DEVELOPMENT PLANNING
October 10, 2025 1K
Phase 1 redevelopment plan for four Sherway Gardens towers revised
A renewed application has been submitted to the City of Toronto for the first phase of the redevelopment of Sherway Gardens, laying the foundation for the transformation of the surface parking areas of the major shopping center in Etobicoke. Led by Diamond Corp and Cadillac Fairview, the revised plan was designed by Adamson Associates Architects, replacing Hariri Pontarini Architects. Four new buildings with a total height of 41 floors are planned, divided into condominiums and functional rental apartments.
Looking southwest at the Sherway Gardens Redevelopment Phase 1, designed by Adamson Associates Architects for DiamondCorp and Cadillac Fairview
The Phase 1 properties occupy a portion on the north side of the larger property, adjacent to The Queensway, west of North Queen Street. In addition to the enclosed shopping center, the area includes the Queensway Health Center hospital to the west, large retail stores and restaurants to the north, and condominiums built in the last decade to the south. Immediately east is the Highway 427/QEW/Gradiner Expressway interchange.
A bird's eye view of the current location looking west, image from the handover to the City of Toronto
The developers first filed 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. Development and subdivision applications for the first phase followed in 2021, with resubmissions in 2023 reflecting height and lot area adjustments. After the Council agreed to a resolution of the developer's appeals in late 2024, the OLT approved a modified version of OPA 469 in early 2025, clearing the way for resubmission of the current Zoning Bylaw Amendment.
Previous plan from 2021 designed by Hariri Pontarini Architects for DiamondCorp and Cadillac Fairview
The new proposal calls for four towers ranging from 14 to 41 floors (54.15 m to 136.77 m). Compared to the 2021 version, which called for towers of 30 to 45 stories, and the 2023 plan, which had heights of 12 to 41 stories, the latest plan redistributes massing, offsetting a shorter building with three taller towers. The podiums were reconfigured, dividing the common base of the condo towers to create a north-south pedestrian mall.
A total of 1,650 apartments would be created in Phase 1, up from 1,578 in 2021 and 1,495 in 2023, spread across 940 condominiums and 710 rental units. Residential uses would account for 110,295 m² of the total gross floor area of ​​111,688 m², supplemented by 1,393 m² of ground-level retail space. This reflects a shift from the totals of 118,392 m² and 110,290 m² in 2021 and 2023 respectively, with an area index of 5.56 times the coverage of this 3.22 hectare portion of the site. The updated layout introduces three new public streets.
Site plan designed by Adamson Associates Architects for DiamondCorp and Cadillac Fairview
In the most recent revision, the leisure program was reduced to 2,462 m² of indoor space and 1,812 m² of outdoor space. This represents a decrease from 3,599 m² indoors and 3,493 m² outdoors in 2021 and 3,514 m² indoors and 3,204 m² outdoors in 2023. Vertical circulation would be supported by four elevators in each high-rise and three in the 14-story building, resulting in ratios ranging from one cabin per 66 units in the shortest building to to one per 110-125 units in the towers, requiring high-speed motors in the tallest towers for adequate response times.
Ground floor floor plan designed by Adamson Associates Architects for DiamondCorp and Cadillac Fairview
The phasing was organized to give priority to rental housing, with a 41-story rental tower first under a separate site plan application, followed by a 40-story condo tower, and finally a 35-story condo and the 14-story rental building.
Public contributions include a 2,120 m² POPS (Privately-Owned Publicly-Accessible Space) and 2,131 m² of uncontaminated parkland, paired with 946 m² of additional polluted open space. Together these parcels provide approximately 3,077m² of landscaped area, compared to 3,061m² of parkland in 2021 and 2,333m² in 2023. A new north-south roadway would connect The Queensway to the POPS.
A bird's eye view looking north of the podiums and POPS designed by Adamson Associates Architects for DiamondCorp and Cadillac Fairview
Below grade, a three-story garage would accommodate 829 vehicle parking spaces for residents and 84 for visitors, a decrease from 1,671 spaces in 2021 and 1,395 in 2023. Bicycle infrastructure has grown and now provides 1,244 spaces (up from 1,188 in 2021 and 1,160 in 2023), split between 1,124 long-term and 1,124 parking spaces 120 short-term stands.
TTC buses operate just steps from Phase 1 on the Queensway and North Queen Street, while the Sherway bus terminal at the southwest corner of the mall – a five to 10-minute walk away – offers additional TTC bus routes as well as Mississauga's MiWay bus routes. Right-of-way will be protected for a possible western extension of the Bloor Line 2 subway, which could one day have a subway stop at Queensway and West Mall. Future plans for cyclists include a widened 9.5 meter boulevard on the Queensway with a two-way cycle path and sidewalks.
An aerial view of the site and surrounding area, image from submission to the City of Toronto
There are other development activities near the shopping center. To the west, the Gilgan Family Queensway Health Center will be expanded to include new eight and nine storey hospital wings. To the north, 1750 The Queensway is seeking approval for eight buildings ranging in height from 6 to 38 storeys, while to the southeast, 580 Evans is planned with five towers ranging from 9 to 38 storeys.
UrbanToronto will continue to monitor the progress of this development, but in the meantime you can learn more in our database file linked below. If you'd like, you can join the discussion in the associated Project Forum thread or leave a comment in the designated area on this page.
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