3.6K 
Four development applications were refused by Toronto City Council at its December, 2025 meeting, withholding zoning approvals for proposals that together would have introduced over 2,100 new residential units across Midtown and North York, as something or things about each proposal were beyond what the City wants to allow. The rejected projects included a mix of condominium and purpose-built rental buildings ranging from 25 to 52 storeys, with 545 proposed rental homes and 40 rental replacement units. All the numbers are detailed below.
1 St Clair West
City Council refused the Zoning By-law Amendment application for 1 through 13 St Clair Avenue West. Proposed by Slate Asset Management and designed by Gensler, the Deer Park proposal would add a 49-storey (165.63m) residential tower atop an expanded 12-storey Modernist office building dating to 1968, with improvements planned for the existing ground-floor retail and expanded office floor-plates. The project would introduce 340 condominium units above 882m² of retail and 7,041m² of office space, with 24 vehicle parking spaces. Concerns from City Staff include the massing of the new portion as well as wind impacts caused by the design. Council also authorized the City Solicitor to appear before the OLT in support of the refusal decision in the event of an appeal.
1125 Sheppard Avenue East
Council refused the Official Plan Amendment and Zoning By-law Amendment applications for 1125 Sheppard Avenue East. Designed by DIALOG for Concord Adex, plans call for a pair of mixed-use condominium towers rising 48 and 52 storeys (148.72m and 160.32m) in Bayview Village. They would house 1,238 condominium units above 2,882m² of ground-floor retail space, supported by four levels of underground garage. City Staff do not believe that proposal constitutes good planning, finding that it does not conform to the Official Plan nor the local Sheppard Secondary Plan. Council directed that, in the event of an appeal to the OLT, mediation or other dispute resolution techniques be pursued, while also authorizing the City Solicitor to take necessary steps to implement Council’s decision.
38–50 Park Road
City Council directed the City Solicitor and appropriate City staff to attend the OLT in opposition to the Official Plan and Zoning By-law Amendment appeal for Helberg Properties' 38–50 Park Road, reaffirming the City’s refusal while authorizing continued discussions with the applicant. The Rosedale proposal, designed by David Chipperfield Architects with BDP Quadrangle as Architect of Record and heritage conservation by ERA Architects, would introduce a 31-storey (107.90m) mixed-use building with 289 purpose-built rental units, including 40 rental replacement homes, alongside a small 633m² office component. City Staff do not believe that the proposal, among other things, represents an acceptable transition to adjacent parkland. Council further authorized the City Solicitor to seek the withholding of any final OLT order should the appeal be allowed. This would mark the first Toronto project for the London-based firm led by Sir David Chipperfield, incorporating a 1954 Modernist office building by John C. Parkin.
550 Eglinton Avenue East
City Council refused the Official Plan Amendment and Zoning By-law Amendment applications for 544–552 Eglinton Avenue East and 12–14 Bruce Park Avenue. Proposed by Dez Capital and designed by Studio JCI, it calls for a 25-storey (89.10m) purpose-built rental building in Mount Pleasant East. The plans entail 256 market-rate rental units supported by three levels of underground parking containing 58 vehicle spaces and 283 bicycle parking spaces. City Staff do not believe that the plan represents "built form, height and level of intensification envisioned in the Secondary Plan." Council also authorized the City Solicitor to appear before the OLT in support of the refusal decision in the event of an appeal.
UrbanToronto will continue to follow progress on these developments, but in the meantime, you can learn more about them from our Database files, linked below. If you'd like, you can join in on the conversations in the associated Project Forum threads or leave a comment in the space provided on this page.
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UrbanToronto's research and data service, UTPro, provides comprehensive data on construction projects in the Greater Golden Horseshoe—from proposal through to completion. Other services include Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.
