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The Tivoli Theatre, a shuttered but storied landmark in Downtown Hamilton, is proposed to be demolished and replaced by a development of two towers rising from a shared podium. Designed by +VG Architects • The Ventin Group Ltd for Aventus Developments and Society Developments, the towers would rise to about 35 storeys. Despite the Tivoli’s heritage designation, the proposal’s Heritage Impact Assessment notes the extensive deterioration that has rendered the structure unsafe.
The 2,791m² site at 108-144 James Street North spans along Wilson Street from James to Hughson Street in a mixed-use neighbourhood known for its early 20th-century low-rise brick buildings, street-level cafes, restaurants, and galleries. The southern portion of the site is currently in occupied by a single story strip plaza and its surface parking lot.
Originally built in 1875 as a carriage factory for J.P. Pronguey, the building transitioned into a theatre in 1908, becoming the Tivoli in 1924. Renowned for its Italian Renaissance interior designed by Toronto architect B. Kingston Hall, it was the first cinema in Hamilton to show movies with sound in the late 1920s. Despite later renovations, key features like the proscenium arch and friezes remain intact.
Decades of neglect have left the Tivoli Theatre in an advanced state of deterioration, as detailed in the Heritage Impact Assessment submitted with the proposal. According to the report, structural breaches in the building’s envelope, hazardous substances in its historic plasterwork, and widespread decay have made integration into new construction untenable. While some interior features might be salvaged for commemorative purposes, the overall condition of the site is prompting its owners to pursue demolition.
A decade ago, a 22-storey redevelopment designed by McCallum Sather Architects for the Tivoli Theatre site was proposed by then owners Diamante Development.
That project never advanced, and Aventus and Society Developments acquired the site in 2022. Their proposed redevelopment features two modern residential towers in the range of 32 to 35 storeys, though exact heights have not been finalized. The design combines contemporary architecture with heritage-inspired elements, such as patterns and rhythms reflecting the original Second Empire-style facade.
A six-storey podium would house commercial spaces at grade facing James, WIlson, and Hughson streets, and parking facilities hidden behind. More parking is also to be accommodated on an underground level, providing spaces for motor vehicles and bicycles. At-grade features include a publicly accessible interpretive centre, which would commemorate the site’s history through curated displays of Tivoli memorabilia and architectural fragments. The towers would be connected by a skybridge about three quarters of the way up. The skybridge is planned to include an 836m² event space with nods to the Tivoli Theatre’s legacy, but if the skybridge prove unfeasible, the planned event space would be relocated to an upper floor.
The site is approximately halfway between West Harbour and Hamilton GO stations, and about a 12-minute walk to either of them, while local transit options include Hamilton Street Railway bus routes along James and Hughson streets, as well as routes on nearby York Boulevard and John Street. The upcoming Hamilton LRT, which will run along King Street East with a planned stop near James Street, promises to further improve access to the area.
Other projects and proposals dot the surrounding area. To the north, mid-rise projects are under construction, alongside proposals for the 12-storey 175 John Street North and 15-storey Monterey Residences. Further west, 82-102 Vine Street calls for 20 storeys, with 58 and 84 York Boulevard proposed at 28 and 30 storeys respectively. Beasley Park Lofts is proposed at 30 storeys to the east. Southward, closer to King Street East, development activity intensifies, with The Design District 41’s three 31-storey towers under construction and proposals for dual 30-storey towers at 80 John Street North, the 31-storey 92 John Street North, a 24-storey tower and three 30-storey towers at 77 James Street North, and the 30-storey Rebecca Condos. In addition, 73 Hughson Street North is proposed at 41 storeys.
UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.
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