driven largely by record immigration, Manitoba’s population growth has surged in recent years, adding 34,946 residents in 2024, while new housing starts that year totalled just 7,191 units, according to the Fraser Institute, a Canadian think tank.
“There’s not very much land in this community, and every apartment that’s been built has leased up quickly with waiting lists,” Mr. Scaletta says. “That’s why we’re saying we need more housing here because the demand is there.”
The plan for Winnipeg’s Water Tower District allocates roughly 21 acres to commercial, retail and office space, 25 acres to residential development, 70 acres to light industrial space and 22 acres to parkland.Shindico Realty/Supplied
The Water Tower District’s development will roll out in phases, with construction on the first 500 residential units beginning this year. The project is currently approved for 2,000 units overall, and a rezoning application is currently being finalized to convert a portion of industrial land into multifamily housing, which would add 800 units.
Under an agreement with the city, 10 per cent of all residential units will be designated as affordable housing, Mr. Scaletta says.
Supporting that population growth will also require employment opportunities, as well as access to services, retail and shared community space - all of which are essential to fostering a sense of belonging in a deeply rooted neighbourhood.
“We’re putting in three parks, two larger ones and a smaller acre lot, along with community gardens,” Mr. Scaletta says, adding that play areas will be accessible for families. There are also discussions around potential non-profit cultural centres, including spaces for seniors, youth groups and offices.
With proximity to St. Boniface Hospital, the University of Winnipeg and a major city highway, the neighbourhood offers close access to daily needs while remaining connected to the city’s core.
A national lens on infill redevelopment
Across Canada, similar infill redevelopments are underway, including The Quarters in Edmonton, reflecting how cities are rethinking under-used land.
“The…approach offers a replicable template for other legacy industrial conversions in Winnipeg and in other mid-sized Canadian cities,” Ms. Borys says of the Water Tower District.
She points to five transferable lessons emerging from the project: start with a strong network of stakeholders; retain central employment; phase development to manage risk; plan collaboratively; and monitor progress and adjust over time.
Ms. Borys says the district’s scale and central location are among its key strengths, allowing it to accommodate new housing while retaining employment land alongside existing services and infrastructure.
“Winnipeg is moving toward corridor and node intensification, modernizing employment lands while adding missing middle and mid-rise housing,” Ms. Borys adds. “The Water Tower District is a district-scale expression of that shift.”