Northern Light
Superstar
Bousfields has registered to lobby, on behalf of Starlight in respect of the above address, which is the existing purpose-built rental on top of Wellesley Station.
I'm just noticing this one now, but its been on the registry since 2019, and is still active.
Let me throw a couple of images up, and then we'll discuss:
Site as is:
Dundonald frontage:
Wellesley frontage:
Aerial Pic:
As one can see this is a large site, with an established rental hirise on it, which, presumably would be replaced, thus requiring replacement rental.
On the one hand this site could be opportune, apologies to existing tenants, if you could simply get far more vertical on the existing footprint, and/or squeeze in a second tower.
The first challenge is that existing separation distances are in the ~11M range, nowhere near enough for a tall building.
If you shrink the footprint to allow 25M separation, there's virtually nothing left.
That means you need to either show that adjacent lots are not going to be redeveloped as towers and/or secure rights from the existing owners of said lots to intrude into their development potential.
There is certainly lots of potential if the Yonge Street side, which includes many heritage properties is preserved as-is, in perpetuity, without that, it requires some rather creative massing.
But there is a second obstacle. This site is immediately south of the Yonge Street Linear Parks, and additional height will add incremental shadow to some, or all of them.
Given that they are already shadowed, or set to be shadowed from the west, I expect the City would balk at this.
I'd be interested to see what Bousfields has come up with here..............
***
There are some potential gains here for the community. This building sitting on top of Wellesley station as it does, its removal would allow for expansion/improvement of the station in some respects at lower cost.
Parkland acquisition here could either support expansion of the existing linear parks (including to areas outside of any current/proposed shadow) or could be used to deliver the park proposed for the Green P lot on the south side of Wellesley.
I'm just noticing this one now, but its been on the registry since 2019, and is still active.
Let me throw a couple of images up, and then we'll discuss:
Site as is:
Dundonald frontage:
Wellesley frontage:
Aerial Pic:
As one can see this is a large site, with an established rental hirise on it, which, presumably would be replaced, thus requiring replacement rental.
On the one hand this site could be opportune, apologies to existing tenants, if you could simply get far more vertical on the existing footprint, and/or squeeze in a second tower.
The first challenge is that existing separation distances are in the ~11M range, nowhere near enough for a tall building.
If you shrink the footprint to allow 25M separation, there's virtually nothing left.
That means you need to either show that adjacent lots are not going to be redeveloped as towers and/or secure rights from the existing owners of said lots to intrude into their development potential.
There is certainly lots of potential if the Yonge Street side, which includes many heritage properties is preserved as-is, in perpetuity, without that, it requires some rather creative massing.
But there is a second obstacle. This site is immediately south of the Yonge Street Linear Parks, and additional height will add incremental shadow to some, or all of them.
Given that they are already shadowed, or set to be shadowed from the west, I expect the City would balk at this.
I'd be interested to see what Bousfields has come up with here..............
***
There are some potential gains here for the community. This building sitting on top of Wellesley station as it does, its removal would allow for expansion/improvement of the station in some respects at lower cost.
Parkland acquisition here could either support expansion of the existing linear parks (including to areas outside of any current/proposed shadow) or could be used to deliver the park proposed for the Green P lot on the south side of Wellesley.