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A resubmission has been filed with the City of Toronto for the first phase of the Sherway Gardens Redevelopment, setting the stage for the transformation of the major mall's surface parking areas in Etobicoke. Led by Diamond Corp and Cadillac Fairview, the reworked plan is designed by Adamson Associates Architects, replacing Hariri Pontarini Architects. Four new buildings rising to 41 storeys are planned, split between condominium and purpose-built rental.
The Phase 1 lands occupy a portion on the north side of the wider property, alongside of The Queensway just west of North Queen Street. Besides the enclosed mall, the surroundings include Queensway Health Centre hospital to the west, big box retail and restaurants to the north, and condos built in the last decade to the south. To the immediate east is the Highway 427/QEW/Gradiner Expressway interchange.
The developers first submitted an Official Plan Amendment in 2019, coinciding with the adoption of the City's Sherway Area Secondary Plan, which the developer initially appealed to the Ontario Land Tribunal. Zoning and subdivision applications for the first phase followed in 2021, with resubmissions in 2023 reflecting adjustments to height and site area. After Council endorsed a settlement of the developer’s appeals in late 2024, the OLT approved a modified version of OPA 469 in early 2025, clearing the way for the current Zoning By-law Amendment resubmission.
The new proposal calls for four towers from 14 to 41 storeys (54.15m to 136.77m). Compared to the 2021 version, which envisioned towers of 30 to 45 storeys, and the 2023 plan with heights of 12 to 41 storeys, the latest scheme redistributes massing with one shorter building offset by three taller towers. Podiums have been reconfigured, with the shared base of the condo towers split to create a north–south pedestrian mews.
Altogether, Phase 1 would deliver 1,650 homes, up from 1,578 in 2021 and 1,495 in 2023, across 940 condominium and 710 rental units. Residential uses would account for 110,295m² of the 111,688m² total Gross Floor Area, complemented by 1,393m² of retail at grade. This reflects a shift from the 118,392m² and 110,290m² totals in 2021 and 2023, respectively, with a Floor Space Index of 5.56 times coverage of this 3.22-hectare portion of the site. The updated layout introduces three new public streets.
The amenity program has been scaled back in the latest resubmission, with 2,462m² of indoor space and 1,812m² outdoors. This marks a reduction from 3,599m² indoors and 3,493m² outdoors in 2021, and 3,514m² indoors with 3,204m² outdoors in 2023. Vertical circulation would be supported by four elevators in each high-rise and three in the 14-storey building, resulting in ratios ranging from one cab per 66 units in the shortest building to one per 110–125 units in the towers, necessitating high-speed motors in the tallest towers for adequate response times.
Phasing has been sequenced to prioritize rental housing, with a 41-storey rental tower advancing first under a separate site plan application, followed by a 40-storey condominium tower, and finally a 35-storey condo and the 14-storey rental building.
Public realm contributions would include a 2,120m² POPS (Privately-Owned Publicly-accessible Space) and 2,131m² of unencumbered parkland, paired with 946m² of additional encumbered open space. Together, these parcels provide about 3,077m² of landscaped space, compared to 3,061m² of parkland in 2021 and 2,333m² in 2023. A new north–south mews would link The Queensway to the POPS.
Below grade, a three-level garage would accommodate 829 vehicular spaces for residents and 84 for visitors, a drop from 1,671 stalls in 2021 and 1,395 in 2023. Bicycle infrastructure has grown, now offering 1,244 spaces (up from 1,188 in 2021 and 1,160 in 2023) split between 1,124 long-term and 120 short-term stalls.
TTC buses ply The Queensway and North Queen Street just steps from Phase 1, while the Sherway Bus Terminal at the southwest corner of the mall — a five-to-ten-minute walk — offers more TTC bus routes as well as Mississauga's MiWay bus routes. A right-of-way is being protected for a potential west extension of the Bloor Line 2 subway, which could one day have a subway stop at The Queensway and The West Mall. For cyclists, future plans include a widened 9.5-metre boulevard on The Queensway with a bi-directional cycle track and sidewalks.
There is other development activity nearby the mall. To the west, the Gilgan Family Queensway Health Centre is being expanded with new hospital wings of eight and nine storeys. To the north, 1750 The Queensway is seeking approval for eight buildings rising between 6 and 38 storeys, while to the southeast, 580 Evans is planned with five towers ranging from 9 to 38 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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| Related Companies: | Adamson Associates Architects, Bousfields, Hariri Pontarini Architects, RWDI Climate and Performance Engineering, Urban Strategies Inc. |
