Mississauga Cooksville TOC | 151.5m | 49s | IO | Arup

[Paclo]

This thread can be used for discussion of the Cooksville Transit Oriented Community, which is made up of the East Site and West Site (both of which have dedicated DB pages linked atop this thread).

The east site contains four towers of 49, 46, 42 & 40 storeys with 1680 units.
The west side contains four towers of 44, 38, 32 & 28 storeys with 1375 units.

More details on the front page here:

3,000 Units Planned in 8 Towers at Cooksville GO and LRT | UrbanToronto

Infrastructure Ontario is planning for over 3,000 units in eight towers from 28 to 49 storeys beside Cooksville GO station and the Hurontario-Main Line 10 LRT. The two-site Transit Oriented Community plan would also deliver retail, office space, and new public plazas in the heart of Mississauga.

urbantoronto.ca

Renderings:

 

[Undead]

Ah, if only immigration was 3% annually and interest rates were 0.25% again so we could still keep building ridiculousness like this!

 

[mferna]

New story featuring this development, read it here: https://urbantoronto.ca/news/2025/10/3000-units-planned-8-towers-cooksville-go-and-lrt.59635

 

[AlvinofDiaspar]

Right next to a single/semi-detached housing subdivision by the station. Imagine how one can justify that much density in one lot by GO Access Rd. while insulating the former.

AoD

 

[Sauga89]

This thread can be used for discussion of the Cooksville Transit Oriented Community, which is made up of the East Site and West Site (both of which have dedicated DB pages linked atop this thread).

The east site contains four towers of 49, 46, 42 & 40 storeys with 1680 units.
The west side contains four towers of 44, 38, 32 & 28 storeys with 1375 units.

More details on the front page here:

3,000 Units Planned in 8 Towers at Cooksville GO and LRT | UrbanToronto

Infrastructure Ontario is planning for over 3,000 units in eight towers from 28 to 49 storeys beside Cooksville GO station and the Hurontario-Main Line 10 LRT. The two-site Transit Oriented Community plan would also deliver retail, office space, and new public plazas in the heart of Mississauga.

urbantoronto.ca

View attachment 689102

Renderings:
View attachment 689103View attachment 689104View attachment 689105View attachment 689106

This is great to see! Those big parking lots are not are a great use of space with the LRT opening.

I'm not sure I get the logic though of cutting the towers facing Hillcrest down to 28 & 32. I would be fine with them being 40 storeys. The only thing they would loom over is T. L. Kennedy high school, which will itself probably be re-developed eventually.

The area could probably do with more park space given all the development in the area, but I don't think this site is a good fit for a big park.

My personal preference would be to replace the high school with a 4-storey structure, add a residential tower, put the high school parking lot underground, and shift the high school's football field eastwards. Then the spot currently occupied by the high school football field could be added to Sgt. David Yakichuk Park to enlarge it.

I'm also eyeing the retail aspect along Hurontario. I can't quite see the Hurontario side in the renders posted above, but hopefully there's some street-facing retail there. Mississauga has a retail development strategy due out any day now, and I'd love to see incentives for new retail along Hurontario.

 

[paperguy]

Is this the "Connecting Cooksville" project or is that seperate from this?

 

[Sauga89]

Is this the "Connecting Cooksville" project or is that seperate from this?

This is separate from the Connecting Cooksville development. Connecting Cooksville is five towers on the corner of Hillcrest and Hurontario (you can find the UT project thread for that here).

This project is eight towers in two blocks. Four towers would be north of Connecting Cooksville, on the north side of John St. Four other towers would be west of Connecting Cooksville, between the new GO parking garage and Hillcrest.

See the rendering below:

 

[ProjectEnd]

This is separate from the Connecting Cooksville development. Connecting Cooksville is five towers on the corner of Hillcrest and Hurontario (you can find the UT project thread for that here).

This project is eight towers in two blocks. Four towers would be north of Connecting Cooksville, on the north side of John St. Four other towers would be west of Connecting Cooksville, between the new GO parking garage and Hillcrest.

See the rendering below:

It's also in no way happening. Mattamy is trying to figure out what to do with their big density play across the street too.

 

[innsertnamehere]

It's also in no way happening. Mattamy is trying to figure out what to do with their big density play across the street too.

I expect we'll see a lot of downsizings of development plans in the next few years.

 

[Sauga89]

Infrastructure Ontario is scheduled to speak to the General Committee of Mississauga city council Wednesday. The subject is the Cooksville and Clarkson transit-oriented development proposals. It will be a closed session (i.e. non-public, behind closed doors).

 

[drum118]

Going to Planning and Development Committee Feb 23 1:30 pm
<Supplementary Information>

 

[Sauga89]

Going to Planning and Development Committee Feb 23 1:30 pm
<Supplementary Information>

While staff imply that they expect a Minister's Zoning Order to take the decision out of the city's hands, there are some interesting notes in those reports. The city staff list 6 areas where they have concerns. The height is higher than the city had planned for these parcels, and the city says the wind and shadow studies are incomplete.

The city is also worried about how buses could be impeded by pedestrian crossings, and a lack of space for buses to stop. The city is unhappy with the Hurontario frontage as well. They want street-facing retail and a better connection with the LRT.

The city also wants cycle tracks, and streets lined with trees. Lastly, the city has concerns about site servicing. The Region of Peel's comments indicate the existing watermain and sewage systems can't handle the proposed density, and that more details are needed from the province to upgrade them.

The city approves of the parkland plan. The city park staff say that between the proposed privately-owned public spaces in this development, and a 0.5 acre parkland dedication obtained from the neighbouring Connecting Cooksville development, they are satisfied. They say they would want cash in-lieu of parkland if the province submitted this development to the normal city approval process.

Personally, I would note that since the province has now taken over the Peel District School Board, a different branch of the provincial government is now directly in charge of re-developing T. L. Kennedy Secondary School across the street. I think it would make sense to co-ordinate these developments. As I've previously noted, I'd take less green space here in exchange for an expanded Sgt. David Yakichuk park.

Here is a view from above of the province's plans.

 

[drum118]

While staff imply that they expect a Minister's Zoning Order to take the decision out of the city's hands, there are some interesting notes in those reports. The city staff list 6 areas where they have concerns. The height is higher than the city had planned for these parcels, and the city says the wind and shadow studies are incomplete.

The city is also worried about how buses could be impeded by pedestrian crossings, and a lack of space for buses to stop. The city is unhappy with the Hurontario frontage as well. They want street-facing retail and a better connection with the LRT.

The city also wants cycle tracks, and streets lined with trees. Lastly, the city has concerns about site servicing. The Region of Peel's comments indicate the existing watermain and sewage systems can't handle the proposed density, and that more details are needed from the province to upgrade them.

The city approves of the parkland plan. The city park staff say that between the proposed privately-owned public spaces in this development, and a 0.5 acre parkland dedication obtained from the neighbouring Connecting Cooksville development, they are satisfied. They say they would want cash in-lieu of parkland if the province submitted this development to the normal city approval process.

Personally, I would note that since the province has now taken over the Peel District School Board, a different branch of the provincial government is now directly in charge of re-developing T. L. Kennedy Secondary School across the street. I think it would make sense to co-ordinate these developments. As I've previously noted, I'd take less green space here in exchange for an expanded Sgt. David Yakichuk park.

Here is a view from above of the province's plans.

View attachment 715246View attachment 715247

TLK is supposed to be redeveloped as well the lands around it to support a community centre with more development. TLK is currently is about 50% empty and when rebuilt it should have the same capacity to meet the future developments and be at the base of all development. A need is needed for a better sport field as the city lacks them in the first place.

As for height, the city has opposed tall buildings for decades and has thought any should be less than 40 floors. I have no issue with height here especial with the GO station there as well the LRT and the Dundas BRT.

As for buses, I find that a laugh when there will be more cars here than buses. The current bus terminal is less than 50% been use today and no idea where they think more bus routes will come from sto service it by miWay other than GO Transit.

As long we keep building towers in the park, there will be more green space than there should be.

This area has always been vision for density even before it was redeveloped to what was there today including the GO station.

Various ward councillors over the decades have always seen Cooksville as the city Downtown this development helps to move in that direction which the city opposed it as they want Square One to be the Downtown. I have and will continue to call it the city core until the mall foot print is 1/5th of its current size on a number of floors with development on top of of it.

 

[Sauga89]

TLK is supposed to be redeveloped as well the lands around it to support a community centre with more development. TLK is currently is about 50% empty and when rebuilt it should have the same capacity to meet the future developments and be at the base of all development. A need is needed for a better sport field as the city lacks them in the first place.

The city has recently decided to pull out of the T. L. Kennedy re-development (see project thread). The community centre is to be located somewhere else now, possibly at 69 John St (project thread), which the city just acquired for park purposes.

But my point was that incorporating a few postage stamp size pieces of green space north of Hillcrest doesn't make much sense to me. I would think the city and the province would want to pack as much density as they could directly adjacent to the GO station.

Given that the school board previously listed T. L. Kennedy's re-development as a priority, it's not unreasonable to imagine that one provincial ministry will be selling off a large chunk of land at the same time as another ministry will be trying to develop a large plot next door. If the two ministries talked to one another, you could pack more density north of Hillcrest, and have a larger, less fragmented park south of Hillcrest.

As long we keep building towers in the park, there will be more green space than there should be.

My point was not really about how much green space there should be, but where they locate that green space. If the province is planning any park space at all as part of this development, it should not be north of Hillcrest.

 

[drum118]

RECOMMENDATION PDC-0010-2026
Moved By Councillor D. Damerla
1. That the report dated February 4, 2026, from the Commissioner of Planning andBuilding pertaining to the Cooksville Transit Oriented Community (TOC), Metrolinx, 3210Hurontario Street, be received for information.
2.That the minutes of the February 23, 2026, Public Meeting pertaining to the CooksvilleTransit Oriented Community (TOC), be forwarded to Infrastructure Ontario and to theMinistry of Municipal Affairs and Housing for their information and consideration.
3.That City staff report back to Planning and Development Committee upon receivingnew information from Infrastructure Ontario.
4. That 4 (four) oral submissions be received.
Carried (11 to 0)