Welcome to 480 Penno Road
Planning Today for Kelowna’s Future
At 480 Penno Road, we’re shaping a vision designed to meet the needs of the community. Guided by two years of community input, the proposed plan aims to expand space for businesses, boost the economy, and add up to 700 new jobs while maintaining recreational activity.
In today’s uncertain economic climate, Kelowna’s future depends on resilient, locally rooted businesses. Expanding industrial space in the strategically located Gateway district will support existing businesses, unlock new trade opportunities, and create stable, long-term jobs that strengthen the region’s economic foundation and the community as a whole.
The proposal for 480 Penno Road aligns with Kelowna’s 2040 Official Community Plan (OCP) for the Gateway, supporting economically sustainable growth and enhancing residents' quality of life. It designates 35 acres for job-creating businesses, introduces a year-round pickleball facility, and preserves 51 acres for the existing 9-hole Kelowna Springs Golf Course. Additionally, it creates 10 acres of new open space with a public trail network and habitat areas where none previously existed. We are grateful for the community input and suggestions that we have received over the past two years – your feedback has resulted in a better development plan.
In May 2025, we submitted an OCP Amendment Application and Rezoning Application (linked below) for the western portion of the property to Kelowna City Council. Denciti remains committed to listening and ensuring the plans reflect the needs of neighbours, residents, and businesses alike.
The Vision:
Work, Play, Grow
Building a Stronger Future for Kelowna
480 Penno Road is a 106-acre property within the Reid’s Corner industrial neighbourhood. Its location in the Gateway offers an exciting opportunity to create a multi-use development that serves the diverse needs of current and future Kelowna residents and businesses.
Extensive community input has helped shape a thoughtful plan for 55 acres of the property which brings together a mix of employment and recreation spaces, offering much-needed jobs here at home, while significantly enhancing year-round recreational use of the property.
Jobs & Economy
A new 35 acre industrial business park will be home to new job-creating businesses while giving local companies room to grow within the City of Kelowna.
It will support a range of light, clean industries, including:
Aviation and aerospace
Research and innovation
Light manufacturing and assembly
Warehouses for logistics, distribution and storage
Indoor recreation
The industrial business park will support a stronger business community and diversify the property tax base, setting the stage for Kelowna’s long-term growth and prosperity.
Industrial jobs pay higher than average wages. With close access to Highway 97, Kelowna residents can conveniently commute to work.
With the Kelowna International Airport and UBCO close by, this development will bring the Gateway closer to becoming the economic hub it is intended to be.
Open Space
The project will feature 10 acres of open space, providing a balance between recreation and the creation of new habitat areas.
Trail Network
Over three acres of open space, including a publicly accessible trail network for walking, biking, and jogging.
New Habitat Areas
Over six acres, including:
Nearly three acres of existing artificially constructed water features
Over three acres of new wildlife-friendly habitat that will assist with stormwater retention capacity of the area
Site improvements will involve removal of the steep brick edges from existing golf course water features to help naturalize the habitat areas.
To protect local wildlife, these new habitat areas will not be accessible to the public.
Pickleball Facility
The pickleball facility will be the home of the Pickleball Kelowna Club.
This indoor and climate controlled facility will allow pickleballers to keep playing year-round within Kelowna. Pickleball is one of the fastest growing sports in Canada and the sports dome will help create additional courts for the enthusiastic Kelowna pickleball community.
The sports facility, designed in collaboration with the Pickleball Kelowna Club, will include tournament-sized courts as well as viewing areas, warm-up courts and social gathering spots.
Tap into the growing excitement for pickleball in Kelowna.
9-Hole Golf Course
480 Penno Road remains the home of Kelowna Springs Golf Course.
Kelowna Springs Golf Course remains open for play as a full-length 9-hole golf course for the 2026 season. A longer-term lease of up to 25 years would be subject to Council approval of the rezoning application.
As the only golf course in the Okanagan where you can play 9 holes at any time of day, Kelowna Springs offers an exceptional experience for golfers of all levels. Legends Classic Grill at the clubhouse is open and the perfect setting for pre- and post-golf socializing, dining, and hosting events.
Learn more about Kelowna Springs Golf Course at their website.
This comprehensive vision aligns with the goals of the Gateway and ensures that 480 Penno Road will be a place where residents can work, play, and grow, contributing to a stronger, more vibrant Kelowna.
The Gateway
Understanding the Gateway
The Gateway, a growth district in Kelowna's 2040 Official Community Plan (OCP), is the city's northern commercial entryway starting at Reid’s Corner, anchored by Kelowna International Airport, and positioned along Highway 97. The Gateway is the key corridor for transporting goods and services and is a driver of regional development, innovation, job creation, and sustainable economic growth for the Okanagan.
Serving the Central Okanagan, the Kelowna International Airport is a draw and benefit to the wider region. Industrial businesses at Penno will complement the airport, in terms of both using the facility for transport and supporting its growing aeronautical sector.
In terms of education and research, Penno can offer space for various types and sizes of tenants to complement the UBCO institutional programs. For example, incubators and innovators from UBCO can continue their work and create new businesses at the Penno campus.
A Decade of Collaboration
This long-term initiative is the result of more than a decade of collaboration and planning between:
City of Kelowna
Westbank First Nation
UBC Okanagan
Kelowna International Airport
Regional District of Central Okanagan
Provincial and Federal Government
Major Investments
Over $400 million has been invested in major infrastructure projects along this transportation corridor. The Gateway is essential to supporting a growing population and advancing Kelowna’s long-term development goals. By fostering connectivity and employment, it plays a crucial role in the region’s ongoing prosperity.
The Gateway was identified in the 2040 OCP to address two key issues facing Kelowna and the Central Okanagan: growth projections and a critical need for employment land.
Growth Projections
Kelowna is experiencing steady, long-term population growth, driving increased demand for goods, services, infrastructure, and employment opportunities.
Current population: 165,000+ (2024)
Growth rate: Anticipated to remain above the provincial average
Projected growth: Central Okanagan population expected to reach 309,000 by 2046, a 22.9% increase from 2024
Youth population: Growing faster than in most regions across Canada
Need for Employment Land
A shortage of employment land, identified in the 2040 OCP, highlights the need for more industrial space. Expanding strategically in the Gateway corridor and near the airport will support job growth and strengthen Kelowna’s economic future.
Future Opportunities
The Gateway will help Kelowna create a vibrant environment that attracts talent, innovation, and entrepreneurship, positioning the region as a centre for new ideas and opportunity. Laying the foundation for economic expansion, this area ensures that Kelowna and the Central Okanagan remain competitive, dynamic, and prosperous for years to come.
At 480 Penno Road, we’re contributing to the goals of the Gateway, providing the necessary land for industrial growth while enhancing recreational spaces for our community.
Your Questions Answered
Extensive community input has helped shape our commitment to a win-win vision for 480 Penno Road. We have heard from many community members and we thank everyone for their suggestions and questions. Below are some frequently asked questions we have received throughout this process, along with their answers.
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In May 2025, Denciti submitted an OCP Amendment Application and Rezoning Application for the western portion of the property to Kelowna City Council. The applications and City contact details can be found at the links below.
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The proposed project is a split-zone mixed-use development that aims to enhance year-round recreation with employment opportunities. The business park will drive local economic growth, while expanded recreational activities will feature a 9-hole golf course, an indoor pickleball facility, and 10 acres of newly created open space featuring a public trail network and new habitat areas. Please see The Vision section of this website for more information.
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The development will attract new job-creating businesses to the community while also providing space for existing businesses to grow. It will also attract businesses from other parts of the region and the province. This will create opportunities for a variety of industries, such as manufacturing, distribution, and services, contributing to local economic growth, job creation, and a stronger business ecosystem. Some of these businesses may be associated with the nearby airport and UBCO campus. By offering flexible space for both new and established businesses, the project aims to support continued development of the community’s economic infrastructure.
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480 Penno Road is located in the Gateway, a key innovation and economic growth hub in Kelowna’s 2040 Official Community Plan (OCP). Shaped by more than a decade of collaboration and $400 million in infrastructure investments, the Gateway aims to create jobs and support sustainable development for the region’s growing population. Please see The Gateway section of this website for more information.
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The property was purchased in October 2022 after the golf course operator decided to retire and sell the land. The purchase aligned with Kelowna’s 2040 Official Community Plan (OCP), , which designated the property for future industrial use in January 2022, based on a rigorous multi-year public consultation process. The OCP identified the site as part of the city's Gateway development corridor, intended to drive innovation and economic growth in the Okanagan region.
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Our development application requests rezoning half the property from recreational to industrial, while the other half will remain as a 9-hole golf course. Supported by feasibility studies, environmental reports, and a clear rationale, the proposal addresses the city's industrial land shortage, balancing job growth opportunity with the need for recreational space. Through an OCP amendment process, we will work closely with city planning staff to ensure proposed changes align with the municipality's long-term growth vision.
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The 2040 OCP identified a future shortage of industrial land. The development of 480 Penno Road is key to meeting this need by supporting economic growth in the strategically located Gateway district and creating up to 700 jobs. Development cost charges (DCC’s) and property taxes will generate valuable revenue to the city. Industrial land uses pay significantly higher property tax rates than residential uses, thereby benefiting municipal finances and homeowners.
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Since acquiring the property in 2022, Denciti has actively engaged with the community, listening to all perspectives. We have carefully considered feedback from public hearings, letters to the editor, and direct conversations with Kelowna residents. We have met with neighbours, recreation users, local businesses, and community members to gather input, address concerns, and align the project with local priorities. This engagement included two community forums held in April and November 2025 to share updates and gather additional feedback. We recognize this project has generated discussion and remain committed to open dialogue throughout the City of Kelowna’s approval process.
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In November 2025, the City announced a land exchange agreement to trade approximately 60 acres at 480 Penno Rd, including the 9-hole Kelowna Springs Golf Course plus trails and open space, for approximately 9 acres of City-owned industrial land at 3199 Hollywood Road North. Denciti would retain the western portion of 480 Penno Rd for industrial development and a year-round indoor pickleball facility, supporting local jobs and recreation.
The exchange would enhance community recreational opportunities, transfer golf course lands to the City, and enable industrial growth in the Gateway in alignment with the 2040 OCP economic vision. Subject to City approvals, including OCP and rezoning decisions, the proposal could unlock new employment lands and generate a projected $4 million in Development Cost Charges and $1 million in additional tax revenue for Kelowna.
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The water management plan will use the existing infrastructure that is in place for Kelowna Springs Golf Course for groundwater and stormwater management. The existing drains and pipes connect the golf course water features to convey water into the municipal drainage network. As the new roads and buildings are constructed over time, the network of storm drains and pipes will be extended to service the new areas. The new infrastructure will be designed in accordance with City of Kelowna development bylaws. There will be no negative impact to the neighbouring properties. The water management plan will follow best practices for water stewardship, including control of the water quality and water quantity that leaves the property into the municipal system.
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No. The western half of the property at 480 Penno Road is located in the Mill Creek flood plain and is subject to the Mill Creek Flood Plain Bylaw No. 10248. This City bylaw regulates development of land and buildings that are subject to flooding by Mill Creek. This project does not impact local flood mitigation efforts, which are managed by the City of Kelowna along Mill Creek. The City has made significant investments and continues its improvements along Mill Creek to reduce the impacts of future flooding. An industrial business park at 480 Penno Road will not increase the risk of flooding to neighbouring properties.
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No. Historical photos and records show the property was used as a hayfield, with no wetlands or ponds present between 1938-1985. Seven man-made ponds were constructed as golf course features on the property in 1985. A 2023 Environmental Assessment confirmed no wetlands, lakes or sensitive lands are currently present on the property.
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We are a B.C.-based team with a history of successful projects across the province. Under the leadership of Garry Fawley, our team has completed 20 residential, light industrial, and commercial projects in the Kelowna and Central Okanagan area over the past 30 years.
Keep Me Informed
Thank you for your interest in the future of 480 Penno Road. By filling out this form you will be able to receive updates related to this property.