Torontonians are watching closely as Quayside’s Building 2 — now under a revised site plan — takes on a new form. The project, located in Toronto’s East Bayfront / waterfront precinct, has seen key adjustments in height, unit mix, and architectural roles. The redesign positions Allies & Morrison as the lead design architect, while Alliance remains the architect of record.
What Changed in the New Submission?
The updated application submitted for site plan approval shows several notable modifications:
- Reduced height: The tower is scaled back from approx. 188 metres to 183.9 m to ease zoning tensions and neighborhood pushback.
- Unit mix shift: Earlier plans called for 638 condominium units, but the new version reconfigures that into 576 rental units.
- Affordable housing relocation: Rather than placing affordable units in Building 2, the plan moves them to Buildings 1B and 1C.
- More amenity area: The redesign boosts shared amenity spaces, aiming to improve resident experience and justify the shift to a rental-focused model.
These changes reflect broader market dynamics and policy pressures in Toronto — especially the city’s push for more purpose-built rental housing over condo speculation.
Designers & Development Team
In the reshuffled roles:
- Allies & Morrison now acts as Design Architect for Building 2, bringing their global architecture pedigree to the waterfront canvas.
- Alliance remains as the Architect of Record, meaning they manage technical drawings, approvals, and compliance.
- Development is handled under the umbrella of Quayside Impact / Dream Unlimited & Great Gulf, working in partnership with Waterfront Toronto.
This collaboration represents a balancing act — prestigious design input and rigorous execution frameworks working together.
Context: Quayside, the Master Development
To understand Building 2’s role, you need to see Quayside’s bigger picture:
- Quayside occupies about 4.9 ha of waterfront land at Queens Quay East and Parliament Street. Toronto
- The master plan envisions five development blocks with mixed uses: residential, retail, community, parks, and infrastructure.
- Quayside has committed to at least 23% affordable rental homes, many of which will be family-sized.
- Public realm work is also integral — realigning streets, widening sidewalks, enhancing cycling access, and organizing community parks.
Building 2, with its revised design, must integrate into this evolving urban tapestry. Adjusting height and unit mix helps it better mesh with neighboring blocks and public infrastructure.
You can also check our blogs about Milliken TOC Markham: 5,500-Unit Transit Project Near Milliken GO Station and Thornhill’s 55-Storey Tower Near Clark Station: A Shift in Urban Development.
What the Revisions Could Mean for the Market
- Smoother planning approvals: Reducing height and focusing on rental may mitigate conflicts with zoning or shadowing requirements, potentially accelerating approvals.
- Shifting market signals: The move away from condominium toward rental reflects investor caution in the condo market and growing demand for stable rental stock.
- Amenity premium: Boosting shared spaces gives Building 2 a competitive edge among upscale rental developments along the waterfront.
- Neighborhood balance: Relocating affordable units to adjacent blocks may preserve community optics and manage density more evenly across the precinct.
These adjustments suggest a learning curve in large waterfront developments: public feedback, city policy, and market conditions heavily influence the final form.
Final Thoughts
The revised submission for Quayside Building 2 marks a pivotal evolution in Toronto’s waterfront agenda. The rework is not just architectural — it’s strategic. By dialing back on height, shifting toward purpose-built rental, and redistributing affordable units, Quayside is recalibrating toward what the city needs right now: sustainable rental housing and a resilient, inclusive waterfront community.
Allies & Morrison’s appointment as Design Architect signals ambition. But the real test will be in how the tower complements its surroundings — the street grid, public realm, transit access, and neighboring developments in Quayside’s master plan.
For condo investors, this suggests a tempering of growth projections. For renters, it hints at new high-end options with enhanced amenity packages. And for the city, it underscores that big urban projects will always be co-designed with public feedback, policy shifts, and evolving market demands.
Stay tuned: as public consultations unfold and Toronto’s planning staff review the application, we’ll see further iterations. But already, this reworked Building 2 gives a clearer signal about the direction of waterfront redevelopment: more flexible, more rental-oriented, and more responsive to Toronto’s housing agenda.
