By Maya Wisher
GAVIN JOHNSTONE, cpa, ca, pmp
CHIEF OPERATING OFFICER and VP FINANCE & DEVELOPMENT
TRUE NORTH REAL ESTATE DEVELOPMENT LIMITED
For decades, Portage Place has been a defining feature of downtown Winnipeg. Originally envisioned as a bustling retail and commercial center, the mall has faced significant struggles over the years, plagued by declining foot traffic, shifting economic conditions, and safety concerns. Now, an ambitious redevelopment plan, spearheaded by BOMA member True North Real Estate Development, aims to breathe new life into the site, transforming it from a struggling mall into a thriving community hub.
“It all starts with a vision, of loving your downtown,” says Gavin Johnstone. The True North Real Estate Development (TNRED) executive recently spoke on the topic of downtown transformation at BOMA’s March luncheon. “That and reconnecting communities, are the lynchpin to the vision and the overall impact that we want to make when addressing Portage Place.”
Originally constructed in 1987, the three-city-block Portage Place development was intended to stimulate Winnipeg’s downtown and create a bustling retail corridor along Portage Avenue. However, as consumer shopping habits evolved and suburban malls and e-commerce gained prominence, foot traffic at Portage Place dwindled. Safety concerns and economic challenges further contributed to its decline, leaving many storefronts vacant and the space underutilized.
It all starts with a vision, of loving your downtown.
– Gavin Johnstone, Chief Operating Officer and VP Finance & Development – True North Real Estate Development Limited
Recognizing the mall’s struggles, city planners, business leaders, and community organizations pushed for redevelopment to better align with current urban needs. The plan to transform Portage Place is not just about modernizing its appearance; it is a strategic move to turn it into a mixed-use space that fosters economic growth and community engagement. Johnstone emphasizes that “reconnecting communities is directly speaking to the core pillars of our redevelopment play, which are housing, healthcare, and neighbourhood services.”
As was the story for many retail establishments, Portage Place suffered during the pandemic. After the Starlight deal fell through with Sprucelands, the previous owner reached out to the team at TNRED for help. That is where TN stepped in to assist.
With these challenges in mind, they began to look at how Portage Place could be reimagined—not simply as a shopping mall but as an important part of the community. It all came back to the question of why. Why take on such a struggling development, with such a large footprint, in a less-than-ideal location of the city? Johnstone doesn’t hesitate to explain, “Because this is a pillar of our community.”
“We couldn’t just make this work on economics, or it wouldn’t have been done,” Johnstone clarifies, “We had to look at why someone would invest in this, and what are the social and financial returns? The balance of those two is where you can get to a ‘yes’.”
HEALTHCARE CENTRE OF EXCELLENCE TOWER EAST VIEW
Taking up three city blocks and 500,000 square feet—almost a million square feet once the parkade is included—if Portage Place fails and goes vacant, it becomes a bigger problem for the survival of Winnipeg’s downtown. Winnipeg’s downtown footprint is disproportionately large for its population, making impactful changes an even greater challenge.
The redevelopment plan for Portage Place is bold and forward-thinking, aiming to make downtown Winnipeg more livable and dynamic. A key component of the project is the introduction of both affordable and market-rate housing, which will bring more people to the area, increase activity, and reduce vacancy.
We are not transforming buildings but revitalizing a community in the heart of Winnipeg’s downtown.
– Ryan Bear – Acting CEO of Southern Chiefs’ Organization Inc.
“We are working within a not-for-profit joint venture with Southern Chiefs Organization to deliver 207 units of multifamily housing on the West pad site.” Johnstone explains. Aiming for deeply affordable housing is the goal, with 40% of the units costing 70% or less of the market rate. “We are looking at a unique delivery system and partnership with First Nations to make sure that we’re hitting on the key metrics that are meaningful to our community and our relatives.”
“TNSCO 92 is a shining example of economic reconciliation and the value of establishing First Nations partnerships and reclaiming space that is meaningful to First Nations people. Working with TNRED, we are not transforming buildings but revitalizing a community in the heart of Winnipeg’s downtown,” says Ryan Bear, Acting CEO of Southern Chiefs’ Organization Inc. He emphasizes the importance of their collaboration with TNRED and the profound impact of their work together.
Bear continues, “This redevelopment, alongside the redevelopment of Wehwehneh Bahgahkinahgohn (the former Hudson Bay building) represents economic reconciliation, healing of historical wounds, and honours our rich traditions, values, and resilience. These projects will not only enhance the downtown area but also foster pride, visibility, and connection for First Nation peoples.”
FUTURE DEVELOPMENTS PORTAGE PLACE FOCUSED ON HEALTHCARE, HOUSING & NEIGHBORHOOD SERVICES
Bear and Johnstone both acknowledge that adding housing alone won’t solve the challenges facing downtown Winnipeg. A successful urban core also requires access to essential services, retail shops, and places where people can gather and connect—key elements included in the plans for Portage Place.
In the central block of the development, 220,000 square feet will be dedicated to neighborhood services, blending traditional retail, existing tenants, and community-focused amenities. The Prairie Theatre Exchange, a longstanding cultural institution, will remain a fixture in the space, ensuring arts and entertainment continue to play a role in the downtown experience.
One of the most anticipated additions is a full-service grocery store, planned for the former Staples location. “We’ve all talked about grocery in downtown, and it’s become the unicorn everyone is chasing,” Johnstone remarks. By incorporating it as a main-floor anchor, TNRED aims to improve food accessibility for both residents and workers, strengthening the community’s livability.
Beyond retail, the redevelopment will introduce a variety of essential services, including healthcare providers such as optometry, dental, and physiotherapy. Additionally, more accessible and affordable childcare options are being integrated into the plan to support families living and working in the downtown core.
At the heart of the redevelopment is the Healthcare Center of Excellence, a nearly 300,000-square-foot facility dedicated to acute ambulatory care. The center will provide essential services such as walk-in clinics, diagnostic imaging, minor surgeries, and renal dialysis. “It’s going to be an amazing facility that serves our downtown,” Johnstone says. “It will be the anchor of the development, bringing not only workers but patrons and life to our community.”
It will add vibrancy, economic activity, and services to support those who live, work and visit our diverse community.
– Kate Fenske – CEO of Downtown Winnipeg BIZ
Public and community spaces will be designed to create gathering areas, green spaces, and enhanced walkability, making downtown more inviting. A key aspect of the plans includes opening a pedestrian greenway connecting the north and south communities, from Central Park to the arena. “By bifurcating the property we’re going to start seeing some scale walkability and approachability to this development that we haven’t seen,” Johnstone assures.
Ensuring that safety is a priority, the Downtown Community Safety Partnership (DCSP) is working alongside True North Real Estate Development to help create a safe and welcoming environment for everyone. “Bringing more people downtown is key to fostering a vibrant and safe city core,” says Greg Burnett, Executive Director of DCSP. “The Portage Place redevelopment is an exciting step forward, and DCSP is thrilled to work with True North and our community partners to support safety, health, and wellbeing throughout every phase of the project.
Beyond transforming Portage Place itself, the planned changes have the potential to spark a broader downtown renaissance—attracting new businesses, residents, and investment to Winnipeg’s core. Kate Fenske, CEO of Downtown Winnipeg BIZ, praised the project for its collaborative spirit and long-term vision. “We commend True North Real Estate Development and Southern Chiefs’ Organization for their vision for downtown and for doing it in such a collaborative way that will benefit our community well into the future,” she said.
Fenske also emphasized the significance of the redevelopment as a catalyst for downtown revitalization. “This project is a significant investment and commitment to downtown that shows confidence in our neighbourhood. Once complete, it will add vibrancy, economic activity, and services to support those who live, work and visit our diverse community.”
Burnett echoes this sentiment, noting the importance of partnership in downtown renewal: “A healthy, welcoming downtown is built on collaboration, and we’re committed to working alongside our partners to ensure this transformation benefits all Winnipeggers.”
The planned improvements will not only provide housing and needed services but also create new opportunities for employment, both during construction and through the new businesses that will call Portage Place home. This will help ensure that the benefits of the project reach beyond new residents and bring long-term economic growth to the downtown area.
From a social and community perspective, the project aims to enhance safety and accessibility by prioritizing walkability, improved lighting, and active surveillance to create a more secure environment. The addition of residential units, particularly those dedicated to affordable housing, will help address the city’s housing shortage. Beyond housing, the redevelopment seeks to establish a central gathering space with public plazas and community services, transforming Portage Place into a hub for cultural and social activities.
Developers, community leaders, and current residents have voiced strong support for the project, seeing it as a critical step toward energizing downtown Winnipeg. Mayor Scott Gillingham has praised the initiative, calling it a “necessary and transformative investment for the future of our city.” Others involved have echoed this sentiment, emphasizing that the revitalization of Portage Place is key to the overall economic and social success of downtown Winnipeg.
However, challenges remain, particularly concerning affordability, potential displacement, and balancing commercial viability with community needs. Ongoing discussions between stakeholders will be essential to ensuring that the redevelopment serves a diverse range of interests and benefits the entire community.
The transformation of Portage Place is part of a broader effort to make downtown Winnipeg a more vibrant, inclusive, and economically resilient area. If successful, the redevelopment could serve as a model for future urban renewal projects across the city. As Johnstone says, we should all “love our downtown”, and this is the driving statement behind the redevelopment plans.
By reshaping Portage Place as a mixed-use hub, Winnipeg is taking a bold step toward redefining its downtown—not only as a center for commerce, but as a place where people can truly live, gather, and thrive. As Johnstone explains, “What we’re proposing for Portage Place is really a complete transformation—bringing housing, healthcare, community space, green space—repositioning that whole area as something much more valuable for the downtown.”