Ontario Land Tribunal

Tribunal ontarien de l’aménagement du territoire

ISSUE DATE: March 24, 2026

CASE NO(S).: OLT-25-000500

PROCEEDING COMMENCED UNDER subsection 17(24) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.

Appellant: 2707193 Ontario Inc.

Applicant: 69 Bramalea Holdings Limited

Subject: Proposed Official Plan Amendment

Description: To permit the development of two mixed-use residential towers with 26 storeys and 18 storeys and a total of 458 residential units.

Reference Number: OZS-2023-0020

Property Address: 69 Bramalea Road

Municipality/UT: Brampton / Peel

OLT Case No: OLT-25-000500

OLT Lead Case No: OLT-25-000500

OLT Case Name: 2707193 Ontario Inc. v. Brampton (City)

PROCEEDING COMMENCED UNDER section 34(19) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.

Subject: Zoning By-law

Description: To permit the development of two mixed-use residential towers with 26 storeys and 18 storeys and a total of 458 residential units.

Reference Number: OZS-2023-0020

Property Address: 69 Bramalea Road

Municipality/UT: Brampton / Peel

OLT Case No: OLT-25-000508

OLT Lead Case No: OLT-25-000500

Heard: March 16, 2026 by video hearing

APPEARANCES:

Parties

Counsel

69 Bramalea Holdings Limited (“Applicant”)

J. Shapira S. Ovas

2707193 Ontario Inc (“Appellant”) Mac Mor of Canada Ltd. (“Non-Appellant Party”) City of Brampton

A. Benedetti J. Marun-Batista M. Rea

DECISION DELIVERED BY J. INNIS AND ORDER OF THE TRIBUNAL

Link to Order

INTRODUCTION

1These appeals by 2707193 Ontario Inc., (known as “Bank Bros.”) under subsection 17(24) and 34(19) of the Planning Act, R.S.O. 1990, c. P. 13, as amended, arise from the adoption of an Official Plan Amendment and Zoning By-law Amendment for the lands municipally known as 69 Bramalea Road (“Site”), in the City of Brampton (“City”) to facilitate the development of two mixed-use towers with heights of 26 and 18 storeys, for a total of 458 residential units.

BACKGROUND

2The original proposal by 69 Bramalea Holding Limited (known as “Medallion”) contemplated a two-phased, mixed-use residential development on the Site. Phase 1, located on the northern portion of the site, proposed a 26-storey tower, while Phase 2, located on the southern portion of the site, proposed an 18-storey tower. The development included a shared podium, incorporating above-grade parking and residential uses. In total, the proposal consists of 458 rental apartment units, approximately 600 parking spaces, and an outdoor amenity area located on Level 4 with a total area of approximately 1,488 square metres.

3The Site was the subject of an employment land conversion undertaken through a Municipal Comprehensive Review completed in June 2017. The resulting amendment established permissions for residential uses on the site, as reflected in the Bramalea Mobility Hub Secondary Plan. The Site is close to the Bramalea GO Station.

4On June 28, 2023, Medallion submitted applications to amend the City’s 2006 Official Plan, including the applicable Secondary Plan, and the City’s Zoning By-law to permit a high-density, mixed-use, purpose-built residential development on the site across two phases. The applications were deemed complete by the City on June 27, 2023 and included, among other reports, an Environmental Noise Impact Assessment dated May 30, 2023, prepared by Valcoustics Canada Ltd (“Valcoustics”).

5A statutory public meeting was held on September 11, 2023, at which Bank Bros. raised concerns regarding land use compatibility. In response, a Land Use Compatibility Study, dated April 8, 2024 was prepared, incorporating the Valcoustics report and an Air Quality Assessment by Dillon Consulting Limited dated April 5, 2024. These materials were provided to the City and Bank Bros. for peer review.

6Medallion submitted a final resubmission, dated December 30, 2024, addressing comments from the City, the Region of Peel, and the Greater Toronto Airports Authority (“GTAA”), and included updated plans prepared by Arcadis dated December 10, 2024. Following further peer review, an addendum report dated April 3, 2025 was submitted.

7City planning staff prepared a report dated April 3, 2025 recommending approval of the applications and endorsement of a Class 4 Area designation for the Site. The Planning and Development Committee endorsed the applications on April 7, 2025, including a more limited holding provision than requested by Bank Bros.

8On May 14, 2025, City Council adopted Official Plan Amendment No. 2023-207 (“OPA”) and enacted Zoning By-law No. 85-2025 (“ZBA”), and endorsed the Class 4 Area designation, which permits higher sound level limits for new noise-sensitive land uses within proximity to existing lawfully established stationary noise sources. Bank Bros. appealed Council’s decision to the Tribunal on June 12, 2025 on the basis of land use compatibility concerns. Mac Mor of Canada Ltd., which owns an industrial warehouse abutting the Site, was granted Non-Appellant Party status in the proceedings.

REVISED PROPOSAL

9Following Council’s approval of the applications, refinements to the proposed development were made through the preparation of site plan drawings. In particular, the height of the towers was reduced to address GTAA requirements, with residential units from the upper storeys relocated into the podium levels.

10Further revisions were made in response to land use compatibility concerns raised in the appeals. Medallion, Bank Bros., the City, and Mac Mor of Canada Ltd. participated in Tribunal-led mediation, supported by their respective technical consultants, including air quality and noise experts. The consultants assessed compatibility between the proposed development and the existing Bank Bros. site, as well as potential future expansion scenarios.

11The mediation resulted in a Settlement and Mitigation Agreement dated January 30, 2026 (“Exhibit 1”), which included agreed-upon modifications to the design of the development. These changes are reflected in the revised plans filed with the Tribunal (the “Settlement Plans”), including adjustments to balconies and outdoor amenity areas to address compatibility with the Bank Bros. facility.

12Additional mitigation measures incorporated include screening and controlled access to outdoor amenity areas, the introduction of sound barriers, restrictions on certain outdoor uses in areas exposed to the Bank Bros. site, and the allowance of a limited outdoor patio area associated with certain non-residential uses.

13As part of the revisions, the inclusion of restricted open-air balconies resulted in a minor increase to the permitted density, reflected in an increase to the maximum Floor Space Index.

14The Parties also agreed to modifications to the Holding provision in the Zoning By-law, requiring that, prior to lifting the Holding symbol, the owner demonstrates to the satisfaction of the City that appropriate noise, odour, and air quality mitigation measures have been secured through the site plan approval process, including updated technical studies, potential peer review, warning clauses, and implementation drawings.

15The mitigation measures reflected in the revised proposal are specific to the Bank Bros. facility and may be refined through the site plan approval process and the lifting of the Holding provision, including through additional technical analysis related to surrounding industrial uses.

16In addition to built form and regulatory measures, the Settlement Agreement also includes further mitigation commitments, including mechanical and ventilation measures, warning clauses, and implementation mechanisms to ensure that agreed-upon mitigation is carried through to site plan and building permit stages.

17The changes between the original and revised development include:

• Reduction in building height from 26/18 storeys to 24/17 storeys (north/south towers)
• Redistribution of residential units from upper storeys into the podium
• Reduction in total units from 458 to 446
• Reduction in parking from 600 to 501 spaces, with parking now fully underground
• Reduction and partial relocation of outdoor amenity space from Level 4 to Level 20
• Introduction of restricted open-air balconies on lower levels to address odour concerns
• Refinement of noise mitigation measures, with final details to be determined at site plan approval

18Disposition of the matter has come before the Tribunal as a settlement for the Tribunal’s consideration. The Tribunal confirms that it has received, reviewed and considered the following materials and submissions:

i. the uncontested opinion evidence of Mark Condello, a Registered Professional Planner and full member of the Canadian Institute of Planners, contained in his comprehensive affidavit sworn March 6, 2026 (marked as Exhibit 1);

ii. the Parties’ oral/written submissions in support of the settlement; and

iii. the Settlement and Mitigation Agreement between 69 Holdings Limited (Medallion) and 2707193 Ontario Inc., and Hubbert’s Processing and Sales Inc O/A Bank Brothers Sustainable Ingredients (Bank Bros). dated January 30, 2026.

Decision

19The Tribunal understands that the aforementioned sworn Affidavit evidence of Mr. Condello reflects revisions to the applications before the Tribunal that were reached through the cooperative efforts of the Parties and through Tribunal-led mediation.

20The Tribunal finds that the revised proposal represents an appropriate form of intensification within a settlement area and strategic growth area, including a Major Transit Station Area. The proposal facilitates the redevelopment of underutilized land in a location that is well-served by existing and planned municipal infrastructure, public service facilities, and higher order transit, and contributes to the achievement of complete community objectives. The site’s proximity to transit and community services, together with the compact built form, supports a transit-supportive and efficient pattern of development.

21The evidence demonstrates that the proposed development has been appropriately refined to address land use compatibility matters. In particular, mitigation measures have been incorporated to address potential impacts from surrounding industrial operations, including from Bank Bros., and the proposed zoning framework requires updated technical studies to identify and implement any additional mitigation measures. The Tribunal finds that these measures minimize risk to public health and safety and support the continued viability of surrounding employment uses.

22The proposed OPA and ZBA establish an appropriate planning framework to implement the revised development. They facilitate a mixed-use development with residential and ground floor retail components, provide for appropriate density and built form permissions, and include site-specific provisions and a holding provision to ensure that technical requirements, including compatibility matters, are addressed prior to development proceeding. The Tribunal also notes that a Heritage Impact Assessment was prepared and reviewed by City Heritage staff, with recommendations endorsed by the City’s Heritage Board and Council. These include the preparation of a conservation plan, documentation and salvage of interior elements, and a heritage commemoration plan, to be implemented through the site plan approval process. The Tribunal finds that these measures appropriately address the conservation of heritage resources.

23The Tribunal accepts the opinion evidence of Mr. Condello as presented in his Affidavit and similarly finds that the subject applications, as revised, have regard to those applicable matters of provincial interest found in section 2 of the Planning Act, are consistent with the Provincial Planning Statement, 2024, conforms to City’s Official Plan, and otherwise reflects principles of good land use planning.

ORDER

24THE TRIBUNAL ORDERS THAT the appeals are allowed, in part, and the Official Plan Amendment Number OP2023-271 to the City of Brampton Official Plan is approved, as set out in Attachment 1 to this Order; and

25AND THE TRIBUNAL FURTHER ORDERS that the City of Brampton Zoning By-law 270-2004 is hereby amended, as set out in Attachment 2 to this Order.

“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.

ATTACHMENT 1

ATTACHMENT 2