Four development applications were rejected by Toronto City Council at its December 2025 meeting, denying zoning approvals for proposals that would have created over 2,100 new housing units in Midtown and North York combined because some of each proposal went beyond what the city wants to allow. The rejected projects included a mix of condominiums and purpose-built rental buildings ranging from 25 to 52 stories, with 545 proposed rental apartments and 40 rental replacement units. All numbers are listed below.
1 St Clair West
The City Council rejected the request to amend the zoning ordinance for 1 to 13 St. Clair Avenue West. Proposed by Slate Asset Management and designed by Gensler, the Deer Park proposal would add a 49-story (165.63 m) residential tower atop an expanded 12-story 1968 modernist office building, with improvements planned for the existing ground-floor retail and expanded office floors. The project would create 340 condominiums in 882 m² of retail and 7,041 m² of office space with 24 vehicle parking spaces. City officials' concerns include the accumulation of the new portion and wind impacts caused by the design. The council also authorized the city's attorney to appear before the OLT in the event of an appeal to support the denial decision.
1 St Clair West, designed by Gensler for Slate Asset Management
1125 Sheppard Avenue East
Council denied the official plan amendment and zoning ordinance amendment requests for 1125 Sheppard Avenue East. Plans designed by DIALOG for Concord Adex call for two mixed-use condominium towers of 48 and 52 stories (148.72 m and 160.32 m) in Bayview Village. They would house 1,238 condominiums on 2,882 square feet of ground floor retail space, supported by a four-story underground parking garage. City staff are not convinced that the proposal represents good planning, concluding that it does not comply with either the Official Plan or the Sheppard Local Secondary Plan. The council directed that mediation or other dispute resolution techniques be used in the event of an appeal to the OLT, while also authorizing the city's attorney to take the necessary steps to implement the council's decision.
1125 Sheppard Avenue East, designed by DIALOG for Concord Adex
38-50 Park Rd
The City Council directed the City Attorney and relevant City staff to attend the OLT to oppose Helberg Properties' application to amend the Official Plan and Zoning Ordinance for 38-50 Park Road. He reiterated the city's refusal and at the same time approved further discussions with the applicant. The Rosedale proposal, designed by David Chipperfield Architects with BDP Quadrangle as Architect of Record and listed building by ERA Architects, envisages a 31-storey (107.90 m²) mixed-use building with 289 purpose-built rental units, including 40 rental replacement apartments, as well as a small 633 m² office component. City staff do not believe the proposal represents, among other things, an acceptable transition to adjacent parkland. The council also authorized the city's attorney to request that a final OLT order be withheld should the appeal be granted. This would be the first Toronto project for the London-based firm led by Sir David Chipperfield, which incorporated a 1954 modernist office building by John C. Parkin.
38-50 Park Road, designed by David Chipperfield Architects and BDP Quadrangle for Helberg Properties
550 Eglinton Avenue East
The City Council rejected the official plan amendment and zoning bylaw amendment requests for 544-552 Eglinton Avenue East and 12-14 Bruce Park Avenue. Proposed by Dez Capital and designed by Studio JCI, the project envisions a 25-story (89.10 m²) purpose-built rental building in Mount Pleasant East. 256 market-rate rental units are planned as well as a three-story underground car park with 58 parking spaces for vehicles and 283 parking spaces for bicycles. City staff do not believe the plan “reflects the construction form, height and intensity level envisioned in the secondary plan.” The council also authorized the city's attorney to appear before the OLT in the event of an appeal to support the denial decision.
550 Eglinton Avenue East, designed by Studio JCI for Dez Capital Corporation
UrbanToronto will continue to monitor the progress of these developments, but in the meantime you can learn more in our database files linked below. If you'd like, you can join the discussions in the associated Project Forum threads or leave a comment in the designated area on this page.
* * *
UrbanToronto's research and data service, UTPro, provides comprehensive data on construction projects in the Greater Golden Horseshoe – from proposal to completion. Other services include instant reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from the first application.
| Related companies: |
Arcadis, BDP Quadrangle, Bousfields, Entuitive, ERA Architects, Gensler, Gradient Wind Engineers & Scientists, Janet Rosenberg & Studio, New Release Condo, RWDI Climate and Performance Engineering, Urban Strategies Inc. |