Orchard Villa Redevelopment

November 18, 2025

Understanding the Orchard Villa Redevelopment in Pickering

Residents may have noticed construction activity at Orchard Villa Long-Term Care Home, located at 1955 Valley Farm Road. We understand there are questions and concerns about what is happening, who is leading the project, and what role the City of Pickering plays.

The redevelopment and expansion of Orchard Villa is a provincially approved and privately led initiative. The project is being undertaken by Southbridge Health Care LP, the owner and operator of Orchard Villa, under the direction and approval of the Province of Ontario’s Ministry of Long-Term Care.

The City of Pickering’s involvement is limited to its legislated responsibilities – such as reviewing building permit applications, conducting inspections, and ensuring compliance with the Ontario Building Code. The City did not initiate or fund this redevelopment.

We recognize that Orchard Villa has been a topic of public concern in our community, and the City shares in the compassion and care that residents have expressed for older adults and their families. Our staff remain committed to providing factual and transparent updates as the project moves forward, and we continue to maintain ongoing dialogue with the Ministry of Long-Term Care and local MPP to ensure that quality of care and service delivery remain at the forefront of this redevelopment. The City will continue to advocate for dignity, safety, and compassionate treatment for Pickering’s older adult community, and will remain closely connected with provincial representatives to support accountability and positive outcomes at every stage.

To help residents better understand the process and the City’s role, we’ve compiled the following Frequently Asked Questions (FAQ).

1. What is happening at Orchard Villa?

The existing Orchard Villa Long-Term Care Home is being redeveloped and expanded to create a new, modern long-term care facility. This project is led by Southbridge Health Care LP and has been approved by the Province of Ontario’s Ministry of Long-Term Care.

The project includes:

  • A 15-storey building at the southwest portion of the site creating a total of 320 new long-term beds.
  • Following the construction of this new building, the existing building would be demolished and replaced with two to three new mid-rise residential buildings, having heights ranging between 10 and 15-storeys.
  • They have noted that some of the units within these new buildings could also serve as a source of affordable housing for frontline healthcare workers that work on-site.
  • In total, Southbridge is looking to build 832 long-term care beds and a total of 670 retirement home units.

Based on information provided by Southbridge, site mobilization is expected to begin in late November 2025, with construction activity continuing into 2026, depending on weather and site conditions.

2. Who approved this redevelopment?

The Province of Ontario approved this project as part of its broader efforts to increase long-term care capacity across the province. The City of Pickering did not initiate this redevelopment – our role is limited to ensuring that all construction work complies with the Ontario Building Code and municipal by-laws.

3. What is a Minister’s Zoning Order (MZO) and how does it apply here?

A Minister’s Zoning Order (MZO) is a planning tool that allows the Province of Ontario to directly set zoning rules for a property – bypassing the normal municipal planning and public consultation process.

In June 2023, the Province issued an MZO (Ontario Regulation 125/23) for 1955 Valley Farm Road, the site of Orchard Villa. This order permits a large long-term care and retirement facility on the property.

Because of this MZO, the Province, not the City, controls the zoning and land-use approvals for this site.

Background Documents:
Special Council Meeting – May 1, 2023 - Minister’s Zoning Order Request

4. Where is Orchard Villa located?

Orchard Villa Long-Term Care Home is located at 1955 Valley Farm Road, Pickering.

5. What is the City of Pickering’s role in this project?

The City’s role is regulatory, not decision-making.

City staff:

  • Review and issue building permits once provincial and technical requirements are met.
  • Conduct inspections during construction to ensure compliance with Provincially regulated building standards.
  • Respond to resident inquiries and share factual information.

The City does not determine the project’s approval, size, or timing, outside of its role in the building permit process, to ensure safe construction.

6. How will nearby residents be affected?

Residents may notice construction activity on or around the site, including fencing, equipment, and construction vehicles. All work must follow municipal noise by-laws.

Questions about specific construction activities should be directed to Southbridge Health Care LP, as they are the project owner.

7. Was the community consulted about this project?

This redevelopment was approved by the Province of Ontario under its long-term care expansion framework. This project was approved through a Minister’s Zoning Order (MZO) issued by the Province of Ontario. An MZO allows the Minister of Municipal Affairs and Housing to control land use and zoning without requiring municipal approval or public consultation. As a result, this development was not initiated or endorsed by the City of Pickering, and the City had no role in the decision-making process, outside of its role in the building permit process, to ensure safe construction.

8. Who can residents contact with questions or concerns?

9. How is the City ensuring accountability and safety?

Southbridge has secured the appropriate building permits and must comply with the Ontario Building Code. City inspectors will monitor the work for compliance throughout the construction phase.

10. Is this redevelopment connected to the City’s own projects or plans?

No. The Orchard Villa redevelopment is not a City-led initiative and is separate from any municipal planning or development projects. The City’s role is limited to regulatory oversight under provincial legislation.

The City’s Commitment

The City of Pickering remains committed to:

  • Transparency – providing residents with clear and factual information.
  • Public safety – ensuring construction meets all provincial and municipal by-laws.
  • Community support – helping residents access the right channels for their questions or concerns.

We appreciate the community’s interest as this provincially led project moves forward.

Contact Us

One The Esplanade
Pickering, Ontario
Canada L1V 6K7

905.683.7575

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