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A massive transformation is set to unfold in Oakville’s historic Palermo neighbourhood on the west side of that Greater Toronto and Hamilton Area town. The proposed Palermo Village, a master-planned mixed-use development, within walking distance of a future Dundas BRT station, would usher in urban living to what is currently a rural area. Nestled along Bronte Road to the north of Dundas Street, and flanked by Highway 407 to the north, Palermo Village reflects the community-centric development already taking place to the east of it in the North Oakville planning area.
Developed by Argo Developments, NAK Design prepared the initial masterplan study, after which Perkins&Will came on board as masterplan architect or further refinement. The proposal is posed to transform approximately 47.73 hectares of agricultural land into a community. With its origins dating back to 1806 and boasting 16 heritage buildings, the site was once known as Hagerstown before adopting its current name.
The proposed development weaves together a diverse range of residential, institutional, commercial, and public spaces. The overall residential component is substantial, offering 6,890 units, encompassing three mixed-use condominium blocks, four high-density residential condominium blocks, and four medium-density residential blocks. Adding to the residential fabric are twenty-eight single detached dwellings.
Its high-rise residential buildings would vary in height, with this range allowing for a thoughtful transition from the bustling urban core to the suburban areas. There would also be an additional 19,329m² of office, retail, and community area.
The development is segmented into two distinct parcels, currently used for agricultural purposes: an east parcel, occupying approximately 1.89 hectares, and the larger west parcel, spanning about 45.84 hectares. The east parcel would be situated as a gateway to the development, while the west parcel would form the core of Palermo Village.
This plan envisions a mosaic of distinct districts. The Main Street District, anchored by Old Bronte Road, would be a hub for high-rise residential buildings, office spaces, and a transit terminal. The Civic District is envisaged as a community focal point, featuring an expansive 2.2-hectare neighbourhood park, library, and community centre. Conceptualized as a "strata park," the greenery would incorporate an underground garage beneath it. This district blends high-rise buildings along its periphery with lower-rise apartments and townhouses, creating a diverse urban landscape.
The Urban Neighbourhood District’s design presents a mid-density residential setting, with townhouses and back-to-back townhouses, complemented by higher-density residences along Bronte Road. It would also feature a village square. Finally, the Palermo Gateway District would be positioned to serve the future 407 Transitway Station. This district is a mix of high-density residential, employment, and retail spaces, with substantial open areas.
A significant part of this initiative includes a stormwater management pond, planned west of the future extension of Valleyridge Drive. Moreover, two designated Natural Heritage Sytem (NHS) blocks are set to include the area's natural features, buffered by a protective zone around the woodland's dripline and a 15m setback from the stable top of bank of the Fourteen Mile Creek.
The site is situated within 800m of the planned Bronte 407 Transitway Station and Dundas BRT Bronte stop, meeting Oakville’s Growth Plan’s definition of a Major Transit Station Area. This proximity to significant transit hubs underscores the development’s commitment to sustainable and accessible urban living. The 407 Transitway, a planned two-lane, grade-separated bus rapid transit system, and the Dundas BRT, set to extend from Kipling Station on Bloor Line 1 to Highway 6 in Hamilton, are pivotal to enhancing regional connectivity.
Surrounding developments further contextualize Palermo Village’s transformative role in the area. East of the site, the 3015 Dundas Street West project proposes two towers of 27 and 30 storeys, while to the south, developments like the 8-storey 2477 Old Bronte Road currently under construction, and recently completed The Branch and The Bronte, also 8 storeys, are shaping the local landscape.
UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.
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| Related Companies: | HGC Engineering Inc, NAK Design Strategies |
