To clarify a point touched on above, part of what makes the idea of re-developing suburban highway corridors like Hespler Road so intriguing is the relative ease with which large parcels of already-service land can be completely reorganized. There's nothing worth loving on Hespler Road, evidenced by its near-universal panning by anyone familiar with it. This means that you can change it in truly dramatic ways without running into the obstacles of preservation and even NIMBYism in many (though of course not all) cases.
Redeveloping sites/districts with any kind of claim (sometimes legitimate, others quite facile in nature) can take years. If you want to build an extension at the front of a strip mall parking lot, it really only takes the presentation of a strong business case to the owner of the land. Should Regional planners find their way toward creating an attractive, profitable, hassle-free eco-system for the right kind of development, the transformation here could be quite rapid and comprehensive.
"I have always believed that what is originally an abuse does not cease to be one by having become customary."