Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: September 23, 2025
CASE NO.: OLT-22-003840
PROCEEDING COMMENCED UNDER subsection 17(24) of the Planning Act, R.S.O. 1990, c. P.13, as amended.
Appellant: 2266591 Ontario Inc. & Seconfar Holdings Limited
Appellant: Amber Forest Land Development Corp.
Appellant: Argo TFP Brampton III Limited & Argo TFP Brampton IV Limited
Appellant: Brampton Areas 52, 53 Landowners Group Inc. and others
Subject: Proposed Official Plan Amendment
Reference Number: OP2006-210
Property Address: Heritage Heights Secondary Plan
Municipality: City of Brampton
OLT Case No.: OLT-22-003840
OLT Lead Case No.: OLT-22-003840
OLT Case Name: 2266591 Ontario Inc. et al. v. Brampton (City)
BEFORE:
G.A. CROSER
MEMBER
Monday, the 25th day of August, 2025
THIS MATTER, in respect of the Heritage Heights Secondary Plan adopted by the City of Brampton (“City”) via Official Plan Amendment No. 2006-210 on April 6, 2022, was appealed to the Ontario Land Tribunal (“Tribunal”) by 30 Appellants. On July 18, 2024, the Tribunal held a settlement hearing to consider a partial approval motion advanced by the City to implement the results of the mediated settlement which resolved all but 3 of the appeals. The City’s motion for partial approval was allowed by the Tribunal and the modified Heritage Heights Secondary Plan (“Approved HHSP”) was approved by the Tribunal except for two areas of land identified as “Deferred Areas” on Schedule “B” of the Tribunal’s Order issued on August 21, 2024. These Deferred Areas remained under appeal on a site-specific basis. One of these Deferred Areas was the MCN (Mayfield) Inc. land parcel located at the southeast corner of Mayfield Road and Winston Churchill Boulevard, known as Special Policy Area 1, this land parcel came before the Ontario Land Tribunal (“Tribunal”) on August 25, 2025, for the consideration of an uncontested written settlement reached by the Parties.
THE TRIBUNAL accepts the submissions of the Parties that the Special Policy Area 1 Lands are located outside the area which the City had identified as appropriate for the main employment uses in the Approved HHSP, and that no written or oral submissions were received at the City public meeting held to consider the amendment to the Region of Peel Official Plan (“ROP”) to remove the Employment Lands designation from the Special Policy Area 1 Lands. No appeal to the Tribunal was filed with respect to this amendment to the ROP. The Parties written settlement request is for an Order of the Tribunal, modifying the Approved HHSP, save and except for one area of land fronting Mississauga Road, to add site specific policies for Special Policy Area 1, and to bring the Approved HHSP into force for the Special Policy Area 1 Lands.
THE TRIBUNAL FINDS upon reviewing the land use planning evidence of Darren Vella that the proposed modifications to the Approved HHSP to add site specific language to Policy 6.7.1 Special Policy Area 1 (“SPA Modifications”) have appropriate regard for matters of provincial interest as set out in section 2 of the Planning Act, including the orderly development of safe communities, the adequate provision of increasing housing stock, and the appropriate location of growth and development. That the proposed modifications are consistent with the policies of the Provincial Planning Statement, 2024, as it seeks to establish complete communities with employment focused mixed-use development. That it conforms to the policies of the Region of Peel Official Plan as it promotes the development of complete and transit-supportive communities, and conforms to the policies of the City of Brampton Official Plan, including assisting with the implementation of employment and housing targets.
THE TRIBUNAL FURTHER FINDS that the SPA Modifications will allow for the development of Special Policy Area 1 Lands into a vibrant, high-density, mixed-use community in an urban form, and that it represents good planning and is in the public interest.
THE TRIBUNAL ORDERS that:
The appeal of MCN (Mayfield) Inc. is granted in part, and in accordance with the provisions of section 17(50) of the Planning Act, as amended, the adopted Secondary Plan 52, the Heritage Heights Secondary Plan is further modified in the form attached to this Order as Schedule “A” (the Revised HHSP”) and, as so modified, is approved, except in respect of the one area fronting Mississauga Road noted as ‘Deferred Area’ on Schedule “B” attached to this Order (the “Deferred Area”).
The balance of the appeals are dismissed, except for the following appeals in relation to the Deferred Area only or the alignment of Pinnacle Parkway in the vicinity of the Deferred area, which will be determined by the Tribunal at a later date;
a. Northwest Brampton Landowners Group Inc.
b. Mattamy Homes Limited.
c. Catholic Cemeteries and Funeral Services Inc.
d. Woodlawn Seniors Development Corporation.
e. Ministry of Municipal Affairs and Housing.
- This partial approval of the Revised HHSP is without prejudice to, and shall not have the effect of limiting the rights of the Parties listed above in subpoint (2) (the “Remaining Parties”), and shall not limit the rights of the Remaining Parties to seek modification to the policies and schedules of the Secondary Plan in respect of the Deferred Area only or the alignment of Pinnacle Parkway in the vicinity of the Deferred Area, and the Tribunal retains jurisdiction to consider and approve any such proposed modifications, in respect of the Deferred Area only or the alignment of Pinnacle Parkway in the vicinity of the Deferred Area.
The Tribunal may be spoken to in the event any issue should arise in connection with the implementation of this Order.
“Matthew D.J. Bryan”
MATTHEW D.J. BRYAN
REGISTRAR
Ontario Land Tribunal
Website: 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.
Attachment 1
CMC Attendance List
Party Name
Counsel
MCN (Mayfield) Inc.
Quinto Annibale
Brendan Ruddick
Alexandra Whyte
SCHEDULE "A"
6.7.1. Special Policy Area 1
(a) Lands designated Special Policy Area 1 as identified on Schedule 52-6 - Land Use Structure will consist of a broad range of employment/office, institutional, residential and commercial uses in an urban form.
(b) Lands fronting Mayfield Road West and Winston Churchill Boulevard will be predominantly developed with high-rise street-related mixed-use buildings with employment/office/non-residential uses located in building podiums supplemented with ancillary retail and other service uses at grade. Single-use buildings in these areas will generally be discouraged. Residential uses in the podium can be considered in appropriate circumstances provided the predominant use remains employment/office/non-residential.
(c) The balance of lands within Special Policy Area 1 will permit a range of commercial, residential and institutional uses, and will be developed with primarily mixed use, high and medium-rise form buildings and vertically integrated street-oriented townhouses, while allowing for retail, service and office uses.
ATTACHMENT “B”