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Plans to transform a long-vacant industrial property in Bowmanville are advancing, as a resubmission to the Municipality of Clarington for Zoning By-law Amendment and Draft Plan of Subdivision — for what has been dubbed the Treadstone District — sets out a large-scale redevelopment plan of the former Goodyear Rubber Plant lands at 45 Raynes Avenue. Designed by Arcadis for Lifelong Group, the proposal, framed as a brownfield intensification project, has evolved from an earlier conceptual scheme into a detailed plan for a mixed-use community with buildings up to 25 storeys.
The 15.87ha site sits just south of Downtown Bowmanville within the Bowmanville East Urban Centre Secondary Plan area. Currently occupied by vacant or underused industrial buildings, the property is defined by a mix of brownfield conditions and natural features, with Bowmanville Creek running north–south through the western portion alongside associated valley lands, woodlands, a wetland, and the Goodyear Dam. Surrounding uses are predominantly low-rise residential.
The lands have a long industrial history tied to Bowmanville’s growth, having housed the Goodyear Rubber Plant for more than a century before operations ceased in 2016. The facility played a formative role in the town’s development, with surrounding neighbourhoods emerging in part to support its workforce. Since its closure, the property has remained one of the largest underused sites in the central area, identified for redevelopment through evolving planning frameworks. Initially advanced as Goodyear Village when Lifelong Group acquired the site in 2022, those plans were followed up by a resubmission in 2025 with towers up to 23 storeys.
This latest resubmission would introduce a high-density, mixed-use community organized across multiple development blocks. In total, the proposal would deliver approximately 3,200 residential units alongside 9,890m² of non-residential space. The program would include 221,989m² of Gross Floor Area, with 208,099m² dedicated to residential uses, 5,600m² to retail, and 4,290m² allocated for a public school.
The plan organizes development into a series of blocks accommodating a mix of tower, mid-rise, and townhouse typologies. Built form across the site is intended to balance density with transitions to surrounding neighbourhoods, with building heights ranging from 4 to 25 storeys and a maximum height of 93.05m. Taller elements would be concentrated toward the interior of the site, while mid-rise and low-rise buildings step down toward the edges.
A network of new internal streets and servicing strategies would include the extension of Queen Avenue as a central spine and provisions for future transit connectivity. A stormwater management pond would be located toward the southwest portion of the site, while natural heritage features along the western edge (including valley lands and associated ecological areas) would be preserved with setbacks and protection measures. Environmental remediation has been ongoing since 2018.
Plans entail retaining and adaptively reusing two existing industrial buildings along with the site’s smokestack as part of the development’s identity. Additional amenities under consideration include a daycare, medical centre, and publicly accessible open spaces, alongside parkland and gathering areas distributed across the site. Parking is proposed at a total of 3,378 spaces, largely accommodated underground, and a phased buildout strategy would see initial development concentrated in the southeast portion of the property.
The Queen Avenue corridor is intended to accommodate potential transit service, reflecting longer-term plans for improved connectivity within Bowmanville and links to regional transit, including GO service. Active transportation would also be emphasized through a walkable block structure and open spaces.
Several other mid- and high-rise developments are advancing in the area to the west. Stevens Road Seniors’ Housing would introduce three buildings ranging from 7 to 10 storeys, alongside towers of 10 and 12 storeys at 1525–1585 Bowmanville Avenue, and a three-tower development rising from 9 to 25 storeys at 10 Aspen Springs Drive. Higher-density projects are also emerging, including twin 30-storey towers at 211 Clarington Boulevard and Main Street Bowmanville, envisioning nine towers between 30 and 40 storeys.
UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.
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| Related Companies: | Arcadis, The Biglieri Group Ltd. |
