Peel Housing and Homelessness Plan 2018 to 2028
As Service Manager, Peel Region oversees the entire affordable housing system within Peel. We manage our own stock and work with Peel Housing Corporation (PHC), 51 other community and supportive housing providers, developers, and private landlords to make affordable housing available and prevent homelessness for all Peel residents.
We work with many community agencies to provide a range of housing supports for residents with a housing need. We manage emergency shelters and transitional housing, provide rental subsidies, ensure community housing stock is kept in a good state of repair, and manage new housing developments.
Since 2018 we have been steadily implementing the Peel Housing and Homelessness Plan. As of the end of 2024, 27 of the plan’s 36 actions have been completed. 3 actions have been cancelled as they were no longer realistic for implementation, and the remaining 6 actions are in progress.
The Ministry of Municipal Affairs and Housing has recently directed all Service Managers across the province to create new 10-year housing and homelessness plans by the end of May 2026. Public and stakeholder engagement will begin shortly to help provide input into a new 10-year housing and homelessness plan for Peel.
Together, we will continue to assist as many households as possible get and keep housing they can afford and prevent chronic homelessness in Peel.
Peel’s Housing and Homelessness Plan has been updated to include 3 new pillars: increase supportive housing, improve data with technology, and foster a high-performing inclusive culture. Updates on these pillars will be shared once available.
Email Peel Housing and Homelessness Plan if you have any questions.
1.1
Action: Begin implementation of an Action Plan Toward Ending Youth Homelessness pending Peel Region Council approval on March 29, 2018.
Status: Completed in 2018
Outcomes: The Action Plan Toward Ending Youth Homelessness has 13 independent actions focused on homelessness prevention and shelter diversion for youth, ensuring shelter, transitional and permanent housing supports for youth are available and bringing community supports focused on youth outcomes together to work as a system. As of the end of 2024, 8 actions were complete, 1 was cancelled, 2 are in progress, and the remaining 2 actions are areas of focus in 2025.
1.2
Action: By summer 2018, undertake enumeration of the homeless population in Peel to better understand the extent of homelessness and their needs.
Status: Completed in 2018
Outcome: Enumeration of the homeless population in Peel was undertaken in 2018, 2021 and again in 2024. Point in Time reports were presented to Peel Region Council with the results of each enumeration (Point-In-Time Count).
1.3
Action: By fall 2018, implement a by-name list of homeless clients to prioritize them for the highest intensity of services.
Status: completed in 2020
Outcome: By October 2020, Peel Region implemented a quality By-Name List to prioritize homeless clients as per the requirements from the Canadian Alliance to End Homelessness (CAEH).
1.4
Action: By the end of 2018, bring forward an action plan on human trafficking in Peel Region.
Status: Completed in 2018
Outcome: On June 14, 2018, Peel Region Council approved a 3-year pilot strategy to address human sex trafficking in Peel Region. The strategy included the creation of a safe house, a transitional home, and a dedicated service hub for survivors. In 2024, 13 survivors of human-sex trafficking were supported at the Peel Transitional House.
1.5
Action: By summer 2019, house 50 people experiencing homelessness through the Home for Good Housing First program.
Status: Completed in 2019
Outcome: The Home for Good collaborative provided housing and supports to individuals experiencing homelessness. In 2022, the Home for Good program was amalgamated by the Province, along with other funding programs, into the Homelessness Prevention Program.
1.6
Action: Build emergency shelter and transitional beds for families, youth and victims of human trafficking to meet targets, beginning with the replacement of Peel’s temporary 40 bed youth shelter in Brampton.
Status: In progress
Outcome: In 2024, the Armagh House expansion, located in Mississauga, increased its existing site with 10 new transitional housing units for women and their children who are survivors of domestic violence. The completion of renovations to Surveyor Shelter, located in Ward 9, Mississauga, was completed in 2024, which has doubled Peel’s capacity of units for families experiencing homelessness, to 108 units. The Brampton Youth Shelter, now known as Springbrook House, in Ward 5, Brampton, is in design and planning and is on track to be completed prior to the end of 2027. Birch Place, located in Ward 3, Brampton, which provides 50 affordable rental units and 17 transitional housing units for youth, aged 16 to 24 years old with targeted services and supports, was completed in 2024. The Wilkinson Shelter redevelopment, located in Ward 3, Brampton, is currently in the planning and design stage. The existing shelter will be demolished to build a new shelter, creating a new total of up to 150 beds. This project is on track to be completed in Q2 2028.
1.7
Action: Convene a table consisting of community providers of homelessness services to plan and coordinate services and address system gaps.
Status: completed in 2020
Outcome: The Coordinated Access planning table was convened in October 2020. Coordinated Access was co-designed in 2021 and implemented in 2022.
1.8
Action: Redesign and implement a new model for clients accessing housing and homelessness services to better help clients avoid homelessness, achieve stable housing, or increased income.
Status: In progress
Outcome: The development and implementation of our new Client Pathway continues. In 2024, our intake assessment processes were refined to include new priorities to ensure clients with the most urgent needs receive supports from the correct person sooner. This improves service time. A Homelessness Prevention stream of needs-based subsidies for those at risk of homelessness was implemented. This assists clients by allowing them to stay housed affordably and avoid homelessness. A new client assessment that gathers details on housing status prior to service, and after a service is provided, was launched. This allows us to gather data on the impact of our interventions and improve our case management processes.
1.9
Action: Reorient services and policies to reflect a Housing First approach.
Status: Completed in 2020
Outcome: Through the development and implementation of the client pathway, all housing services and policies reflect a Housing First approach.
1.10
Action: Redirect a larger share of Rent Supplement and Housing Allowance funding to support the homeless population and/or those in crisis.
Status: Completed in 2020
Outcome: The Client Pathway and needs-based approach to subsidy administration, approved by Peel Region Council on May 28, 2020, directs more portable housing subsidies to clients with the most urgent needs, including those who are homeless or at risk of homelessness. As of December 2024, 915 households in Peel benefit from a portable subsidy.
2.1
Action: By the end of 2018, proceed with pre-development planning of Peel Housing Corporation’s East Avenue property in Mississauga.
Status: Completed in 2021
Outcome: On June 28, 2021, the City of Mississauga Planning and Development Committee approved up to 151 units for the East Avenue project, now known as Byngmount Shores, in Ward 1, Mississauga. This project is estimated to be complete for occupancy in mid-2028.
2.2
Action: By summer 2019, host an innovation lab in partnership with the University of Toronto Mississauga’s Master of Public Policy Program to develop innovative approaches to creating and financing affordable home ownership for low-income individuals and families.
Status: Cancelled
Outcome: Action cancelled as Innovation lab was not held.
2.3
Action: By the end of 2019, work with local municipalities to rezone PHC’s seven priority sites and Twin Pines redevelopment.
Status: Completed in 2023
Outcome: The 2 PHC sites currently under development – East Avenue (Byngmount Shores) and Chelsea Gardens both had their zoning approvals completed by 2023.
Peel staff continue to work with local municipal planning staff to have sites rezoned when required for redevelopment. This work will continue to happen on a site-by-site basis as needed.
2.4
Action: Provide program design and evaluation support to the SHIP/TRCA Tiny Housing Village at Innovation Park.
Status: Cancelled
Outcome: Action cancelled as Innovation Park is located outside of Peel region.
2.5
Action: Work with PHC to regenerate or repurpose its 7 priority sites.
Status: Completed in 2023
Outcome: Feasibility studies were completed for a total of 11 PHC sites.
Peel Housing Corporation projects identified for redevelopment are included in Peel's 10-year capital development plan on a site-by-site basis. Currently there are 2 PHC projects under development (Byngmount Shores and Chelsea Gardens).
2.6
Action: Identify and build the capacity of two or three non-profit housing providers to become adept in the development of new affordable rental housing for households with low incomes in Peel.
Status: Completed in 2024
Outcome: In 2024, three projects owned by non-profit partners were completed and occupied.
Pathway Arbour Mill expansion - Located in Ward 7, Mississauga
- New 2-story expansion on top of an existing 98-unit affordable rental housing building.
- 6 thoughtfully designed units, including 4 one-bedroom units and 2 two-bedroom units, all with accessible washrooms with roll-in showers.
- Peel Region provided rental subsidies for all units in this project to create deeply affordable units for seniors.
- This project is an example of gentle densification, adding to an existing site and building without having an adverse impact upon adjacent properties.
Cornerstone Suites (Indwell Community Homes) – Located in Ward 11, Mississauga
- This project is a multi-residential community with 40 independent apartments and amenity spaces that is increasing critical supply of affordable, supportive housing in Peel.
- Peel Region provided rental subsidies for all units in this project to create deeply affordable supportive housing units that housed clients experiencing homelessness.
- This project includes the restoration of 2 existing 19th century heritage homes on site. The preservation of these 2 homes retains and enhances the neighbourhood’s cultural heritage and character.
Creekside Apartments (Indwell community Homes) – Located in Ward 2, Mississauga. The project will create 50 supportive housing units in the Clarkson community.
The project is currently under construction.
In Q4 2024, Peel Region released a Request for Proposal for the development of non-profit affordable housing projects. Peel has committed conditional funding to 4 projects that would create a total of a total of 416 new rental units, including 205 affordable, 82 deeply affordable, and 52 supportive housing in Peel region.
2.7
Action: Prepare and implement a Housing Master Plan (HMP) and financing strategy that describes the how and where of emergency shelter, transitional, supportive and affordable housing development.
Status: Completed in 2023
Outcome: In 2023, the Housing Master Plan was revised to include only fully funded projects and renamed the Peel Community Housing Development Program. These changes were approved by Peel Region Council on July 6, 2023.
2.8
Action: Bring forward recommendations to Council about the preferred model/structure for housing development in Peel.
Status: Completed in 2019
Outcome: The Housing Development Office was created in January 2019. In 2022, the Housing Development team returned to the Housing Services division to increase programmatic alignment and efficiency.
3.1
Action: By summer 2019, bring forward a framework in principle for a Community Improvement Plan (CIP) to direct and stimulate private sector investment in affordable housing through an incentive-based program.
Status: Completed in 2020
Outcome: In 2020, work was completed to create a framework to direct funding through an incentive program. This resulted in the creation of a new Municipal Housing Facility By-Law, which was approved by Peel Region Council on July 9, 2020 (By-Law 49-2020).
3.2
Action: Work with local municipalities to develop a modest program of land use planning tools and incentives to support the development of affordable housing.
Status: Completed in 2021
Outcome: In 2021, 130 affordable rental housing units were approved for incentive funding through the Affordable Housing Incentives Pilot Program. These units were secured at affordable rates for between 26-41 years. The new Municipal Housing Facility By-Law allows for incentive stacking with local municipalities for approved projects. Since the program was initiated, a total of 175 affordable units have been funded by the Peel Affordable Rental Incentive Program (PARIP).
3.3
Action: Work with local municipalities to develop Official Plan policies that support the development of affordable rental and a range and mix of housing types.
Status: Completed in 2024
Outcome: On July 1, 2024, under the Planning Act, Peel Region was designated an "upper-tier municipality without planning responsibilities." Consequently, the Cities of Brampton and Mississauga and the Town of Caledon are the land use planning authorities responsible for local and regional official plans and development applications. As an upper-tier municipality without planning responsibilities, Peel Region works with local municipalities to support and comment on matters of regional interest. This includes supporting our role as service manager for housing to secure more affordable housing options and better understand and meet housing needs.
Inclusions from the previous Regional Official Plan regarding affordability, rental housing and density have been encouraged in the new local official plans.
These are:
- Affordability – That 30% of all new housing units are affordable housing, of which 50% of all affordable housing units are encouraged to be affordable to low-income households.
- Rental – That 25% of all new housing units are rental tenure.
- Density – That 50% of all new housing units are in forms other than detached and semi-detached houses.
3.4
Action: Work with local municipalities to review and revise zoning by-laws to align with strategic growth areas, and other areas identified for intensification.
Status: Completed in 2024
Outcome: As an upper-tier municipality without planning responsibilities, Peel Region works with local municipalities to support and comment on matters of regional interest. This includes supporting Peel’s role as service manager for housing and early years and childcare to secure more affordable housing options, better understand and meet housing needs, and support the co-location of and expansion of licensed childcare and early years programs. This also includes supporting Peel’s role as service manager for infrastructure to help coordinate the servicing and phasing of growth.
3.5
Action: Work with the local municipalities to review preliminary studies for the Housing Master Plan sites and to coordinate and prioritize planning approvals where possible.
Status: Completed in 2023
Outcome: Similar to action 2.5, work is ongoing with local municipal planning staff to review the preliminary feasibility studies for affordable housing sites on a site-by-site basis as required.
3.6
Action: Develop a region-wide approach to securing land for affordable housing development, including exploring a policy to give priority to affordable housing development in the disposition of surplus land and land banking.
Status: In progress
Outcome: Work focused on this action will commence in early 2025.
3.7
Action: Collaborate with local municipalities to evaluate emerging Inclusionary Zoning regulations to determine appropriateness for future use.
Status: In progress
Outcome: Initial conversations commenced again in the fall of 2024 with the local municipalities regarding the feasibility of Peel Region taking on the responsibility of administering affordable housing units secured through Inclusionary Zoning and other planning mechanisms. These conversations will be ongoing into 2025 to explore a coordinated approach with identified program responsibilities.
4.1
Action: By summer 2018, deliver information to Peel Region Council regarding State of Good Repair (SOGR) for the social housing system.
Status: In progress
Outcome: Peel Region has included the State of Good Repair (SOGR) requirements for the community housing system into an End of Mortgage strategy. Through negotiations with community housing providers regarding new funding agreements with Peel, the SOGR needs of providers will be reviewed and taken into account to ensure they remain well maintained assets.
In November 2025, a fulsome report focused on the End of Mortgage strategy was presented to Peel Region Council that included recommendations about the investment needed to ensure the community housing system continues to be maintained and is financially viable for years to come.
4.2
Action: By summer 2018, explore purchase and repurposing of several Peel Children’s Aid Society (CAS) properties for use as transitional housing.
Status: Completed in 2018
Outcome: 2 homes previously owned by Peel CAS were purchased by Peel Region in 2018 for supportive housing. One home is used as the transitional home for survivors of human sex trafficking.
4.3
Action: By Spring 2019, review evidence and best practices in order to identify opportunities to maximize existing stock including home-sharing, cohousing and creating additional second units in Peel designs.
Status: Completed in 2022
Outcome: In February 2022, staff provided an update to Peel Region Council on the Solutions Lab process and the 2 solutions that were prioritized for further exploration. These prioritized solutions include the Canada HomeShare Peel Pilot Program that was approved by Council on June 24, 2021, and a redesign of the My Home Second Unit Renovation Program to potentially include a senior-specific funding stream, among other potential changes.
4.4
Action: Collaborate with non-profit housing providers and cooperatives as operating agreements and mortgages expire to develop a new Partnership Framework and agreements to replace existing Operating Agreements.
Status: Completed in 2024
Outcome: End of Mortgage (EOM) strategy development continued in 2024 with a focus on a fulsome financial impact analysis, that considers future capital and operating needs, for all community housing providers, including Peel Housing Corporation, Peel’s local housing corporation. Toolkits for housing provider boards were developed as staff continues working with housing provider Boards to educate them about EOM.
4.5
Action: Examine the current criteria for Peel Renovates and explore options to expand the program to fund private landlords to improve safety, accessibility, energy efficiency and creation of second units
Status: Cancelled
Outcome: This action is no longer being pursued as the My Home Second Units pilot program ended in 2024 as it was no longer meeting intended program outcomes.
4.6
Status: Work with local municipalities to adopt Official Plan policies and zoning changes to support a mix of housing types (co-housing, home-sharing, etc.)
Action: Completed in 2024
Outcome: On July 1, 2024, under the Planning Act, Peel Region was designated an "upper-tier municipality without planning responsibilities." Consequently, the Cities of Brampton and Mississauga and the Town of Caledon are the land use planning authorities responsible for local and regional official plans and development applications. Peel staff continue to work with local municipal staff to support and comment on matters of regional interest. This includes supporting Peel’s role as service manager for housing to secure more affordable housing options and better understand and meet housing needs. Related to Action 3.3.
4.7
Action: Develop programs to create movement through the affordable housing stock by supporting those who are “over housed” to move to alternative accommodations and helping people to improve employment opportunities.
Status: Completed in 2018
Outcome: Since 2018, Peel Housing Corporation has focused on internal transfers within their housing portfolio to enable over-housed households to move to appropriately sized units. As Service Manager, staff have updated our transfer policy to ensure a focus on moving people into right-sized units for their household. The new client pathway focuses on case planning and offers clients referrals to improve employment and educational opportunities with the aim of increasing household income.
5.1
Action: By summer 2018, award funding for a new supportive housing project.
Status: Completed in 2018
Outcome: On July 12, 2018, a supportive housing request for proposal (RFP) was awarded to Indwell Community Homes for the creation of 68 new affordable supportive housing units in their Lakeshore Lofts development in Mississauga. This project was completed for occupancy in 2022.
5.2
Action: Work with supportive housing providers and local municipalities to identify and address barriers to the development of supportive housing.
Status: Completed in 2024
Outcome: Recent experience regarding the development of supportive housing highlights the potential for escalated NIMBYism from the community, which can be a time-consuming barrier for development progress and approvals, which results in increased project costs. Peel support for development applications for supportive housing projects is critical to help support at the local municipal level. The cost of development is the main barrier to the development of supportive housing as projects are often unable to finance debt based on their deeply affordable units and resulting lower rental revenues. Experience suggests funding of complete capital costs and operational funding is needed to develop more supportive housing.
5.3
Action: Work collaboratively with provincial ministries and the new Ontario Health Teams to develop a plan to meet the supportive housing targets in the Housing Master Plan and for operational funding for future supportive housing developments.
Status: Completed in 2024
Outcome: Peel Region has been engaging non-profit housing providers that specialize in the development and operation of supportive housing to increase the supply of this type of housing in Peel. By working with non-profit organizations, Peel acknowledges their expertise and experience in the provision of supportive housing. Supportive housing providers are able to bring additional provincial and federal funding for their projects which decreases the reliance on capital and operating funding from us.
In 2024, Peel Region entered into a lease with Services and Housing in the Province (SHIP) for 10 affordable rental units to provide wrap-around supports for tenants at Birch Place, in Brampton. SHIP provided rental subsidies for these units through their partnership with the Ministry of Health.
5.4
Action: Work with social housing providers, tenants, and support agencies to develop a framework to better connect tenants with support services.
Status: In progress
Outcome: Work under the Service Transformation pillar focused on the Client Pathway continued in 2024, with several projects designed and implemented to stabilize operations. Peel increased funding for needs-based portable subsidies focused on clients experiencing homelessness and those at risk of homelessness as a measure of homelessness prevention.
The End of Mortgage strategy includes a focus on improving housing outcomes through service supports, improved processes, and value-added partnerships that contribute to tenant well-being.
In late 2023, the Community Agency Subsidy Program (CASP) was launched. Peel onboarded a total of 10 agencies which administered approximately 260 subsidies to their clients to support successful tenancies. Ongoing support for this program continues with the aim of increased funding in the coming years.
By-Name List: A real-time list of all people experiencing homelessness. It includes a robust set of data points that support coordinated access and service prioritization at a household level and an understanding of homeless inflow and outflow at a system level.
Community Improvement Plan: A Community Improvement Plan (CIP) is a tool that can help revitalize areas within a community by designating a CIP area and providing programs, such as grants, to encourage implementation of goals identified by the municipality.
Coordinated Access: A single place or process for people experiencing homelessness to access housing and support services. It is a system-wide program designed to meet the needs of the most vulnerable first and creates a more efficient homeless serving system by helping people move through the system faster, reducing new entries to homelessness, and improving data collection and quality to provide accurate information on client needs.
Inclusionary Zoning: In December 2016, the Province of Ontario passed the Promoting Affordable Housing Act, which gives municipalities the option to implement inclusionary zoning, which requires affordable housing units to be included in residential developments.
Housing First: A Housing-first approach is based on the principle that people are better able to move forward with their lives if they are first housed. As such, this approach aims to assist people who are homeless to obtain and maintain permanent, housing that is affordable and to assist those who are at risk of homelessness to remain housed.
Official Plan: A long-term plan used by municipalities to manage growth and development that reflects provincial legislation and policies. The Planning Act requires municipalities to update their official plans every 5 years.
Peel Housing Corporation: Peel Housing Corporation, also known as Peel Living, was established in 1976 and acts as a non-for-profit social housing provider owned by Peel Region. Peel Living is the largest community housing provider in Peel and the third largest in Ontario. Peel Living provides safe, affordable housing options to low and moderate-income earners in Peel Region.