Please see link below to…

Please see link below to submission letter dated April 24, 2026 from the Mayfield Tullamore Landowners Group Inc. objecting to the granting of this Ministers Zoning Order request.

The text of the letter (excluding the appended map that is accessible through the link below) is as follows:

MAYFIELD TULLAMORE LANDOWNERS GROUP INC.

April 24, 2026

By Attachment to Electronic Submission on ERO Site and
By Email to minister.mah@ontario.ca

Minister Rob Flack
Ministry of Municipal Affairs and Housing
Province of Ontario
17th Floor
777 Bay Street
Toronto, ON
M7A 2J3

Dear Minister Flack:

Re: Request by Matthews Canada on behalf of QuadReal Property Group for
Ministers Zoning Order (“QuadReal MZO Request”)
12469 and 12861 Dixie Road, Town of Caledon
ERO No. 026-0184

The Mayfield Tullamore Landowners Group Inc. (the “Group”) includes the landowners listed on Schedule “A” to this letter. The Group’s land holdings are within the Mayfield Tullamore community, the limits of which are identified on Schedule “B” to this letter.

The land that is identified in the QuadReal MZO Request is immediately adjacent to the Mayfield Tullamore community which makes up the Mayfield Tullamore Secondary Plan area. The portion of the Mayfield Tullamore community that abuts the QuadReal lands has been identified in the Future Caledon Official Plan for future residential development. The Group is actively seeking development approvals for the Mayfield Tullamore Secondary Plan through applications filed with the Town of Caledon pursuant to the Planning Act.

The Group has reviewed the particulars provided with the ERO posting and in material provided to the Group by Matthews Canada on behalf of QuadReal.

The Group has significant concerns about the QuadReal MZO Request. The Group further notes that the QuadReal MZO Request seeks not only to establish zoning permissions for the subject lands, but also to exempt the development from Site Plan Control under the Planning Act. Site Plan Control is the primary mechanism through which municipalities regulate the detailed design, siting, and interface conditions of development adjacent to sensitive land uses. Its removal, in the context of an employment development immediately abutting a planned residential community, is a matter of significant concern to the Group and is addressed in detail below.

The Group’s concerns include the following:

Compatibility and Land Use Interface:

The Group acknowledges that employment uses are planned for the QuadReal lands; however, it is critical that such development be compatible with the planned residential community immediately to the east within the Mayfield Tullamore Secondary Plan area.
The requested MZO seeks to permit a broad range of industrial uses, including dry and temperature-controlled storage, together with building heights and site configurations that have not been fully assessed in the context of adjacent sensitive land uses. Based on a review of the available materials, there remain significant unresolved compatibility concerns that require attention.
In particular, preliminary acoustic analysis indicates that the proposed form of development, including temperature-controlled (cold storage) uses, introduces continuous mechanical noise and operational impacts that cannot be reasonably mitigated through conventional design measures. The mitigation options identified—such as increased separation distances, substantial acoustic barriers, or atypical dwelling design—are not practical, would materially reduce the developable residential area, and do not represent appropriate land use planning outcomes.
Accordingly, should the province determine to grant the QuadReal MZO Request, to ensure compatibility between employment uses and the adjacent planned residential community, the following terms should be incorporated:
• Temperature-controlled / cold storage uses should not be permitted, as they introduce continuous noise sources that cannot be effectively mitigated in proximity to planned residential uses;
• Building heights should be appropriately limited to provide a transition in scale to adjacent residential lands and to avoid adverse impacts related to massing, shadowing, and noise propagation; and
• Trailer parking, loading areas, and other high-intensity operational functions should be directed away from the shared interface with the residential lands and appropriately buffered.
The Group further notes that Site Plan Control is the mechanism through which these compatibility matters are typically addressed and refined. These matters require site-specific design solutions that are not achievable through zoning alone, and which are typically refined through iterative review during the Site Plan process. The Group accordingly objects to the granting of an enhanced MZO as that would exempt the QuadReal lands from Site Plan Control which is critical in this situation.
Should the Province consider exempting the QuadReal lands from Site Plan Control, it is essential that the a zoning provision be included that requires any class of employment use that would result in a conflict with abutting future residential sensitive uses to the east be sited to avoid such conflicts in compliance with the D-6-3 separation distances. In addition, any required mitigation measures should be imposed at source through zoning provisions embedded into any MZO that may be issued. This would ensure that there is no impact on future residential sensitive uses to the east of the QuadReal lands as there would be no subsequent approval stage to address these impacts if an enhanced MZO is issued.

Transportation Network

Key elements of the Town’s recently updated and approved Transportation Master Plan have not been accounted for in the QuadReal MZO Request. These elements include, but are not limited to, the establishment of a connection with an east-west collector road network through the Mayfield Tullamore Secondary Plan area or the anticipated realignment of the road that borders the QuadReal lands on the north, Old School Road. The Old School Road realignment is to be addressed through an environmental assessment process that the Town of Caledon will be initiating shortly. If the province determines to grant the QuadReal MZO Request, any mapping associated with the MZO MUST NOT zone the land areas that are required for the extension of the east-west collector road network through the QuadReal lands, or the Old School Road realignment pending the completion of the environmental assessment by the Town. This is imperative to prevent building on future roads that are critical to the Town’s transportation network and is particularly important if the province determines to issue an enhanced MZO that exempts the QuadReal lands from Site Plan Control.

Delay and Cost Implications for Housing Delivery on Adjacent Land

While the Group has no objection to the Province supporting initiatives that contribute to job creation, industrial growth and regional economic development, if the QuadReal MZO Request is granted, it is likely to both complicate and delay the delivery of much-needed housing within the Mayfield Tullamore community. This will also add to the cost of this housing, thereby undermining another key provincial objective.

Protection for Assuring Contribution to Shared Infrastructure

The Group further submits that if the province determines to grant the QuadReal MZO Request, the MZO must include conditions to secure the funding and construction of infrastructure, bridge crossings and intersection improvements that are required to support the integrated transportation network serving both the QuadReal lands and the Mayfield Tullamore Secondary Plan area. Typically, through the development approvals process, contributions to shared infrastructure of this nature are secured through development agreements, conditions of draft plan approval, or cost-sharing arrangements administered through the Town. If the QuadReal MZO Request is granted, it would bypass this process and could allow the QuadReal lands to develop without making the appropriate infrastructure contributions that would otherwise be required. Accordingly, the Group requests that if the province determines to grant the QuadReal MZO Request that the MZO incorporate a condition on the issuance of any building permit or site alteration permit to require the owner of QuadReal lands to enter into an infrastructure funding agreement. That agreement would have to be in a form that is satisfactory to the Town of Caledon and would identify cost sharing obligations for all shared transportation infrastructure with the Mayfield Tullamore community.

Conclusion
For the reasons set out above, the Group respectfully requests that the Minister decline the QuadReal MZO Request. QuadReal has active development applications filed with the Town for both Official Plan Amendment and Zoning approvals (Town Files POPA 2024-0011 and RZ 2024-0034). It is more appropriate for all of the issues identified above to be addressed in the context of these development applications through the regular planning process.
Should the Province be inclined to grant the QuadReal MZO Request, the Group requests that the MZO includes the use restrictions described above as well as binding conditions requiring the retention of Site Plan Control and the execution of an infrastructure funding agreement. In addition, the Group requests that the MZO excludes land required for the realignment of Old School Road and the extension of the east-west collector road that was recently approved by the Town of Caledon in its Transportation Master Plan update from any zoning permissions granted.
The Group and its planning and technical advisors are available to discuss these concerns further at the Minister's convenience
Thank you for your attention to this submission.

Sincerely,
MAYFIELD TULLAMORE LANDOWNERS GROUP
by its Group Manager, Development Collective Inc.

Kim Beckman
kbeckman@devcoll.com
(416)605-7344

cc. Mayfield Tullamore Landowners Group

 
Schedule “A”

Mayfield Tullamore Landowners Group Members

TULLAMORE INDUSTRIAL GP LIMITED (PIN 143470069)

MAYFIELD GOLF COURSE INC.

MAYFIELD LANDING DEVELOPMENTS INC.

DG (CALEDON 1) INC.

SENTINEL (TORBRAM) HOLDINGS INC.

TACC DEVELOPMENTS (ARMSTRONG) LTD.

ANATOLIA INVESTMENTS CORP.

ANATOLIA 12691 BRAMALEA GP CORP.

2052743 ONTARIO INC.

1867350 ONTARIO INC.

BRAMALEA ROAD LIMITED PARTNERSHIP represented by its general partner BRAMALEA ROAD GP INC. and BRAMALEA ROAD COINVEST LIMITED PARTNERSHIP represented by its general partner BRAMALEA ROAD COINVEST GP INC.

12442 BRAMALEA LIMITED PARTNERSHIP represented by its general partner 12442 BRAMALEA LIMITED PARTNERSHIP
 
Schedule “B”

Plan Depicting Mayfield Tullamore Community