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A new Site Plan Approval submission to the City of Toronto for 4 Beamish Drive brings revisions to a purpose-built rental proposal in Etobicoke's intensifying Six Points area. Designed by WZMH Architects for LiUNA, Fengate Asset Management, and The Hi-Rise Group, the proposal tweaks massing, unit mix, and unit total, will remaining at the 45 storeys it has approved zoning for. The site is located within the Kipling Protected Major Transit Station Area.
The site is an assembly of 4, 6, 8, and 10 Beamish Drive on the west side of the short street that runs between Bloor and Dundas streets just west of where they converged in an interchange with Kipling Avenue until between 2017 and 2020 when the Six Points interchange was demolished and replaced with a new at-grade street configuration, formally kicking off reinvestment in the area. Following the issuance of demolition permits in September, 2025, the 4 Beamish site was cleared of detached houses that had been converted to commercial uses over the years. Surrounding the site, remaining low-rise residential and commercial properties are increasingly giving way to high-rise development around Bloor, Dundas Street West, and Kipling Avenue.
The 4 Beamish redevelopment plans date to 2019, when Triage Development, which later merged with Amdev, sought rezoning for a 35-storey residential tower. A settlement offer endorsed by City Council in 2023 advanced a larger scheme, with the Ontario Land Tribunal approving the resulting Zoning By-law Amendment in February, 2025. Fengate later acquired the property for $37.3 million with backing from pension-fund partners, followed by a Site Plan Approval application in 2025, and now revised submissions in both January and June of this year. MHBC Planning submitted the latest application to the City of Toronto on behalf of the developers.
The WZMH Architects-designed plans arrange a single 45-storey residential tower with retail space at grade. Although the storey count is unchanged from the 2025 proposal, the building’s height has increased from 143.7m to 148.1m. Massing revisions introduced through the resubmissions include a redesigned mechanical penthouse.
The tower is now planned to contain 509 purpose-built rental units, down from the 530 proposed in 2025. The unit mix is comprised of 41 studios, 288 one-bedrooms, 124 two-bedrooms, and 56 units with three or more bedrooms.Five elevators would serve the building, unchanged from 2025. With the lower unit count, the ratio improves from one elevator per 106 apartments to one per 102, indicating reasonable response times when all elevators are operational.
Gross Floor Area would be 32,427m², up from 31,632m² in 2025, including 32,225m² of residential space and 202m² of retail, with residential increased from 31,392m² and commercial reduced from 240m². The Floor Space Index rises from 14.08 to 14.32 times coverage of the 2,347m² site. On the east side of the site, a 210m² POPS (Privately-Owned Publicly-accessible Space) is proposed beside the sidewalk. Tweaks to the plans allow it to be one square metre larger than what was proposed in the 2025 plans.
Two underground levels would provide 68 motor vehicle spaces, down from 77 in 2025. Resident parking is reduced from 72 to 63 spaces, while the five visitor spaces remain unchanged. Bicycle parking also fell from 212 to 201 spaces, with the current plans calling for 173 long-term and 28 short-term spaces, compared with 182 long-term and 30 short-term spaces previously.
The site is about 600m from Kipling station entrances, an approximately eight-minute walk providing direct connections to Bloor Line 2, GO Transit rail and bus services, and MiWay buses. Longer-term transit improvements include the planned Dundas Bus Rapid Transit corridor, which would extend westward through Mississauga, Oakville, and Burlington toward Hamilton, while existing cycle tracks on Bloor Street West and Dundas Street West provide connections through the surrounding area.
The proposal joins a growing cluster of high-rise development around the Six Points area. To the west, 8 Jopling Avenue South calls for 29- and 38-storey towers, 5 Jopling Avenue South is planned at 39 storeys, and the six-building Six Points Plaza redevelopment would range from eight to 45 storeys, including eight- and 36-storey buildings in its first phase west of the site. To the southwest, proposals at 5238 and 5280 Dundas Street West rise 41 and 42 storeys respectively, with a 50-storey tower planned farther southwest at 5359 Dundas Street West. Eastward, construction continues on the four-building, seven- to 16-storey Etobicoke Civic Centre complex and the 26- and 30-storey Stella, with proposals at 970 Kipling Avenue at 28 and 43 storeys and 3725 Bloor Street West at 43 storeys; farther east, Arcadia District would add four buildings ranging from 12 to 42 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: | Crozier Consulting Engineers, EQ Building Performance Inc., Gradient Wind Engineers & Scientists, MHBC Planning, STUDIO tla, WZMH Architects |
