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540 First Phase Advances at Multi-Tower Proposal on Steeles in Brampton
Condor Properties has submitted a revised plan via a Pre-Application Consultation request for 545 Steeles Avenue West in Brampton’s Fletcher’s Creek South neighbourhood which retains the site’s tallest height of 35 storeys while reorganizing the massing into a five-phase buildout. Designed by Arcadis, the updated vision refines a framework approved via a Minister’s Zoning Order (MZO).
The lands were rezoned in 2024 under the MZO. This instrument allows the Province to set zoning in force without the standard municipal review process, enabling projects deemed of provincial interest to advance more quickly. Here, the MZO establishes permissions for multiple mixed-use and residential buildings, a new internal street, and public open spaces.
The 1.93-hectare property occupies the southwest corner of Steeles Avenue West and McLaughlin Road South. Formerly home to a single-storey commercial plaza and surface parking, the site is now vacant. Low-rise suburban housing lines the blocks to the north and west, while Sheridan College’s Davis Campus anchors the east side of McLaughlin.
The developer initially sought an MZO in 2023. Council later endorsed the request, and the Province issued the zoning order in 2024, allowing the project to proceed directly to Site Plan Approval (SPA). Before that stage, Bousfields has submitted a Pre-Application Consultation request to the City of Brampton on behalf of the developer.
The refined plan organizes the block into five buildings delivered across as many phases, retaining the tallest height of 35 storeys while adjusting the placement and distribution of density across the site. The program would comprise towers ranging from 8 to 35 storeys, or from 34m to 117m, with the high-rise elements framing Steeles Avenue West and the mid-rise forms positioned toward the southwest and south edges. This broadly mirrors the height range of the 2023 concept, also 8 to 35 storeys, but replaces the earlier four-block design and increases the sole 25-storey tower to 30 storeys.
Across the full site, the proposal now totals 1,217 rental units, down slightly from 1,227. The combined Gross Floor Area would measure 93,163m², compared to 97,131m² previously, with 88,531m² allocated to residential uses and 4,632m² to non-residential space, including retail. The resulting Floor Space Index would be 4.91 times coverage of the site, marginally lower than the earlier 5.01.
The amenity program has expanded in the resubmission, with a combined 6,987m² of indoor and outdoor space across the five buildings, up from 5,389m². Vertical circulation would be served by two to four elevators per tower, resulting in approximate elevator-to-unit ratios ranging from one cab per 41 to 98 units, indicating reasonable wait times when all elevators are in service. The plan continues to include a POPS (Privately-Owned Publicly-accessible Space) at grade, while the public park increased to 1,804m² from 1,450m².
A shared underground structure would span four levels, providing 1,549 vehicular spaces, including 1,217 residential and 332 visitor spots, a slight reduction from the previous total of 1,560. Bicycle parking would entail 752 long- and short-term spaces as per the previous plan. Phasing would follow a north-to-south sequence beginning with the 35-storey tower and private road in Phase 1, allowing the remainder of the block to build out in a coordinated manner.
The site is served by multiple Brampton Transit routes. The Sheridan College Züm stop is roughly 300m away, while MiWay’s 57 Courtneypark and 61 Mavis routes extend connections to Mississauga. Farther east, the future Gateway Terminal of the Hurontario Main-Line 10 LRT will anchor rapid transit service at Steeles and Main, approximately 1.4km from the site.
Intensification is underway particularly to the east along Steeles Avenue. Stella at SouthSide is rising as two towers of 21 and 40 storeys. Several large-scale proposals include Duo Condos Phase 2 at 25 and 29 storeys, the first phase of the Shoppers World Brampton redevelopment with three towers reaching 42 storeys, and 210 Steeles Avenue West with a five-tower plan ranging from six to 45 storeys. In addition, 137 Steeles Avenue West plans four towers from 45 to 50 storeys, while Steeles & Lancashire outlines five buildings rising from 12 to 60 storeys.
UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you’d like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.
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| Related Companies: | Arcadis, Bousfields |
