TOWN OF CALEDON EMPLOYMENT LAND NEEDS STUDY

7-3
Table 7-1b summarizes Watson’s forecast of employment on employment lands over the shortterm
and long-term forecast period, based on the conversion factors assigned to employment by
ICI, as set out in Table 7-a.
TABLE 7-1b
EMPLOYMENT ON EMPLOYMENT LANDS, 2006-2031
Percent Total Employment Growth on Employment
Employment Growth by Sector
Employment on
Lands
Employment by ICI 2006-2011 2006-2021 2006-2031 Employment Lands 2006-2011 2006-2021 2006-2031
Primary 10 63 169 0% 0 0 0
Work @ Home 868 2,030 3,544 0% 0 0 0
Industrial 3988 11,894 18,598 97% 3,868 11,537 18,040
Commercial 715 2,185 3,941 25% 179 546 985
Institutional 351 909 1,479 10% 35 91 148
Total 5,931 17,081 27,731 4,082 12,174 19,174
Source: Watson & Associates, 2008.
3. Determine the Density of Employment on Employment Lands
Over the forecast period, there are a number of factors which are anticipated to influence the
physical nature of development on employment lands across the Region of Peel. For example,
it is foreseeable that higher density on employment lands could be achieved throughout the
forecast period in the Region’s larger urban municipalities, largely due to the tightening of
available employment land supply, increasing pressure for intensification. An increasing trend
of office commercial uses in newer business parks is also likely to provide higher densities in
employment areas with direct 400 series highway exposure, such as Mayfield West, when
compared to older, heavier, traditional industrial areas. Furthermore, increases in industrial land
values in Caledon (which have recently been experienced in South Albion-Bolton) will also tend
to improve land utilization and increase employment density. On the other hand, existing trends
within the Peel municipalities of Caledon and Brampton indicate that overall employment density
has been, and will continue to be, heavily influenced by an increasing percentage of landextensive
employment within the distribution and warehousing sector, which will tend to counter
trends towards higher employment density.
Given the above factors, forecast employment land density within the Town of Caledon is
anticipated to be below many of the larger urban GTAH municipalities such as Brampton,
Mississauga, and Vaughan, which range from approximately 14 to 24 employees per net acre
Watson & Associates Economists Ltd.
H:\caledon\2009 Employment Land Needs Addendum
Report\Employment Land Needs Report_ammended as of November 13 2009.doc