Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: March 06, 2026
CASE NO(S).: OLT-25-000410 OLT-25-001016 OLT-26-000051
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 2436091 Ontario Ltd.
Subject: Request to amend the Official Plan – Failure to adopt the requested amendment
Description: To permit the proposed development of approximately 1,500 dwelling units
Reference Number: D01-01-24-0023
Property Address: 4497 O'Keefe Court
Municipality/UT: Ottawa/Ottawa
OLT Case No.: OLT-25-000410
OLT Lead Case No.: OLT-25-000410
OLT Case Name: 2436091 Ontario Ltd. v. Ottawa (City)
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 2436091 Ontario Ltd.
Subject: Request to amend the Official Plan – Failure to adopt the requested amendment
Description: To permit the proposed development of approximately 1,500 dwelling units
Reference Number: D01-01-24-0023
Property Address: 4497 O’Keefe Court
Municipality/UT: Ottawa/Ottawa
OLT Case No.: OLT-25-001016
OLT Lead Case No.: OLT-25-001016
OLT Case Name: 2436091 Ontario Ltd. v. Ottawa (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 2436091 Ontario Ltd.
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description: To permit the proposed development of approximately 1,500 dwelling units
Reference Number: D02-02-25-0061
Property Address: 4497 O'Keefe Court
Municipality/UT: Ottawa/Ottawa
OLT Case No.: OLT-26-000051
OLT Lead Case No.: OLT-26-000051
OLT Case Name: 2436091 Ontario Ltd. v. Ottawa (City)
PROCEEDING COMMENCED UNDER subsection 51(34) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 2436091 Ontario Ltd.
Subject: Proposed Plan of Subdivision – Failure of Approval Authority to make a decision
Description: To permit the proposed development of approximately 1,500 dwelling units
Reference Number: D07-16-25-0015
Property Address: 4497A O'Keefe Court
Municipality/UT: Ottawa/Ottawa
OLT Case No.: OLT-26-000052
OLT Lead Case No.: OLT-26-000051
Heard: February 23, 2026 by Video Hearing
APPEARANCES:
Parties
Counsel
2436091 Ontario Ltd. (“Mattamy”)
M. Flowers A. Ivo (student-at-law)
City of Ottawa (“City”) O’Keefe Court Properties Ltd. (“O’Keefe”) Kathleen Grimes (“Cedarhill Neighbours”)
B. Engell T. Marc (in absentia) R. Aburto E. Fillman S. Grassie D. Taylor
MEMORANDUM OF ORAL DECISION DELIVERED BY J. Innis ON February 23, 2026 AND ORDER OF THE TRIBUNAL
INTRODUCTION
1This was the second Case Management Conference (“CMC”) convened in respect of Tribunal File No. OLT-25-000410, being the appeal by Mattamy Homes (“Mattamy”) following the failure of the City of Ottawa to make a decision on an application for an Official Plan Amendment (“OPA”) pertaining to lands municipally known as 4497A and 4497B O’Keefe Court in the City of Ottawa (the “Subject Lands”).
2Following the first CMC, held on July 29, 2025, Ottawa City Council rendered a decision refusing the requested OPA. In response, Mattamy filed an appeal of Council’s refusal, which was then assigned Tribunal File No. OLT-25-001016. This appearance therefore constituted the first CMC for File No. OLT-25-001016.
3In addition, Mattamy has appealed the City’s failure to make decisions on its associated Zoning By-law Amendment application (OLT-26-000051) and Draft Plan of Subdivision application (OLT-26-000052), each relating to the same Subject Lands and the same proposed development.
4The requested applications seek to bring the Subject Lands within the urban boundary to permit the development of approximately 1,500 residential units in a range of housing types.
5Mattamy’s Affidavit of Service for Notice of this CMC for File No. OLT-25-001016 was marked as Exhibit 1, with no issues raised regarding Notice.
PARTIES
6The statutory Parties are Mattamy and the City. Two requests for Party status were received for Tribunal files OLT-25-001016, OLT-26-000051, and OLT-26-000052.
7O’Keefe and the Cedarhill Neighbours were previously granted Party status in Tribunal File No. OLT-25-000410. As set out in the Tribunal’s earlier Decision, both satisfy the applicable legislative test and Rule 8.2 of the Tribunal’s Rules of Practice and Procedure (“Rules”), having demonstrated reasonable grounds to participate as Parties, including their proximity to and direct connection with the Subject Lands.
8At this CMC, O’Keefe and the Cedarhill Neighbours sought Party status in Tribunal Files OLT-25-001016, OLT-26-000051, and OLT-26-000052, each of which concerns the same lands and proposed development. No objections were raised by Mattamy or the City.
9Given that these appeals arise from the same applications and involve the same planning issues and Subject Lands, the Tribunal finds that the previously established grounds for Party status apply equally to the related appeals. Party status was therefore granted to O’Keefe and the Cedarhill Neighbours for all files proceeding together.
10No additional requests for Party nor Participant status were made.
HEARING TOGETHER AND NEXT STEPS
11The City advised that it intends to bring a motion requesting that this appeal and five other appeals before the Tribunal relating to the same official plan amendment be heard together, given the potential for overlapping issues. The Tribunal notes this for information.
12Mattamy requested and all Parties concurred to OLT-25-001016, and OLT-26-000051 being heard together with OLT-25-000412, as the appeals arise from related applications concerning the same Subject Lands, involve overlapping issues, and include the same Parties. In light of the City's intention to bring a motion, the Tribunal finds it appropriate to maintain the separate identity of each appeal at this time, rather than to consolidate the proceedings. Hearing the matters together will promote procedural efficiency while preserving flexibility to address any preliminary or jurisdictional issues that may arise. Therefore, pursuant to Rule 16.3 of the Tribunal’s Rules, the Tribunal directs that the appeals shall be heard together.
13With respect to the Procedural Order and Issues List, Mattamy circulated a draft, and no feedback had been provided by the other Parties to date. Given that the 5-week Merit Hearing had previously been scheduled to commence on June 1, 2026, the Tribunal directed that the Issues List be finalized without delay. Counsel for the Cedarhill Neighbours requested that their Issues List follow the City’s to avoid duplication, which the Tribunal finds reasonable.
14With respect to the draft Procedural Order and Issues List, the following directions were given:
- The City shall circulate its Issues List by 12:00 p.m. on February 24, 2026.
- The Cedarhill Neighbours shall circulate their Issues List by 12:00 p.m. on February 25, 2026.
- By 12:00 p.m. on February 27, 2026, Mattamy shall either:
o file a revised draft Procedural Order and Issues List on consent, in which case the March 2 CMC may be cancelled; or,
o file the proposed draft Procedural Order and Issues List, together with the Parties’ respective positions, for determination at the March 2, 2026 CMC.
15A Case Management Conference will be held by video conference on Monday, March 2, 2026 at 9 a.m.
Parties and Participants 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/909787981
Access code: 909-787-981
16Parties and Participants 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
17Persons who experience technical difficulties accessing the GoTo Meeting application or who only wish to listen to the event can connect to it by calling in to an audio-only telephone line: 1-647-497-9373 or (toll-free) 1-888-299-1889. The access code is as listed in paragraph 8 above.
18Individuals 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.
19As of March 30, 2026, all hearing events are governed by the Tribunal’s Artificial Intelligence Practice Direction. This Practice Direction requires a party, participant, or witness to include a declaration within each submitted document if generative AI was used to create or generate content.
ORDER
20THE TRIBUNAL ORDERS its rulings as set out above in this Decision.
“J. Innis”
j. inniS
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.