Development
Page last updated: January 27, 2026
This page includes the latest information and answers to common questions from the development community as the Region works to address the water capacity constraint in the Mannheim Service Area. This service area supplies water to Kitchener, Waterloo and parts of Cambridge, Wilmot and Woolwich. The Region continues to work with Area Municipal partners, experts and the development industry to ensure we continue to meet the water supply needs of the community now and into the future.
As this matter continues to evolve, the FAQ will continue to be updated with more information.
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Contact us
If you have a question that is not answered here, please contact our dedicated team: regionaldevelopment@regionofwaterloo.ca or (519) 501-6619.
Frequently asked questions from developers
| Which development applications are currently subject to advisory comments by the Region? |
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Advisory comments indicating a water capacity concern are being issued for Official Plan and Zoning by-law amendment applications and Plans of Subdivisions and consents for severances that have not been approved that fall with the Mannheim Service Area. Regional staff are not supportive of the approval of those applications at this time. With respect to site plan applications and limited minor variance applications, the Region is advising the area municipality of the capacity constraint. However, we are not advising that the Region does not support approval of the applications. There are some limited exceptions where the Region is providing comments as it has in the past, including applications for condominiums and consents for legal, technical or financing purposes where no impact on the water supply is anticipated. The Region is not entering into any new servicing agreements, which are a standard condition of draft plan approval that is required to be satisfied prior to registration. Further, staff of the Region will be considering whether to sign Form 1s where there may be additional demand on the Mannheim Service Area water system on a case-by-case basis. Regional staff anticipate that there will be a further evolution on the approach as more is known about the timing of infrastructure and new water supply. Regional staff will be reporting back to the Sustainability, Infrastructure, and Development Committee in February 2026 on the types of developments and applications subject to Regional advisory comments. |
| How is the Region treating development applications that are already in process? For example, are applications with Official Plan or Zoning approvals but awaiting site plan approval or building permits impacted differently? |
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In part, this is addressed above. We are providing the area municipality with updated advisory comments where they are bringing forward in process applications for decisions. We have also provided area municipal staff with technical briefings so that they have up-to-date information to support their decision making as an approval authority with their individual responsibilities under the Planning Act and any other applicable legislation. |
| For projects that have received site plan approval and are otherwise ready to proceed to building permit, can those permits still be issued? |
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Pursuant to the Building Code Act, 1992 and the Building Code, the issuance and revocation of building permits are matters that are within the sole jurisdiction of the Chief Building Official. The Region has no legislated role in this process and therefore it is not within the jurisdiction of the Region to direct that building permits not be issued or issued building permits be revoked on the basis that there is a question about the sufficiency of water capacity during construction. |
| Has the Region considered interim planning tools to allow developments to continue advancing while longer-term infrastructure solutions are identified? |
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When Bill 23 came into effect on January 1, 2025, the Region became an upper-tier municipality without planning authority. This means that the Region’s role is solely as a commenting agency. With that said, we’re working closely with our area municipal partners, and have seen a municipality apply a holding provision relating to the sufficiency of water capacity for recent applications which were approved. What’s key is ensuring that the Region of Waterloo, as the operator of the water system, can ensure the water capacity is available before a new development connects. |
| Why is the Region providing advisory comments on development applications during this period, and when is this expected to change? |
| Our goal as a commenting agency is to provide area municipal partners with the best available information and data for them to be able to make decisions. Our position on development applications will evolve as more information is known. |
| What solutions or measures are being considered to address these water capacity constraints in the short- and medium-term? |
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The Region’s technical team is dedicated to addressing this issue. A timeline for a preliminary list of the short, medium, and long-term plans for the necessary infrastructure repairs will be made publicly available before the end of January 2026 and will be discussed at the January 28th Council Meeting. |
| How is the development industry involved in the process of developing solutions? |
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Developers are key partners in this work. The Region is committed to keeping the development community informed as the situation progresses, and more information is known. Communication is ongoing, and a dedicated email and phone line continues to be available to discuss specific development inquiries at regionaldevelopment@regionofwaterloo.ca or (519) 501-6619. In addition to this, key representatives from the development industry will be included in Industry working groups, as these advance. |
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Which technical experts are helping the Region to develop solutions? |
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Due to the urgent nature of the Mannheim Service Area water capacity issue, firms with considerable local knowledge of our water supply system, knowledge of water supply and treatment design, and knowledge of project delivery were approached to participate on an industry panel to help develop solutions. The panel includes the following firms:
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