A major high-rise residential project in Brampton has been significantly scaled back after city officials confirmed it falls within the flight path of Toronto Pearson International Airport. The proposed development, located at 507 Balmoral Drive, was initially envisioned as a transformative addition to the city’s skyline, consisting of three buildings ranging from 10 to 45 storeys and containing a total of 1,020 residential units.
However, in response to regulations enforced by the Greater Toronto Airports Authority (GTAA) and Nav Canada, which oversees civil air traffic across Canada, the tallest building in the plan has been reduced to 19 storeys.
Revised Development Plans
According to the City of Brampton, the amended proposal now consists of two 19-storey buildings and a 15-storey building. The project would include:
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932 residential units, including 13 bachelor suites, 453 one-bedroom, 367 two-bedroom, and 99 three-bedroom units.
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Ground-floor commercial space for retail or service uses.
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Three levels of underground parking to accommodate residents.
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918 square metres of indoor amenity space and 897 square metres of outdoor amenity space for residents.
City staff have recommended that an application to amend the official plan and zoning bylaw to permit this development be approved, citing its alignment with the city’s planning objectives.
Project Background
The application, submitted by Gagnon Walker Domes Ltd. (GWD) on behalf of Balmoral Inc., is scheduled to appear before Brampton’s Planning and Development Committee on Dec. 1 at 7 p.m..
Councillor Pat Fortini, representing the area, expressed opposition to the proposal, arguing that it does not suit the character of the surrounding neighbourhood.
“The only reason I’m not going to vote in favour is it’s not the right location to put 19 storeys,” Fortini said in an interview. “Homes are right around the corner. They’re right behind there. Let’s face it — we need homes, but this is not the right fit for this site.”
Despite Fortini’s objections, he anticipates that the application will ultimately receive council approval.
Community Concerns
A statutory public meeting was held on June 9, 2025, to discuss the original proposal, which at that time included a 45-storey building. Residents voiced concerns regarding the scale of the development, potential impacts on neighbourhood character, traffic congestion, and infrastructure capacity.
Marc De Nardis, a GWD planning associate, noted during the June meeting that no final decision had been made regarding whether the proposed buildings would operate as rental units, condominiums, or a combination of both.
Residents have consistently highlighted that the current low-rise neighbourhood, consisting of primarily four-storey apartment buildings, may not be suited for high-rise development of the scale initially proposed.
City Staff Support the Proposal
Despite local concerns, city staff have indicated that the project represents a strategic opportunity to support Brampton’s broader planning objectives. A report prepared by Alex Sepe on November 4, 2025, emphasizes that the development contributes to:
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Compact, transit-oriented growth.
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Increased housing supply to meet city demand.
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Efficient use of existing transit infrastructure and community amenities.
The report suggests that the development aligns with the city’s long-term vision for sustainable urban growth while making effective use of a 1.36-hectare parcel of land at the southwest corner of Balmoral Drive and Bramalea Road.
Existing Site Details
The site currently contains a four-storey rental apartment building with 55 units, primarily one- and two-bedroom layouts. The building, estimated to be nearly 65 years old, has 73 parking spaces located at the rear.
Jan Salaya, the city planner overseeing the application, clarified that the existing building at 507 Balmoral will not be demolished immediately. Any demolition will occur after site plan approval, and nearby properties at 501 and 503 Balmoral Drive are not included in redevelopment plans at this time.
Transit and Infrastructure Considerations
City planning staff have highlighted that the amended proposal is consistent with transit-oriented development principles. The site is accessible to public transit, which could help reduce traffic congestion and promote sustainable mobility for future residents.
By integrating commercial space at the ground level, the development is also intended to create a more vibrant, pedestrian-friendly streetscape, providing amenities for both residents and the surrounding community.
Airport Flight Path Restrictions
The most significant factor influencing the scaling back of the project is its location under a Toronto Pearson International Airport flight path. Height restrictions imposed by the GTAA and Nav Canada are designed to ensure aircraft safety, requiring developers to limit building heights in certain zones.
This adjustment has necessitated a reduction of the tallest building from 45 storeys to 19 storeys, while the other buildings were modified to 19 and 15 storeys, respectively.
“Compliance with air traffic safety regulations is non-negotiable,” a city spokesperson said. “All proposed developments in designated flight paths must adhere strictly to GTAA and Nav Canada height restrictions.”
Housing Mix and Amenities
The revised proposal maintains a diverse housing mix to meet the needs of various households. Of the 932 units, the majority are one- and two-bedroom apartments, with a smaller number of bachelor and three-bedroom suites.
In addition, the development will feature:
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Indoor amenities such as fitness centres, lounges, or community rooms totaling 918 square metres.
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Outdoor amenity spaces spanning 897 square metres, which may include gardens, terraces, or recreational areas.
These amenities are designed to enhance the quality of life for residents while complementing the surrounding neighbourhood.
Looking Ahead
The application for 507 Balmoral Drive reflects the ongoing tension in Brampton between urban densification and preserving neighbourhood character. While city staff see the project as an opportunity to support transit-oriented growth and housing supply, some councillors and residents continue to raise concerns about scale, fit, and community impact.
The Planning and Development Committee meeting on December 1 will provide the next opportunity for discussion and potential approval. Should the application move forward, it will mark a significant change for the site, transitioning from a modest four-storey apartment building to a modern high-rise residential complex.
Councillor Fortini summarized the dilemma facing the city:
“We need homes, and this development provides them. But it’s about finding the right balance — the right location, the right scale, and ensuring it works for the community.”
Conclusion
The 507 Balmoral Drive development demonstrates the challenges of urban planning in high-demand areas, particularly near major infrastructure such as Toronto Pearson International Airport. While the proposal has been scaled back to meet flight path requirements, it still represents a substantial addition to Brampton’s housing stock.
With approvals pending, the project highlights the ongoing debate between meeting the city’s growing housing needs and maintaining neighbourhood character, illustrating the complexities faced by planners, developers, and residents alike.
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