Neighbourhood-by-neighbourhood guides to living, buying and selling across Toronto, written by Jatin Dua of RE/MAX Quantum Realty.
The Province zoned Lakeview Village with four words: there is no maximum height. The City’s own plan next door caps Lakeshore Road East at two to eight storeys. And the wastewater plant on the shoreline failed two of its effluent limits in 2025, bypassed about 725 million litres, and was not inspected by the Ministry once.
Mississauga’s Official Plan says extra height and density in Port Credit will be discouraged, in those words, because the road network is full. Brightwater is capped at 3,893 homes on 72 acres of former refinery land. And the LRT that ends at Port Credit GO was expected in late 2024 and still has no announced opening date.
There is no Heritage Conservation District in The Kingsway, and none under study. Eleven listed properties fall off the Register on 1 January 2027. Royal York is the one Bloor-Danforth station with no approved transit policy. And Old Mill is the last station on the entire TTC network to become accessible.
The secondary plan says Islington Village is typically two storeys. Applications on that same block are 29, 44, 45 and 50. Plus the 61-storey approval where zoning allows 60 metres, the subway station that is not accessible until 2027, and the school that cannot use portables because it sits in a floodplain.
Three of the City’s sixty-two basement-flooding projects for 2026 to 2030 are in Alderwood, all in 2026. Plus the 7.7 kilometres of expressway inside a five-square-kilometre neighbourhood, the flood plain nobody mentions, and the tax cliff at Etobicoke Creek.
Council sent the whole Lake Shore plan back in July 2026, so four storeys still governs. Plus the heritage buildings that lose their status in January 2027, the beach that fails one day in three, and why Long Branch built 605 homes while New Toronto built 70.
The corridor is governed by a 2003 study that permits six storeys, and Council has approved forty-six. Plus the wholesale market that opens at 3 a.m., the treatment plant, the bike lanes that start in 2027 and the employment-land fight the City is quietly losing.
The lakefill and what the City published about the park soil, the shoreline rebuild, the treatment plant odour system, Park Lawn GO, the missing school, the Vacant Home Tax deeming rule and the short-term rental cap. Ten documented things, every one quoted from a primary source and dated.
