Category: Urban Planning

Mapping Toronto’s population growth

*Despite new highrise development in its city centre, Mississauga lost 3,368 residents between 2016 and 2011*

On February 9, data geeks across Canada rejoiced when Statistics Canada released the first round of data from the 2021 Census of the Population.

The data was released at all levels of geography made available by Statscan. At the federal level, Canada grew by 5.2% since the 2016 Census, with a total population of 36,991,981. Immigration, rather than natural growth (births vs. deaths) drove Canada’s population increase.

Of course, this growth did not occur evenly across the country. Newfoundland and Labrador lost residents, while Prince Edward Island and British Columbia saw the biggest population increases.

Within the Greater Toronto and Hamilton Area, Mississauga experienced population decline (-0.5%) for the first time since it became a city in 1974. Outer suburbs, such as Milton, East Gwillimbury, and areas just beyond the GTHA, such as New Tecumseth and Bradford saw population growth over 20%, driven by new greenfield development.

In older Toronto suburbs, including much of Etobicoke, North York, Scarborough, and even Mississauga, population losses at the local census tract level can be explained by ageing households, where Millennial and older Gen Z children moved out on their own, particularly into fast-growing downtown areas. These areas, dominated by single-family housing, could accommodate much of the GTHA’s growth with gentle density, including secondary suites (such as basement apartments), garden suites, and zoning policies that would make it easier and more economical to build “missing middle” housing such as walkup apartments and multiplex homes.

Toronto grew by 62,785 residents in the last five years, with only a few areas accommodating all that growth: the downtown core between Dufferin Street and Broadview Avenue, South Etobicoke, Yonge-Eglinton, and former industrial, instructional, and commercial lands stretching along the Highway 401 corridor through North York and West Scarborough. This corridor includes the Downsview Park development, a new condominium cluster at Wilson Subway Station, the former Canadian Tire lands near Sheppard Avenue and Leslie Street, and the intensification of the Fairview Mall area.

You can take a look at the changes for each municipality and each census tract in Ontario with an interactive map I created here.

Population Change for GTHA Municipalities

Municipality	2021 Population	2016 Population	Change (%)	Change (Total)
Toronto	2,794,356	2,731,571	2.3	62,785
Mississauga	717,961	721,599	-0.5	-3,638
Brampton	656,480	593,638	10.6	62,842
Hamilton	569,353	536,917	6.0	32,436
Markham	338,503	328,966	2.9	9,537
Vaughan	323,103	306,233	6.0	16,870
Oakville	213,759	193,832	10.3	19,927
Richmond Hill	202,022	195,022	3.6	7,000
Burlington	186,948	183,314	2.0	3,634
Oshawa	175,383	159,458	10.0	15,925
Whitby	138,501	128,377	7.9	10,124
Milton	132,979	110,128	20.7	22,851
Ajax	126,666	119,677	5.8	6,989
Clarington	101,427	92,013	10.2	9,414
Pickering	99,186	91,771	8.1	7,415
Newmarket	87,942	84,224	4.4	3,718
Caledon	76,581	66,502	15.2	10,079
Halton Hills	62,951	61,161	2.9	1,790
Aurora	62,057	55,445	11.9	6,612
Whitchurch-Stouffville	49,864	45,837	8.8	4,027
Georgina	47,642	45,418	4.9	2,224
East Gwillimbury	34,637	23,991	44.4	10,646
King	27,333	24,512	11.5	2,821
Scugog	21,581	21,617	-0.2	-36
Uxbridge	21,556	21,176	1.8	380
Brock	12,567	11,642	7.9	925

February 10, 2022

A visit to GO Transit’s new Garage Mahal

Bloomington GO Station

On Thursday, August 12, I rode the train to the very end of the Richmond Hill Line to check out GO Transit’s newest station.

In 2017, I made a similar trip to Gormley Station, just to the south of Bloomington GO, soon after that station opened to the public. Four years ago, I was critical of Metrolinx’s failures to support the urban intensification of the Greater Toronto and Hamilton Area (GTHA) by building new stations on the Greenbelt, on lands that will not support transit-oriented development.

Though I came away from Gormley Station disappointed, I wanted to see Bloomington Station for myself and give it an honest assessment. I came away with mixed feelings.

Most GO Stations outside the old City of Toronto put free car parking ahead of all other considerations. Some stations, such as Unionville, were even moved to sites where large surface lots could easily be built. Hamilton GO Centre, opened in 1996, was an exception: an urban station that combined a restored heritage building with a large bus terminal. A few other newer stations, such as Mount Pleasant in Brampton and Mount Joy in Markham, still had large surface parking lots, but also had easy walking connections to adjacent neighbourhoods. In Guelph and Kitchener, GO Transit used existing downtown stations instead of suburban stations, and Allandale Waterfront Station is located right across the street from Barrie’s gorgeous Kempenfelt Bay.

Gormley and Bloomington Stations represent a return to GO Transit’s old ways of putting parking ahead of all other considerations, despite Bloomington’s modern design.

Metrolinx, the provincial agency responsible for planning and constructing transit infrastructure in the GTHA and for operating GO Transit, opened Bloomington Station on June 28, 2021. The station is located on Bloomington Road, adjacent to Highway 404, on the boundary between Richmond Hill and Aurora.

The station is built around a three-storey parking garage tucked into a hill, with the train platform and station amenities (an enclosed waiting room with washrooms and a ticket counter) on the second level. At the lower level, there is a six-bay bus loop almost directly below the rail platform, minimizing the distance between train and bus. Elevators, stairs, and ramps connect the three levels of parking, the bus bays, and the train platform.

The station’s central atrium, which contains the pedestrian passages between parking levels, station, and platforms, is the architectural highlight. Above the parking areas, solar panels collect some of the energy required to light and heat the station.

Atrium at Bloomington Station, with parking spaces on both sides

In its blog, Metrolinx expressed pride in the new station, noting it was built to achieve LEED Gold certification through features such as energy efficient lighting, a water-permeable surface lot, stormwater management, and a pond for local wildlife with an underground passage to help animals migrate away from the station complex. Like most new GO platforms, Bloomington’s train platform is heated to allow snow and ice to melt, reducing salt usage. Finally, as far as suburban GO stations go, Bloomington’s footprint is quite compact. It cost $82.4 million to build the new station.

Plaque adjacent to wetland at Bloomington GO Station

Permeable surface at Bloomington’s outdoor surface lot and passenger pick-up and drop-off area

Despite these innovations, a LEED certification can only go so far when the GTHA’s newest transit station is only accessible by car, with over 1,000 parking spaces. Though transit ridership is down significantly during the ongoing pandemic, especially on GO’s Richmond Hill Line (which operates only in the weekday peak-period direction and currently uses four-car trains), there are no ongoing connections from Bloomington GO Station operated by GO buses or York Region Transit.

Though several GO rail stations do not have any local transit connections only Bloomington and Gormley have no bus connections at all. (In April 2020, YRT discontinued the limited-service Route 15 that ran past Gormley Station). At Acton, Georgetown, and Lincolnville, which also do not have any local transit connections, passengers can still connect to GO buses for points beyond, or make a return trip.

The only bus operating at Bloomington Station’s loop is GO Route 61, which provides supplemental weekday service between Union Station and Bloomington GO. But the last Route 61 bus leaves for Union at 1:55 PM.

There was no bus connection to be found at Bloomington GO Station

The nearest in-service bus stop is over one hour’s walk away, near Bloomington Road and Yonge Street. At least there was a paved shoulder along the busy five-lane road between the GO station and Bayview Avenue, where motorists were driving well in excess of the 80 km/h speed limit.

Looking east towards Bloomington GO at Leslie Street

At Bayview Avenue, a sidewalk leads westerly to Yonge Street, with new residential subdivisions lining the south side of Bloomington Road. I noted a bus stop as I was walking west towards Bayview Avenue; alas, it was only for a high school special route.

YRT stop at Bloomington Road and Bayview Avenue signed “school special only”

New residential development along Bloomington Road featuring large houses with three-car garages was clearly designed for cars, rather than people

As I was nearing Yonge Street, I noted that the new subdivisions were set back far from the road, with many of the houses built with three-car garages. Building enough transit ridership here to support even a limited service bus route is going to be very difficult.

One hour and 8 minutes later, I arrived at the bus stop at Yonge Street, the closest place to Bloomington GO Station where I could get a bus to continue my journey.

The end of a long walk from Bloomington GO Station

Bloomington Station’s small footprint and environmental features might actually make it an ideal basic station design for more urbanized locations in the GTHA, where the compact design and logical layout could support easy bus connections and short walks to residential and employment areas. I liked the simplicity of the bus connections at Bloomington — if only there were any buses to connect to.

But Bloomington’s LEED Gold certification means little when it does not support sustainable development or sustainable access to the station.

Though its location adjacent to Highway 404 may entice some commuters to switch to parking at Bloomington and commuting downtown by train, Gormley, just one station to the south, already achieves a similar purpose.

For now, Bloomington Station is just a Garage Mahal — a grand monument to the old way of doing things at GO Transit.

August 13, 2021
How Brampton commuters are caught in the middle at Steeles
The intersection of Steeles Avenue and Main and Hurontario Streets

Last year, I wrote about a foreseeable problem coming to the corner of Steeles Avenue and Hurontario and Main Streets in Brampton: the planned Hurontario LRT terminus, to be located on the south side of Steeles Avenue, would require thousands of commuters to transfer to Brampton Transit buses on the north-west corner of the intersection.

This transfer would require crossing ten or eleven lanes of traffic at one of Peel Region’s busiest intersections, with crowding at the street corners, with passengers awaiting a walk signal two separate times to make the necessary connection.
Screenshots of my questions and Metrolinx’s answers from the June 2020 Hurontario LRT virtual open house
After twice receiving unsatisfactory answers at a Metrolinx online town hall, and hearing no information about how the crossing at this intersection might be mitigated, on March 9, 2021, I took the step of making an Access to Information Request to Metrolinx under the province’s Freedom of Information and Protection of Privacy Act asking for communications between Metrolinx, the Ministry of Transportation, Mobilinx (the consortium awarded the contract to build and operate the LRT), and the City of Brampton.

I received a package with the requested materials from Metrolinx on July 29, 2021. The request cost me $360.00, plus a $5.00 application fee. Communications from Metrolinx’s privacy officer were professional, friendly, and very helpful.

Through my request that covered the dates December 1, 2018 to March 11, 2021, I obtained several letters from Brampton officials, including City Councillor Gurpreet Singh Dhillon, Director of Transportation Special Projects Chris Duyvestyn, Chief Administrative Officer David Barrick, and Mayor Patrick Brown to Metrolinx and Ministry of Transportation Officials requesting restoration of the north side stop at Steeles Avenue/Brampton Gateway Terminal. I also obtained replies from senior Metrolinx staff, including President and CEO Phil Verster and the Deputy Minister and the Minster of Transportation.

What is the communications reveal is that decisions made during the 2014-2018 term of Brampton Council significantly tied the hands of everyone involved — both at the City of Brampton (which reversed its previous decisions when a new council was elected in October 2018) — and at Metrolinx, which was quickly working towards finalizing the contracts to construct the transit project. Unfortunately, important details, such as the final configuration of the Steeles-Hurontario/Main intersection, remain unknown. Neither Metrolinx nor the Ministry of Transportation, which funds Metrolinx, appear to grasp the problems that will be caused when thousands of commuters have to cross two major streets at an especially busy intersection.

Despite Brampton’s work since December 2018 to move the Brampton Gateway stop back north of Steeles Avenue, including formal requests to Metrolinx and the Ontario Ministry of Transportation (MTO), and despite a similar request from RioCan, owner of the massive Shoppers World Mall property at Main Street and Steeles Avenue, Metrolinx and the province have held firm in their decision.

Though Metrolinx’s mandate is to “improve the coordination and integration of all modes of transportation in the Greater Toronto and Hamilton Area,” terminating the LRT on the south side of Steeles Avenue will only reduce the integration of transit modes at Brampton Gateway.

While Metrolinx and the MTO cite the difficulties of reopening a project which was getting underway, and concerned about setting precedents for other changes to the Hurontario LRT or other transit projects, this would still be a minor change, costing just $15 to $20 million according to a 2020 letter from Metrolinx CEO and President Phil Verster to Brampton Mayor Patrick Brown.

Sadly, transit riders in Brampton – who do not have affluence or political might — have been left in the middle of this political back-and-forth between municipal politicians, the province, and Metrolinx. They will be forced to endure a more difficult transfer between LRT and bus than anything proposed to them in public consultations.
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August 9, 2021
A tale of two stations: Brampton and Bramalea

Cutting down trees to make way for a surface parking lot in Downtown Brampton

Earlier this April, contractors hired by Metrolinx cut down trees on its Downtown Brampton property, where twelve houses once stood. The work, originally scheduled for the week of March 22, did not begin until April 12.

The tree removal brings Greater Toronto’s regional transit operating and planning authority one step closer to building a new 200-plus surface parking lot in a city that hopes to renew its downtown core.

Starting in 2016, Metrolinx purchased over a dozen homes along with two four-storey office towers in an area bounded by Railroad, Nelson, and Elizabeth Streets, immediately south of the Brampton GO Station. It vacated and demolished the houses between 2016 and 2019, and left the two office buildings vacant. Metrolinx’s plan was to build a new surface parking lot to expand parking capacity, though in early 2018, the Liberal provincial government announced a new Ryerson University/Sheridan College campus on the existing main parking lot on the north side of the station. Metrolinx’s acquisition of occupied homes — including heritage-listed buildings and a rooming house — made more sense.

After the election of a new Progressive Conservative government led by Doug Ford, funding for the educational campus was pulled, though the City of Brampton and Ryerson University continued to advance plans for the downtown area. The city bought up more of the downtown core, including the southeast corner of George and Nelson Streets, across from the vacated office buildings, as well as the thirty-year old office building at 2 Nelson Street West, below which is the Brampton Transit downtown terminal. These newly acquired lands would be home to a larger bus terminal that would link to an expanded GO station and a proposed extension of the Hurontario LRT, and an Innovation Centre that would serve the education campus and include a new central library.

The old plans for the Ryerson Unversity/Sheridan College building on the GO Transit parking lot, and a Centre for Innovation on the southeast corner of George and Nelson Streets. The Metrolinx lands are in the block between the Centre for Innovation and the GO Station/proposed Ryerson building

As part of its Vision 2040 inspirational guidelines, Brampton now seeks to focus new midrise and highrise development in and around the downtown core, along Queen Street eastwards towards Bramalea City Centre, and in the Main and Steeles area, where the Hurontario LRT will terminate, and where RioCan, owners of Shoppers World, plan to redevelop the mall.

Already, there are several high-rise developments in the downtown area under construction or in the planning phase. More development lands will be unlocked with the Riverwalk project, which will improve flood protection along Etobicoke Creek while providing an improved public space.

A two-tower rental highrise development is progressing on the old Dominion Skate Factory lands, across the tracks from the GO Station, bringing hundreds of new residents to the downtown core and right to the station.

Given Brampton’s urban aspirations for its downtown core, another surface parking lot — adding 200 spots to the existing 861 spaces — is not the right idea.

At Bramalea Station, construction has nearly finished on a 1,300 spot parking garage, part of a larger project that also includes a new, larger station building, a larger bus terminal, additional pedestrian tunnels, and improved platforms and security features. Bramalea already has over 2500 parking spaces, but unlike in Downtown Brampton, this is a logical space for parking expansion. The station is surrounded by warehouses and factories, at the intersection of two major truck routes, and close to highways. It is not a place that is easily urbanized. However, improved pedestrian and cycling access is very much warranted.

New garage nearly complete at Bramalea GO Station

With the expansion of parking at Bramalea GO, why is Metrolinx eager to add another parking lot in Downtown Brampton, especially with Ryerson’s downtown plans on hold?

Hopefully we will learn more shortly.

April 23, 2021
Why pedestrian safety is a matter of justice for essential workers

The new YYZ9 Fulfillment Centre in Northeast Scarborough, looking across Steeles Avenue

In August 2020, in the midst of an ongoing COVID-19 pandemic, Amazon opened its sixth fulfillment centre in the Greater Toronto Area near Steeles and Tapscott Road in northeast Scarborough. Upon opening, the new warehouse, where consumer orders are packed for delivery, employed 700 workers, 100 more than Amazon initially planned due to high order volumes.

The starting wage for an Amazon fulfillment centre employee is $17.00 an hour, despite notoriously tough working conditions. With most professional and office workers at home, and with ongoing pandemic restrictions, Amazon has enjoyed significant sales increases. But those workers picking and packing orders are not able to work from home – and workplace spread has been a significant factor in COVID-19 transmission in Ontario.

Brampton, home to two of the GTA’s fulfilment centres, and close to Amazon’s Mississauga, Milton and Bolton warehouses, has been a COVID-19 hotspot. Like Toronto, Peel Region has been under lockdown and stay-at-home orders since November.

Like most new logistics facilities, the new Scarborough warehouse, like the other five GTA Amazon fulfillment centres, is in an industrial area on the city’s outskirts, where land is plentiful, but transit and pedestrian access is lacking. East of Tapscott Road, Steeles Avenue narrows from four lanes to two, and there are no designated pedestrian crossings at the intersection with Eastvale Drive. The eastbound TTC stop at Eastvale Avenue was removed in 2018 after a passenger was struck and killed trying to cross the street after disembarking from a 53 Steeles East bus. The next nearest stop, at Tapscott Road, is 300 metres west.

Steeles Avenue, looking west towards Eastvale Drive and the signalized intersection beyond, at Tapscott Road

The sidewalk on the south side of Steeles Avenue ends at Tapscott, a few hundred metres west of the Amazon fulfilment centre. On the north side, the sidewalk ends at Ferncliffe Crescent in Markham. Despite a new residential area in Morningside Heights, to the east, there is no sidewalk along Steeles to connect to it. Pedestrians heading to Amazon or towards Staines Road must choose whether to walk in the mud, or on the busy roadway. Though the posted speed limit is 50 km/h, motorists regularly travel at 60 km/h or faster.

Looking east on Steeles from Tapscott Road – despite the sign advising motorists of pedestrian activity, there are no sidewalks leading east towards the new Amazon fulfillment centre (Sonali Praharaj)

A stairway and ramp were built on the north end of the Amazon property, likely with the expectation that a sidewalk on the south side of Streeles Avenue would soon be installed. This would provide improved pedestrian access to the fulfillment centre. But without a safe and logical way to get to it from the street, it remains largely unused.

Passmore Avenue, on the south side of the fulfillment centre, was rebuilt with a sidewalk in the late fall of 2020, months after Amazon opened. However, it requires a lengthy walk north to Steeles Avenue up Tapscott, and there are no sidewalks on Tapscott from Passmore south, towards McNicoll Avenue. The intersection of Passmore and Tapscott itself – controlled by an all-way stop – still does not feature proper crosswalks.

Looking east on Steeles from Tapscott Road – despite the sign advising motorists of pedestrian activity, there are no sidewalks leading east towards the new Amazon fulfillment centre (Sonali Praharaj)

Though there are two TTC bus routes that operate to the corner of Tapscott Road and Passmore Avenue – 53B/953B Steeles East and 102B/C Markham Road – for months, workers had to walk on the roadway, through a construction site to access those buses. Anyone looking to go east, towards Morningside Heights, or southeast, towards Malvern, still face a long, dangerous walk or a lengthy bus commute.

The corner of Tapscott Road and Passmore Avenue

The TTC, starting January 11, 2021, began diverting the 53B Steeles East bus to directly serve the Amazon fulfillment centre, finally serving a major industrial trip generator and reducing essential workers’ travel times. Even still, the new sidewalk on Passmore ends at the warehouse entrance – anyone waiting for a bus must still walk and wait in the snow or mud.

Eventually, Steeles Avenue will be widened, with new sidewalks and bike lanes, and Morningside Avenue will be extended north to Steeles Avenue. However, these improvements have been planned for years and completion is still several years away. Though new warehouses have opened here, civic infrastructure has not caught up.

New TTC bus stop serving the Amazon Fulfillment Centre on Passmore Road (Sonali Praharaj)

The TTC’s service change, adding a new bus stop on Passmore Avenue, was a welcome – yet overdue – acknowledgement that essential workers, especially racialized and lower-paid workers, deserve better. It is inexcusable that new employment uses are planned, approved, and constructed before the appropriate pedestrian infrastructure and transit services are in place. It is also inexcusable that after a TTC customer was killed that a nearby bus stop was removed, rather than safety improvements added instead. This is not just a matter of ensuring a basic level of safety for pedestrians – this is a matter of justice for those we consider essential workers.

February 22, 2021
Goin’ to Kansas City

Bus and streetcar, Downtown Kansas City

Kansas City, Missouri made news this month when its City Council voted unanimously to include a plan for free fixed-route public transit in the next city budget. Though that budget would still have to be passed in the New Year, the mayor’s support for the measure is a promising sign. Though it will cost $8 million, local politicians support the idea as it will benefit low income riders.

It is worth noting that Kansas City Area Transit Authority’s 2016 annual ridership was just over 14 million a year, while the cost recovery rate was just 12 percent. It would be much harder to offer free transit in Toronto. The TTC’s cost recovery rate is 68%, with transit fares bringing in over $1.2 billion a year. Though a two-hour transfer and free children’s fares were recently introduced, there’s little chance that the City of Toronto would agree to funding fare-free transit. In any case, Kansas City’s experiment will be interesting to watch.

Kansas City was a more interesting city than I expected; I am glad I made the impromptu trip. There are a few Toronto connections, including a streetcar that traveled the continent, a restored Union Station, and a 1920s shopping plaza whose concept was imitated 80 years later in Don Mills.

I enjoyed an evening at a jazz club at the 18th and Vine Historic District and local barbecue. Besides transit, I also got around on an electric pedal assist bike that’s part of the local bike share. It’s friendly, urban city, definitely worth a visit.
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December 9, 2019
The death and life of Shoppers World Brampton
An old Target shopping cart sits in front of Shoppers World. Target, which closed in 2015, now subdivided into smaller retail units, including JYSK, Staples, and Giant Tiger

Previously on this blog, I wrote about Shoppers World Brampton, a shopping mall that slowly declined despite being located in a high-growth suburban city. I wrote that RioCan Real Estate Investment Trust (REIT), the owners of the mall, were interested in developing the property by reducing the retail footprint and adding new residential uses. Some of those details have now been revealed.

Shoppers World opened in 1969, on the outskirts of the Town of Brampton, which was transitioning from a county service centre and industrial town to a suburb of Toronto. The mall expanded twice: once in 1973-74, and again in 1980-81.

In the 1980s, Shoppers World boasted a Simpson’s department store, K-Mart, two full-service supermarkets, a Pascal’s department store, two movie theatres, and even an indoor waterpark. Familiar national chains filled the halls: Thrifty’s, Grand & Toy, Coles and W.H. Smith, Smart Set, Naturalizer, Black’s, Collegiate Sports, Peoples Jewelers, and Reitman’s. Shoppers World never had the status that Square One or Yorkdale enjoyed, but it was a good mall offering just about anything you’d ever need.

It was where I got my first paying gig: returning stray shopping carts to K-Mart for a few dollars apiece. I lived within walking distance of the mall, though I joked that the best thing about it was the bus to Square One.

But many of those national retailers left by the mid-1990s. Square One, a 15 minute drive south, was expanding, and Bramalea City Centre had renovated and expanded as well. But when RioCan REIT purchased Shoppers World in the late 1990s, it made some long-needed improvements, including new flooring over the old terrazzo, a new food court, and removing some of the dead retail space for new big-box retailers like Canadian Tire, Staples, and Winners. When The Bay (successor to Simpson’s) closed, it was replaced by more exterior retail.

Meanwhile, Zellers replaced K-Mart, and briefly became a Target store during the American company’s disastrous foray in the Canadian market. Rio-Can carved that into spaces for smaller retailers, including Giant Tiger. Finally, the bus terminal moved, from a distant corner facing Steeles Avenue, to a central location right at the corner of Main Street and Steeles Avenue, designed for easy transfers to the Hurontario LRT.

The interior of the mall is still busy, but nearly all chains let their leases expire, with independent retailers taking over. Even so, there are many vacant storefronts.

Earlier in October, RioCan submitted their plans to the City of Brampton, and were also presented at an open house at the mall on October 22, 2019. The redevelopment proposal includes new roads, residential towers with at-grade retail, underground parking, among other features.

Details from RioCan’s submission include:
- Four new north-south and east-west public streets through the property, including multi-use paths, as several private laneways. Mill Street would continue south from Charolais Boulevard to Steeles Avenue.
- New residential towers up to 28 storeys tall, containing 4,725 units (one, two, and potentially three-bedroom apartments)
- 155 townhouses in the northern end of the property, towards low-rise subdivisons north of Charolais Boulevard
- 44,647 m² (480,582 sq. ft.) of retail space integrated with the residential towers, a reduction from 62,256 m² (670,124 sq. ft.)
- An enlarged Kaneff Park (west of the mall, between two separate existing high-rise rental tower clusters), along with new community and library space
- New office space adjacent to the expanded park and community space
- Most parking will be located underground
- The Brampton Gateway terminal will remain
Site plan from RioCan’s submissions to the City of Brampton. Click to enlarge.

The first phase of the redevelopment will be 27-storey tower on the southwest corner of the site (where the abandoned Brampton Transit terminal now sits). This will be constructed before the mall itself is touched. Further phases will see the mall slowly demolished, though they are dependent on market conditions.

Rendering of Shoppers World redevelopment, looking northwest from the existing Brampton Gateway Terminal

RioCan hired Quadrangle and SvN architects to develop conceptual renderings for the development, indicating that RioCan is serious about this development. Given the City of Brampton’s own plans for urbanizing this part of the city, I am optimistic this will be built. The area already has good public transit access, with Zum express bus service to Downtown Brampton, Mississauga City Centre, Sheridan and Humber Colleges, as well as local service. This will also be at the terminus of the Hurontario LRT line (construction will begin shortly as the contract was just awarded), which may yet continue to Downtown Brampton.

This is the largest shopping mall redevelopment in the Greater Toronto Area, following work now underway at the Galleria Mall in Toronto, and proposed for the Promenade Mall in Vaughan (though much of that mall’s structure will remain intact). As the mid-market gets squeezed by discounters, internet shopping, and high-end shopping centres, more malls of Shoppers World’s size will see similar development.

I was surprised to see such urbanity proposed for suburban Brampton, but it may finally be the time for the Flower City to bloom. Despite my nostalgia for Shoppers World, I am excited for its future.

Looking south on Mill Street towards the park expansion and Steeles Avenue. The first phase tower is shown in the middle background.
October 22, 2019
The future of Downtown Brampton
Metrolinx-owned houses on Railroad Street, Brampton

Over the last three years, I have been following developments in Downtown Brampton, especially lands surrounding the Brampton GO Station. In April 2016, Metrolinx, the provincial agency responsible for GO Transit, began buying properties in the northwest corner of Brampton’s downtown core, including twelve houses and two low-rise office buildings. The land assembly was for a new surface parking lot, an odd choice for a transit agency that was otherwise interested in promoting compatible land use and transit connections in designated urban centres.

It was later revealed that Metrolinx, Ryerson University, and the City of Brampton were working on a new downtown satellite campus, with the main academic building to be constructed on part of the GO parking lot, north of the rail corridor. While the construction of more surface parking in a downtown core was still a bad idea, at least there was a reason behind the land assembly. The new Ryerson site would make use of other city resources, such as the Rose Theatre and the planned Centre for Innovation (CFI). The CFI would include academic space and a central library, to be built on city-owned land south of the GO station and bus terminal.

Previous plans for Downtown Brampton, including the Centre for Innovation and the Ryerson campus on the GO Transit lot. Replacement parking would be built on land assembled south of the rail corridor.

In October, the newly elected Conservative government cancelled provincial funding for Brampton’s Ryerson campus, as well as other suburban satellite universities planned in Markham and Milton. While Brampton and Ryerson decided to continue working on a scaled-back development including a new centre for cybersecurity, a new plan was developed for downtown revitalization. Details are available in the May 15, 2019 Committee of Council agenda.

Here’s a simplified summary of the new plan:
- The CFI will now be built on the north side of Nelson Street West, between Main Street and George Street, on the site of the existing downtown bus terminal, a 6-story office building constructed in 1989, and an older two-storey commercial block. The office building, though only thirty years old, is reported to be in poor condition. The new 15,700 square metre (170,000 square feet) CFI will include the central library, education space, event space, and retail. It may also include additional floors for offices.
- The bus terminal will be expanded, as the existing facility is too small to accommodate GO and Brampton Transit buses. There will also be room for a new third track through Downtown Brampton, essential for frequent two-way GO service between Toronto, Brampton, and Kitchener.
- The City of Brampton will likely build a temporary terminal on the south side of Nelson Street to accommodate the demolition of the existing structures and the construction of the CFI and terminal. This land, also owned by the city, is currently occupied by a surface lot and an old commercial building that was originally a Loblaws store. Retail tenants are being evicted from all of the above properties.
- The city is also interested in using the two office buildings purchased by Metrolinx for short-term academic and administrative purposes as the new CFI is being built.
- The houses on Nelson, Elizabeth and Railroad Streets acquired by Metrolinx will still be torn down, but without the imminent construction of the Ryerson building, a new parking lot is no longer planned. It is possible that the block will see transit-oriented development in the long term.
Vacated office buildings at George and Nelson Streets that may see new life under the city’s new plans

The map below illustrates the revised downtown plans.

It remains a shame that Metrolinx decided to buy up a whole city block and displace dozens of residents (among the properties it acquired were two heritage houses and a rooming house), especially now that the Brampton Ryerson campus is being scaled back. But the city desperately needs a central library, and happily, Ryerson remains interested in partnering with Brampton. It’s good to see that transit expansion, including a larger bus terminal and GO rail expansion, are part of the plans.
May 13, 2019
What’s next for Downtown Brampton?

Boarded up houses on Elizabeth Street, Downtown Brampton

Earlier this year, the provincial government announced the location of Ryerson University’s Brampton campus, a partnership with Sheridan College, to be built on the GO Station parking lot in Downtown Brampton. Meanwhile, Metrolinx quietly purchased several houses and office buildings south of the station for new GO Transit surface parking, replacing the spots that Ryerson will build upon.

The merits of a satellite university campus are open to debate – some smaller satellite campuses have struggled to attract students and faculty and distinguish themselves. Brampton’s the planned campus site was, by far, the best one for both the City of Brampton and Ryerson University.

But today, the Progressive Conservative provincial government, elected in June, cancelled three planned suburban post-secondary education campuses — the York University/Seneca College campus in Markham, the Wilfrid Laurier University/Conestoga College campus in Milton, and the Ryerson University/Sheridan College campus in Brampton.

Breaking: three major university campus expansions are being cancelled by the Ford government. #ONpoli pic.twitter.com/rZ6TGzwwxf

— Colin D'Mello | Global News (@ColinDMello) October 23, 2018

This announcement came only one day after the October 22 municipal elections. While Toronto elected a smaller 25-ward council and returned John Tory to the mayor’s office, the voters Brampton elected former Ontario PC leader Patrick Brown as mayor, narrowly defeating incumbent Linda Jeffrey. Brown had just moved to Brampton after his campaign for the elected Peel Region Chair was cancelled at the same time Brown’s successor as PC leader, Premier Doug Ford, imposed the new 25 ward structure on Toronto. We can only speculate if the animosity between Brown and Ford was a factor in this announcement. It’s more likely that the decision to cancel the three campuses was already made, with the announcement timed to take place after the municipal elections. In any case, mayor-elect Brown’s job has already become more interesting.

Brampton’s satellite campus, which had a 2022 opening date, would have hosted 2,000 undergraduate students. Though this is tiny compared to Ryerson’ downtown campus, which 36,000 undergraduate students currently enrolled, it was the best possible site, adjacent to the GO station, several Brampton Transit routes, the Rose Theatre, and local shops and restaurants and recreation facilities. The school would have made use of the the planned Centre for Innovation, a proposed new central library to the corner of George and Nelson Streets.

Map of the Ryerson University campus site, the Centre for Innovation, and other downtown buildings. From the City of Brampton website.

The York University/Seneca College campus in Markham was also strategically located, on a site adjacent to Unionville GO Station, in the mixed-use Downtown Markham development. In contrast, the Milton site was in a greenfield far from transit links. It’s fair to say that I’m not too disappointed on Milton’s behalf.

With Brampton’s campus dead, for now, there’s still the land on the south side of the station. Three homes are already knocked down, while two office buildings and several houses are boarded up, awaiting demolition.

Will Downtown Brampton see nothing more than additional GO Transit surface parking now that the campus is cancelled? Or will a new opportunity come along?

The existing GO Transit lot at Brampton Station, where the Ryerson University/Sheridan College campus was planned

October 23, 2018
Why closing Toronto’s public golf courses is a boon to the public
Dentonia Park Golf Course

Yesterday, Thanksgiving Monday, mayoral candidate Jennifer Keesmaat proposed closing three of Toronto’s five municipally-owned golf courses. Keesmaat, Toronto’s previous chief planner, pointed out that the municipal golf courses operate at a loss, and that $10 million is allocated for improvements to those three courses. Furthermore, she intends to consult the local communities to best re-program the sites to address local wants and needs for the opened-up greenspace.

The three courses are:
- Dentonia Park Golf Course, located on Victoria Park Avenue north of Danforth Avenue, next to Victoria Park subway station, in the Massey Creek ravine.
- Don Valley Golf Course, located in the West Don Valley near Yonge Street and Wilson Avenue, near York Mills Station. It extends under Highway 401.
- Scarlett Woods Golf Course, located near Eglinton Avenue and Scarlett Road on the Humber River.
Tam O’Shanter Golf Course, near Sheppard Avenue and Kennedy Road in Scarborough, and the Humber Valley Golf Course in north Etobicoke, are not mentioned in Keesmaat’s proposal.

Today, I'm announcing my proposal to transform the massive parcels of public land currently occupied by three under-utilized City-owned golf courses on major transit routes into spaces that are accessible to the public year-round for no fee. #Keesmaat4Mayor #topoli

— Jennifer Keesmaat (@jen_keesmaat) October 8, 2018

I’m very happy that Keesmaat has put forward this bold idea. Despite the municipal ownership of these lands, they are fenced off from residents. For example, Dentonia Park is located in a lower income neighbourhood made of many high-rise rental buildings. As Toronto continues to grow in population, greenspace reserved for golfers could be put to better uses such as sports fields (soccer and cricket, especially), playgrounds, natural wetlands and woodlands, and public paths.

Golf is an expensive leisure activity with a large environmental footprint: the tending of golf courses require lots of water and pesticides. (Golf courses are exempted from a provincial ban on certain types of pesticides.) They may not adequately address the local community’s needs either, especially in lower income areas. Interest in playing golf is waning in North America as well. It makes sense to open up these publicly owned lands.

Golf courses get in the way of potential linear parks. As I mentioned before, the Don Valley Golf Course blocks access to Earl Bales Park from the south. Opening up the grounds to the general public would provide a continuous path from York Mills Station to Bathurst and Sheppard and beyond. This would provide a safe and pleasant walking and cycling route across Highway 401, compared to the unpleasant and dangerous crossings at the interchanges with Yonge Street and Avenue Road.

Dentonia Park Golf Course sits in between the path through Warden Woods and the Taylor Creek Ravine. If opened to the public, there could be a car-free path for pedestrians and cyclists all the way from Warden and St. Clair Avenues all the way downtown via the Don Valley trail system.

Keesmaat’s plan to close money-losing, poorly-used golf courses is a great idea, much like her promise not to go ahead with the costly replacement of the eastern section of the Gardiner Expressway, instead going with the locally preferred boulevard option. Both of these ideas may not be popular with some, but they are both fiscally and environmentally sound.
October 9, 2018