Revoke the Lakeview MZO! Your Voice Matters!

On the heels of the Greenbelt scandal,
the consequent RCMP investigation,
the resignation of the Minister of Housing

the walk back of municipal boundary changes, now comes a review of all provincial MZO decisions. 

**Sign our online petition – Click Here**

Video excerpts from Nov 22 Community Meeting presentation “Revoke the Lakeview Village EMZO”

**Sign our online petition – Click Here**

The Lakeview Ratepayers Association (LRA) sent their comments in a letter to Minister Paul Calandra Read Letter

What can you do to help, how can you take action? Click the arrows below for more information.

Send your own email along with the Nov 2nd LRA letter to Paul Calandra MPP, Minister of Municipal Affairs and Housing. Copy your email to other politicians, Click <<< triangle for further details

The Honourable Paul Calandra, MPP, Minister of Municipal Affairs & Housing

The Honourable Charles Sousa, MP Mississauga-Lakeshore
The Honourable Rudy Cuzzetto, MPP Mississauga-Lakeshore
Councillor Stephen Dasko, Ward 1 Mississauga
Lakeview Ratepayers Association

Suggested template:

Dear Minister Calandra

I agree and fully support the position of the Lakeview Ratepayers Board as presented in the November 2nd letter below, sent to the Ministry of Municipal Affairs and Housing.

In order to restore good faith in the oversight of this Ministry, it is imperative to revoke the Lakeview Village MZO to the approved plan, completed in good faith with the community.

Full Name:
Postal Code:

November 2, 2023

The Honourable Paul Calandra, MPP
Ministry of Municipal Affairs & Housing
17th Floor, 777 Bay Street
Toronto, Ontario
M7A 2J3


Re: O. Reg. 91/23: ZONING ORDER – City of Mississauga, Regional Municipality of Peel (Lakeview)

Dear Mr Calandra,

We strongly oppose the proposal to double the density of Lakeview Village Development in Mississauga Ward 1, going from 8,050 to 16,000 units. The government’s claim that this is to fast track affordable housing is misleading.

The original rezoning process involved transparent consultations and expert recommendations for a sustainable community with 5,400 units. The community and the city worked together to grant the developer a 150% bonus in density when amending the Official Plan. That land use approval process took only 3 months from the time the developer purchased the land. The OPA established a fast-track masterplan and zoning process that matched the developer’s site preparation timeline. Again, no delays. Lakeview was a model of how to get a community right and fast-track the planning approvals.

What’s concerning is the Ministerial Zoning Order (MZO) was signed suddenly in what appears to residents as bad faith. The MZO grants the developer unchecked autonomy and sets a worrisome precedent for all future developments. This will lead to billions of dollars in profit for the developer with no significant specification of public benefits or mitigation of negative impacts this density will bring. We must protect the public’s trust in the Planning Act that allowed the Lakeview project to happen in the first place.

We urge you to uphold the negotiated Master Plan and stick to the approved 8,050-unit proposal.

Sincerely Yours,

The Lakeview Ratepayers Board

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List of contacts to send your own letter and comments. Click <<< triangle for more details

The Honourable Paul Calandra, MPP
Ministry of Municipal Affairs & Housing
Email: 17th Floor, 777 Bay Street, Toronto, Ontario, M7A 2J3

The Honourable Charles Sousa, MP Mississauga-Lakeshore
The Honourable Rudy Cuzzetto, MPP Mississauga-Lakeshore
Councillor Stephen Dasko, Ward 1 Mississauga
Mayor (Mississauga)
Lakeview Ratepayers Association
David Breveglieri Mississauga City Planner – Lakeview file,

Mayor Bonnie Crombie is the new Liberal Party Leader and has spoken directly on the Lakeview MZO situation. She has publicly stated that ‘Ford should revoke the minister’s zoning order that effectively doubled the allowed size of the project’
Email: Bonnie Crombie

Do you want to understand more?

You may have recently seen news stories about the Greenbelt where the Ontario government forced through some bad planning decisions. Did you know that your community has been similarly treated?

In May 2023, significant changes were made by the province to the Lakeview Village site (former power plant). Without community consultation the number of housing units allowed was doubled, which now means 40,000 people could be living on that development site alone.

No one knows how that will affect Lakeview’s other 20,000 residents, our roads, schools etc.

The density will become 55,744 people/sq km or as planners say 557 people/hectare. It will be one of the most dense suburban communities in the world.

Watch the video above for more info about the MZO and the community involvement in the process

What is an MZO? In general, rezoning land takes place through the city/municipality with consideration for the existing
land use, impact of change and with public consultation. An MZO allows the Ontario government to bypass the city/municipality land use rules and make the decision to change the use of the land without public input and consideration of existing planning rules. The idea of an MZO is to move the process along quicker. However, it hasn’t moved anything along faster and has in fact added more layers of bureaucracy that has not allowed any of the land to be developed. Lakeview Village has already gone through rezoning from utility/brownfields site to development land, this was the result of a long process by the community to convince the city, Province and owners of the land, and OPG, that we would be better served for our growth by allowing residential development at this location over another power plant. Despite the increase in density, on May 12, 2023, the Province decided on an increase of 8000 units (now totaling 16,050 units) at Lakeview Village.
Revoke the MZO
In the past it was impossible to overturn an MZO. However, in the past 2 months the Greenbelt scandal has unfolded that showed various privileged developers were able to directly influence the process, and consequently the Greenbelt was reversed. In addition, an RCMP investigation is underway, and the previous Minister of Housing resigned. In October, the new Minister announced he would overturn the controversial boundary expansions and review all MZO’s.
Why now? There is a glimmer of hope!
We need your help to bring attention to this issue, and to be part of the change. No-one knows what the impact will be on Lakeview. However, we do know the suggested increase was not planned, came without process, and did not involve community consultation. Without the two decades of hard work from the community, this developmental opportunity would not exist. We deserve a seat at the table.

Jim Tovey always said, ‘you buy the land, you buy the plan’ and we aim to continue to follow his 3 P’s strategy of being Proactive, Persistent & Positive.

This development could overwhelm the capacity of our local infrastructure and the increased demand may have a lasting impact on the area.

Lakeview Lands – Statutory Public Meeting – developer presenting to Planning & Development Committee – September 21st @ 6:00pm

Lakeview Lands (former OPG) and future Lakeview Village
Monday September 21st, at 6:00pm City Hall & Online  Public Statutory Meeting 

Applicant: Lakeview Community Partners will submit their application to the Planning & Development Committee at City Hall.

Location at former OPG Land – Rendering of built form proposal

The Lakeview Community Advisory Panel through the Lakeview Ratepayers Association has worked tirelessly on this file over numerous years, to gain the best result for the community of Lakeview, and citizens of Mississauga. Since 2005 the Lakeview Legacy Project provided the initial vision of a sustainable, walkable and artistic community hub on a former brownfields waterfront site that has not been accessible to the public for over 120 years. 

The City website provides a record of community engagement and consultation from Lakeview Legacy to 2014 Master Plan and various plans provided by Lakeview Community Partners. Follow LINK for the history of Inspiration Lakeview Past Events & Master Plan updates.

At the forefront of our discussions with City Planning, developer, LCP and Sasaki, urban planners has been the significance of the waterfront park as deeded to the City of Mississauga and its residents. In addition, keeping density in line with the Lakeshore Road infrastructure, allowing for pedestrian first and bike mobility, while encouraging a walkable neighborhood for all. The original concept included searching for the best in sustainability, with the development providing out of the box thinking on one of the last pieces of undeveloped Mississauga/GTA waterfront.

The mid-rise development vision allowed for affordable housing, artist hub, the village heart for Lakeview, a world class destination, and role model in sustainable development. As a community we have expected and asked for the very best in planning for the existing and future Lakeview residents, not just for today but the next 100 years. 

Many of you will have provided input into this vision and should continue to do so. The Lakeview Panel met with Mayor Bonnie Crombie and Councillor Stephen Dasko in October 2019 and made a request that the City negotiate the following

  • That the 24-storey building in the southwest corner of the Marina District in the front row be lowered to 12 storeys to enhance the waterfront and park experience and provide a consistent design approach to the waterfront edge; and
  • That the units be redistributed to other buildings to conform to height permissions in the Official Plan Amendment (OPA)

This adjustment to the current proposal would allow for a more open and protected space at the waterfront, this area will be used by all Mississauga residents. Given the significance of green space and its usage during these last six months of COVID, we strongly suggest that this is taken into consideration. In addition, the importance of the road between waterfront and residences be left as a permanent ‘quiet street’. This has been noted both regionally and globally to contribute to the well-being of residents.

We ask that you contact the Planning Department and make the above request directly to the City Planner, David Breveglieri, copying in Councillor Dasko. In addition we believe it is imperative for residents to understand and take interest in the impact on the Lakeshore Road corridor and evolving mobility issues.

More information will follow with respect to establishing the Lakeshore Corridor as a tree lined linear Heritage Park including an BRT and bike way on the south side of Lakeshore Road flanking and servicing the medium density south of Lakeshore in the Lakeview Core and linking Lakeview’s existing neighborhoods to the waterfront, core community services, with the revitalized commercial and employment zone.
We question: when should we expect this conversation? Is there a plan? How can we accept density and new development without this infrastructure in place? Please refer to the
Lakeview Legacy Document  prepared by Lakeview Ratepayers Association & The Centre of Landscape Research, UofT back in 2010

Applicants Proposal for the Lakeview Lands:
To change the official plan, zoning and to approve a plan of subdivision to permit a mixed-use and multi‑phase project that will create a waterfront community of 8,050 residential units (townhouse, mid‑rise and high‑rise), parks, institutional, cultural, employment, and commercial uses.

This meeting will be held in person and online. Due to the COVID-19 pandemic the public are encouraged to participate online. Advance registration is required to attend the meeting in person due to limited seating.  The proceedings will be streamed live online for the public to view at the following link:  If you wish to phone in to listen to the meeting only, please call 905-615-3200, ext. 5423 for instructions.

Purpose of Meeting:
·   For the applicant to present the proposal
·   For people to ask questions and share their views about the proposal
·   For Planning & Development Committee to receive a report that provides information on the project from the City Planning Department
The report will be available on-line one week prior to the meeting at:

For detailed information contact:
City Planner David Breveglieri at 905‑615-3200 ext. 5551 or
Councillor Stephen Dasko