The City of Toronto is conducting a series of Regeneration Area Studies to guide growth and change in key areas across the city. These studies explore how underused or transitioning lands could be revitalized with new housing, jobs, community services and public spaces. Our goal is to create complete, inclusive and resilient neighbourhoods that respond to local needs and properly integrate within the local area. Explore the studies underway and learn how you can get involved.
Regeneration Areas are a land use designation in Toronto’s Official Plan applied to sites where change is anticipated — often transitioning from employment uses to a mix of residential, commercial and community uses. Through a Regeneration Area Study, a comprehensive planning framework is recommended to City Council that ensures redevelopment is coordinated, supports complete communities including affordable housing and employment uses, and addresses matters like land use compatibility, infrastructure needs and environmental remediation before industrial lands are unlocked for other uses.
In 2020 the City completed a Municipal Comprehensive Review, a process that reviewed requests to convert lands from an Employment Areas designation to permit non-employment uses or to broaden permitted uses. As part of this conversion request process, the City received approximately 150 requests to convert lands designated Core Employment Areas or General Employment Areas to permit non-employment uses.
The conversion request process involved staff:
Based on their findings staff:
These studies are crucial for:
The Don Mills Regeneration Area Study will build on the Don Mills Crossing Secondary Plan and identify what the future policies for the lands should be as they evolve from employment uses to two new mixed-use communities. The study will focus on land use, parks and open space, phasing, streets, community services and facilities and built form, resulting in a City-initiated amendment to the Official Plan that is tailored to the subject lands.
The subject lands were converted from General Employment land use designations to Regeneration Areas through Official Plan Amendment 653, which was approved by the Provincial Minister of Municipal Affairs and Housing in January 2025. This resulted in Site and Area Specific Policies 828 and 848 which set out the requirements for Regeneration Area Studies for the lands. The outcomes of the Don Mills Regeneration Area Studies will update or replace Site and Area Specific Policies 828 and 848 with policies to guide redevelopment of the lands.
The Don Mills Regeneration study area totals approximately 11.1 hectares (27.4 acres) and consists of the properties at 15 Gervais Drive, 39 Wynford Drive, 1121 and 1123 Leslie Avenue.
Item – 2023.PH5.3 – On July 19 and 20, 2023, City Council adopted Official Plan Amendment 653 which, among other matters, redesignates certain lands from Core Employment Areas or General Employment Areas as a result of conversion requests by property owners.
Malcolm Duncan, Planner
Strategic Initiatives Policy & Analysis
Metro Hall
22nd Floor, 55 John St.
Toronto ON M5V 3C6
Telephone: 416-395-7059
Email: DonMillsPlanning@toronto.ca
The Golden Mile Regeneration Area Study is a strategic update to the employment areas within the 2020 Golden Mile Secondary Plan. The study will set out a renewed vision for these lands which were converted from General Employment Areas to Regeneration Areas.
In 2017, the Golden Mile Secondary Plan Study was undertaken by the City of Toronto to develop a vision and comprehensive planning framework for the Golden Mile area. Subsequently, City Council adopted Official Plan Amendment 499 (OPA 499), (the Golden Mile Secondary Plan), and Urban Design Guidelines on October 27, 2020 (Notice of Adoption). The Ontario Land Tribunal brought into effect OPA 499, as modified, effective December 13, 2024. See the Tribunal Decision for more details.
In January 2025, the Minister approved the OPA 644 which included converting the General Employment Areas to Regeneration Areas through the last Municipal Comprehensive Review. The City of Toronto is undertaking a study which will set out a renewed vision for the Regeneration Area lands.
The Golden Mile Regeneration Area Study is approximately 11.75 hectares (29 acres) and consists of lands generally South of Eglinton Avenue East within the Golden Mile Secondary Plan, and East of 1891 Eglinton Avenue East to Birchmount Road (excluding 1911 and 1921 Eglinton Avenue East).
For additional information and reports on the Golden Mile Secondary Plan Study, visit the webpage.
Golden Mile will be undertaken in the following three phases:
Gather and review information on the existing policy framework and Study Area context and assess potential development scenarios.
Review potential development scenarios and draft policy to support the desired outcome.
Refine and edit draft policy framework based on input received and prepare a staff report for consideration by the Planning and Housing Committee and City Council.
Public and stakeholder engagement will occur throughout the Study process.
Pauline Beaupre, Senior Planner
City Planning Division
Metro Hall
22nd Floor, 55 John St.
Toronto ON M5V 3C6
Telephone: 416-392-0881
Email: pauline.beaupre@toronto.ca
Please visit the Kennedy Crossing Regeneration Area Study webpage for more information.
Please visit the Liberty For All Regeneration Area Study webpage for more information.
A Compatibility Study is the first step in deciding how lands in the Milliken Regeneration Areas will be used in the future. This work will inform future study requirements for the area, and may lead to an updated Site and Area Specific Policy 853 or the creation of a new policy framework for the area.
The Milliken Regeneration Areas were converted from General Employment and Core Employment land use designations to Regeneration Areas through Site and Area Specific policy (SASP) 853, through Official Plan Amendment 653, which was approved by the Minister of Municipal Affairs and Housing on January 27, 2025.
The Study Areas are located in Scarborough, bounded by Steeles Avenue East, Kennedy Road, Midland Avenue and Finch Avenue East.
Liam OToole, Senior Planner
Strategic Initiatives, Policy & Analysis
Metro Hall
22 Floor, 55 John St.
Toronto ON M5V 3C6
Telephone: 416-338-5628
A Compatibility Study is the first step in deciding how lands in the Sheppard & McCowan Regeneration Areas will be used in the future. This work will inform future study requirements for the area, and may lead to an updated Site and Area Specific Policy 793 or the creation of a new policy framework for the area.
The Sheppard & McCowan Regeneration Areas were converted from General Employment land use designations to Regeneration Areas through Site and Area Specific policy (SASP) 793, through Official Plan Amendment 653, which was approved by the Minister of Municipal Affairs and Housing on January 27, 2025.
The Study Area is located in Scarborough, bounded by Sheppard Avenue East, McCowan Road, East Highland Creek, and the east property line of 4560 Sheppard Avenue East.
Liam OToole, Senior Planner
Strategic Initiatives, Policy & Analysis
Metro Hall
22 Floor, 55 John St.
Toronto ON M5V 3C6
Telephone: 416-338-5628
The Regeneration Study for the subject lands – located southeast of the Weston Road and Highway 401 intersection – will help guide the area’s transition from supporting primarily retail and commercial service uses to allow for new uses such as housing, community services, and amenities that are critical to creating a complete community. The Regeneration Study will result in an applicant-initiated amendment to the Official Plan – the City’s overarching policy document guiding growth and development.
Weston Crossroads Regeneration Area Study was converted from the General Employment land use designation to the Regeneration Areas land use designation through Official Plan Amendment 653, which was approved by the Minister of Municipal Affairs and Housing in January 2025. This resulted in a Site and Area Specific Policy (SASP) 833, which sets out the requirements for a Regeneration Area Study for the subject lands. The outcomes of the Weston Crossroads Regeneration Area Study will update or replace SASP 833.
The Weston Crossroads Regeneration study area is approximately 14.8 hectares (36.5 acres) and includes the properties at 2541-2549 and 2625 Weston Road.
Evan Sinclair, Planner
Strategic Initiatives, Policy & Analysis
Metro Hall
22 Floor, 55 John Street.
Toronto ON M5V 3C6
Telephone: 416-338-6279
Your voice matters. The City of Toronto is committed to meaningful community engagement. Whether you live, work, study, or run a business in the area, your feedback will help shape policies and priorities that reflect local needs and aspirations.
Here’s how you can participate: