A parking lot at one of Mississauga’s oldest shopping centres could eventually make way for a new apartment building as the city continues to push for more housing in the Sheridan neighbourhood.

Mississauga’s Planning and Development Committee has recommended that the city designate lands at 2225 Erin Mills Parkway, home to Sherwood Village Mall, as a Class 4 area under provincial noise guidelines — a move needed to support plans for a 10-storey rental apartment building at the rear of the property.

Formerly known as Sheridan Mall, the location has operated since 1969.

The proposed building would be constructed on an existing parking area fronting Fowler Drive behind the long-standing shopping plaza, located north of the QEW and east of Erin Mills Parkway.

While the recommendation deals primarily with noise regulations, it represents another step toward residential redevelopment at the site.

The project is part of a larger intensification plan for the Sheridan Growth Node, an area identified by the city as a Strategic Growth Area where future population growth is expected to be concentrated.

READ MORE: Apartment building will replace fast-food restaurants at Mississauga mall

The site was previously the subject of an application for two 15-storey residential buildings. That proposal was appealed to the Ontario Land Tribunal after city staff determined there was insufficient time to complete the review process within provincial deadlines. A settlement between the city and the developer was reached in 2024, with planning approvals finalized in late 2025.

The current site plan application proposes a 10-storey rental apartment building on lands occupied by surface parking behind the mall and several standalone commercial buildings.

According to a staff report, the Class 4 designation is required because future residents would be located near existing sources of noise generated by the shopping centre. Those sources include rooftop HVAC equipment, exhaust fans, emergency generators, grocery store refrigeration systems, loading activities and traffic along Erin Mills Parkway.

Provincial guidelines allow municipalities to designate redevelopment sites as Class 4 areas when new residential buildings are proposed near established commercial or employment uses that generate noise.

City staff said noise studies submitted by the applicant found that outdoor amenity areas would meet provincial standards, but some building facades could experience noise levels above standard limits. The designation would permit the development to proceed with additional mitigation measures and warning clauses advising future residents about nearby commercial activity.

Planning staff concluded the designation is appropriate given the city’s long-term plans for continued redevelopment and infill housing within the Sheridan Growth Node.

The recommendation will now move to Mississauga City Council for final consideration.


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