We recognize that additional dialogue and collaborative work will be essential as we continue to refine the proposed rural housing development. While the current Development Plan Amendment is supported by initial studies completed in accordance with the required process, we understand that this is an early step in the overall process. More detailed technical information and supporting studies will be explored as part of the subsequent Rezoning and Subdivision applications. Our intention is to continue working with the community, Council, and professional experts to ensure concerns are understood and addressed as the project advances.
PROJECT OVERVIEW
A new rural residential development is planned for a ±157.44-acre site along Poneida Road in the RM of West St. Paul. The development will include 61 lots (~2 acres each) while maintaining the area's rural character.
To proceed, the landowners must obtain:
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Development Plan Amendment (Redesignation to Rural Residential)
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Rezoning (From Agricultural to Rural Residential Overlay)
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Subdivision Approval
MRA is managing the application process on behalf of the landowners.
SITE LOCATION
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400m north of Perimeter Highway
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1,450m west of McPhillips St
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South of Grassmere Road
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Bordered by rural residential properties (west & south) and a small industrial area (southeast)
While the lands are currently designated for agricultural use, they are not under active cultivation and are not anticipated to return to cultivation in the foreseeable future. The site is made up of several parcels and has varied soil quality with moderately severe limitations and is divided by a Manitoba Hydro corridor with above-ground transmission lines. Two existing access points are located along Poneida Road which are primarily used form agricultural purposes.
Adjacent Lands
North:
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Grassmere Drain (provincial waterway)
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Adjacent residential and large-lot agricultural lands
East:
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Manitoba Hydro corridor
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Underdeveloped agricultural land
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Paved City Lands (temporary uses)
West:
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Poneida Rd ROW
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Single Detached rural residential housing
South:
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Poneida Rd ROW
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Rural residential (1.9–5.3 ac) & small industrial lots (~1 ac)
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Perimeter Hwy beyond
PROPOSED DEVELOPMENT
61 estate-style rural residential lots (~2 acres each)
North Residential Area: 113.73 acres
South Residential Area: 43.71 acres
Public Reserve: 12.8 acres
Internal Roadways: 17.75 acres
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Developed in one phase
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Includes internal greenspaces and active transportation trails
connecting both nodes -
Private water & wastewater systems (such as septic fields
and wells); designed for future municipal servicing connections -
Land drainage to be addressed at detailed design stage
Development Considerations
Limited Agricultural Potential
The site is less suitable for long-term farming because of nearby development and growing demand for rural residential properties. As the area continues to grow, agricultural use may become less practical.
Community Context & Integration
The project strengthens the existing rural residential character and is consistent with surrounding newer residential lots. It supports connectivity and recreation through public reserve space and active transportation pathways, enhancing community cohesion and aligning with the RM’s vision for rural residential growth.
Challenging Parcel Layout
The site is less suitable for long-term farming because of nearby development and growing demand for rural residential properties. As the area continues to grow, agricultural use may become less practical.
Opportunity for Future Infrastructure
There are no municipal services currently available at the site. However, developing rural residential lots will help support future infrastructure expansion as the area grows.
Meeting Housing Demand
There is a demand for estate-style homes in the area. This development will help meet that demand and provide more housing options for the community.
Alignment with Municipal Vision
This proposal aligns with the existing character of the area and supports the municipality's growth goals.
Economic Contribution
The project introduces high-value rural residential lots that strengthen the RM’s tax base, with minimal servicing costs, and is led by an experienced development team to ensure quality, certainty, and timely completion.
Consistency with Surrounding Land Uses
The site is next to existing rural residential properties to the west and south.
REGULATORY FRAMEWORK
The proposed development requires several planning steps to align with both the regulatory framework and the desired land use changes for the site. These steps include an amendment to the current Red River Planning District Development Plan, rezoning, and subdivision approvals. Each step is necessary to enable the transformation of the property from its current agricultural use to a rural residential development.
In addition to the rezoning, the subdivision process will divide the site into individual Rural Residential lots to preserve the rural character of the area.
Studies Completed to Date: Transportation Memo, Servicing and Land Drainage Memo, Detailed Market Study
PROPOSED DEVELOPMENT PLAN AMENDMENT
Current designation:
RA - Resource & Agriculture (Preserves agricultural land)
Proposed designation:
RR - Rural Residential (Supports low-density residential)
Future Steps:
Rezoning & Subdivision
Current zoning: A80 - Agricultural (80-acre minimum lots)
Proposed zoning: RR - Rural Residential Overlay
Proposed Subdivision:
Subdivide the 157.44-acre lands into 61 rural residential lots approx 2-acres each
At this stage, we are addressing only the Development Plan Amendment. If it is approved, we will then explore the undertaking of the necessary detailed studies and continue further discussions in advance of any future Rezoning or Subdivision applications.
Initial Engineering studies have been completed by the developer to inform the proposed Development Plan redesignation. Pending a successful redesignation, further detailed engineering investigations will be required to support the subdivision and rezoning applications with the RM of West St. Paul.
Planning Rationale
This proposal is consistent with the evolving character of the surrounding area and aligns with the RM of West St. Paul’s preference for estate-lot development. Key justifications include:
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Agricultural Limitations
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Policy Alignment
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Infrastructure Compatibility
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Market Demand
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Economic Contribution
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Community Context & Integration
Upcoming Event
You are invited to attend an Open House to discuss the proposed Development Plan amendment in the RM of West St. Paul on January 14, 2026. This amendment aims to facilitate a rural residential subdivision on Poneida Road. The event will provide an opportunity to review project details, understand its potential impacts, provide clarity on the required processes, and engage in discussions with our team. Your feedback at this meeting will be greatly appreciated.
Date: January 14, 2026
Time: 6:00 - 8:00 PM
Location: Dasmesh School, 105 Holmes Road, West Saint Paul