Ontario Land Tribunal

Tribunal ontarien de l’aménagement du territoire

ISSUE DATE: November 28, 2025

CASE NO(S).: OLT-25-000729

PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Appellant: Starbank Developments 285 Corp. Subject: Request to amend the Official Plan – Failure to adopt the requested amendment Description: To permit the redevelopment of the subject site of 8.75 hectares (21.63 acres) for a mixed-use high-density residential and retail/commercial development Reference Number: OZS-2025-0022 Property Address: 285 and 295 Queen Street East Municipality/UT: Brampton/Peel OLT Case No.: OLT-25-000729 OLT Lead Case No.: OLT-25-000729 OLT Case Name: Starbank Developments 285 Corp. v. Brampton (City)

PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Appellant: Starbank Developments 285 Corp. Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision Description: To permit the redevelopment of the subject site of 8.75 hectares (21.63 acres) for a mixed-use high-density residential and retail/commercial development Reference Number: OZS-2025-0022 Property Address: 285 and 295 Queen Street East Municipality/UT: Brampton/Peel OLT Case No.: OLT-25-000730 OLT Lead Case No.: OLT-25-000729

PROCEEDING COMMENCED UNDER subsection 51(34) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Appellant: Starbank Developments 285 Corp. Subject: Proposed Plan of Subdivision – Failure of Approval Authority to make a decision Description: To permit the redevelopment of the subject site of 8.75 hectares (21.63 acres) for a mixed-use high-density residential and retail/commercial development Reference Number: OZS-2025-0022 Property Address: 285 and 295 Queen Street East Municipality/UT: Brampton/Peel OLT Case No.: OLT-25-000731 OLT Lead Case No.: OLT-25-000729

Heard: November 26, 2025 by Video Hearing

APPEARANCES:

Parties	Counsel
Starbank Developments 285 Corp. (“Appellant”)	Ira Kagan, Sarah Kagan
City of Brampton (“City”)	Bruce Engell, Narmada Gunawardana
Peel District School Board (“PDSB”)	Michael Tersigni

MEMORANDUM OF ORAL DECISION DELIVERED BY W. DANIEL BEST ON November 26, 2025 AND ORDER OF THE TRIBUNAL

INTRODUCTION

1This Decision arises from the first Case Management Conference (“CMC”) for the above-noted matter. The Appellant has appealed under s. 22(7), 34(11) and 51(34) of the Planning Act, R.S.O. 1990, c. P.13, as amended (“Act”), for the non-decision of the City regarding an Official Plan Amendment (“OPA”), Zoning By-law Amendment (“ZBA”) and proposed Plan of Subdivision (“DPS”) (together the “Applications”) concerning the municipal address of 285 and 295 Queen Street East, in the City (“Subject Property”).

2The Subject Property is bounded by Queen Street East to the north, Highway 410 to the east and Clark Boulevard to the south. The general land uses surrounding the Subject Property are as follows:

• North: Commercial Restaurant Gas, Station and Low-Density Residential;
• South: Service Commercial, Industrial, and Carpool Parking Lot;
• East: Commercial restaurant, Retail Commercial and Industrial; and
• West: Commercial Restaurant, Retail Commercial and Service Commercial.

3The Subject Property has a combined area of approximately 8.75 hectares (“ha”), with a street frontage of approximately 225.9 metres (“m”) along Queen Street East and 333 m along Highway 410.

4The Subject Property is well served by transit with routes connecting to various parts of the City, Region, Greater Toronto and Hamilton Area (“GTHA”) and beyond.

5The Subject Property is currently occupied by five one-storey retail buildings with a combined floor area of approximately 21,990 square metres (“m2”), located at the eastern and western edges of the property.

6The Appellant is proposing a development consisting of 16 high-rise residential buildings, with heights ranging from 26 storeys to 42 storeys, containing approximately 7,386 residential units. The proposed development includes retail, office space, indoor and outdoor amenity space, including privately owned public spaces.

7To facilitate the redevelopment of the Subject Property, an OPA, ZBA and a DPS is required.

8An amendment to the Queen Street Corridor Secondary Plan is required to modify various performance standards of the 'Central Area Mixed Use' to permit the high-density mixed-use development proposal.

9A ZBA is required, which will have the effect of rezoning the Subject Property from the 'Queen Mixed Use Transition (QMUT)' and 'Queen Mixed Use Transition - Section 2946 (QMllT-2946)' Zone to a site-specific 'Downtown Commercial - Section XXXX (DC-XXXX)' Zone that would:

• Permit the proposed mixed-use buildings, including its associated residential and commercial uses; and
• Prescribe site-specific lot and development performance standards.

10A DPS is required to create individual blocks and to create new public roads.

11The Affidavit of Service, affirmed on November 7, 2025, meets the requirements of the Tribunal and is marked as Exhibit 1. No further notice will be required.

12There was one request for Party status by PDSB, represented by counsel. There were no objections to the Party status request by the Parties.

13The Tribunal was advised that PDSB will assist the Tribunal in considering whether the applications have regard to the adequate provision and distribution of educational facilities in accordance with s. 2 of the Act, the adequacy of school sites within the DPS and determining the draft plan conditions as being reasonable in accordance with s. 51 of the Act.

14Based on the reasons identified in paragraphs [13], the Tribunal grants Party status to PDSB to assist the Tribunal in resolving the issues raised in the appeal in a fair, just, and expeditious manner.

15There were no requests for Participant status.

16The Parties are aware that Tribunal-led mediation is available to them should the need arise.

NEXT STEPS

17The Tribunal was advised that counsel for the City has not yet had an opportunity to seek instructions from City Council. It was anticipated that this would occur in January 2026.

18With the assistance of the Parties, the Tribunal determined that a second CMC would be effective in this matter for the purposes of considering a Procedural Order (“PO”) and scoped Issue List (“IL”) and consider potential hearing dates. The Tribunal set the date of Friday, March 13, 2026, for the second CMC.

19The Tribunal directed that the City and PDSB Counsel provide their IL to the Appellant’s Counsel by Friday, February 27, 2026.

20The Tribunal directed that the draft PO and scoped IL be submitted to the Case Coordinator by Friday, March 6, 2026, for consideration at the second CMC.

21The Tribunal inquired as to whether there were any other matters to be addressed which might assist in the fair, just, and expeditious resolution of this matter. The Parties indicated there were none.

22The Tribunal thanked all Counsel for their assistance on the matter.

23A second CMC is scheduled for Friday, March 13, 2026, at 10 a.m. by Video Hearing.

24Parties are asked to log in to the event at least 15 minutes before it begins to test their video and audio connections:

GoTo Meeting: https://global.gotomeeting.com/join/656004293

Access Code: 656-004-293

25Parties are asked to access and set up the application well in advance of the event to avoid unnecessary delay. The desktop application can be downloaded at GoTo Meeting or a web application is available: https://app.gotomeeting.com/home.html

26Persons who experience technical difficulties accessing the GoTo Meeting application or who only wish to listen to the event can connect to it by calling into an audio-only telephone line: +1 (647) 497-9373 or (Toll-Free) +1-888-299-1889. The Access Code is as indicated above.

27Individuals are directed to connect to the event on the assigned date at the correct time. It is the responsibility of the persons participating in the event to ensure that they are properly connected at the correct time. Questions prior to the event may be directed to the Tribunal’s Case Coordinator.

ORDER

28THE TRIBUNAL ORDERS the directions contained above in this Decision.

“W. Daniel Best”

W. DANIEL BEST

MEMBER

Ontario Land Tribunal

Website: www.olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248

The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.