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A settlement has been ratified with an interim order by the Ontario Land Tribunal (OLT) for 120 Bouchette Street in Toronto’s McCleary District in the Port Lands. Designed by Turner Fleischer for Development Collective and 1956565 Ontario Inc., the proposal has evolved from a three-tower scheme up to 49 storeys into a two-tower plan rising 53 and 56 storeys. Located within the East Harbour Protected Major Transit Station Area, the plans now include affordable rental housing.
The 7,353m² site occupies the southwest corner of Lake Shore Boulevard East and Bouchette Street. Currently developed with a warehouse and surface storage yard, the property reflects the Port Lands’ longstanding industrial character.
An Official Plan and Zoning By-law Amendment application for 120 Bouchette Street was submitted in May, 2024, proposing a three-tower redevelopment. The owner appealed to the OLT in January, 2025. While Council initially directed staff in June of that year to oppose the proposal at the Tribunal, subsequent mediation led to a without-prejudice settlement offer in September, 2025, which Council endorsed in October.
The revised plan consolidates the earlier three-tower arrangement into two taller buildings rising from a shared base, with heights of 53 and 56 storeys, or 188.82m and 198.12m. The original submission proposed towers of 43, 46, and 49 storeys reaching up to 163.2m. Podiums would step from 10 storeys along Lake Shore Boulevard East to 8 storeys at the south end, with a 12-storey element fronting Bouchette Street and a 16-storey pop-up at the northwest corner. A centrally located POPS (Privately-Owned Publicly-accessible Space) spanning 203m² has been introduced, opening into an internal courtyard near McCleary Park.
The earlier proposal comprised 1,626 units within approximately 119,987m² of Gross Floor Area (GFA), primarily residential, with 2,840m² of live-work space and 1,989m² of retail. The settlement reports up to 1,754 units and a total GFA of 127,868m², including 120,469m² of residential space, 2,399m² of retail, and 5,000m² dedicated to Production, Interactive and Creative (PIC) uses. The Floor Space Index has risen from 16.79 to 17.39.
Amenity space entails 3,621m² of indoor and 2,512m² of outdoor area distributed across the podium and rooftop levels. The earlier scheme proposed approximately 6,708m² of combined indoor and outdoor amenities divided evenly, including a second-floor business centre linked to 39 live-work units. The new plan replaces the live-work component with secured PIC space. It formalizes affordable rental housing, offering either 10% of residential gross floor area for 25 years or 6.5% for 99 years, to be secured through a Section 37 in-kind contribution agreement.
Above the podium, tower spacing now meets or exceeds 40m beyond the 20-storey datum, up from the minimum 25m separation shown in the initial submission. Vertical circulation would be handled by 13 residential elevators and two additional lifts connecting the garage to the second floor, resulting in approximately one elevator per 125 units, indicating that high-speed motors would be required for adequate service.
Below grade, two levels of underground parking remain, though supply has increased. The original proposal provided 177 resident and 54 visitor spaces, totalling approximately 231 stalls. The revised scheme lists 273 residential vehicular spaces. Bicycle infrastructure has likewise expanded, from 1,468 long-term and 326 short-term spaces plus 14 for retail in the earlier iteration, to 1,579 long-term and 351 short-term residential spaces, alongside 16 retail and 23 PIC spaces.
The site sits approximately 600m from the future East Harbour station now under construction, which will integrate GO Transit service with the Ontario Line 3. Surface transit is currently provided by the 72 Pape bus, while planned extensions of Broadview Avenue south into the Port Lands are intended to accommodate future LRT service connecting to the proposed Waterfront East LRT along Commissioners Street. Cycling connections include the Martin Goodman Trail running just south of Lake Shore Boulevard East and additional routes along Villiers Street, Saulter Street, and Commissioners Street.
Intensification is accelerating across the surrounding blocks. To the west, 115 Saulter Street South is proposed at 47 and 53 storeys, while 685 Lake Shore Boulevard East has secured approvals for towers of 54 and 58 storeys, and CreateTO is advancing the McCleary District as a mixed-use community framework. To the south, the Basin Media Hub envisions studio and office buildings up to five storeys, while 280 Commissioners Street proposes additional 40- and 45-storey towers. To the northwest, the 60-acre East Harbour redevelopment is planned with 15 commercial buildings ranging from 23 to 65 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: | Arcadis, Batory Planning + Management, RWDI Climate and Performance Engineering, Turner Fleischer |
