The Sherway Gardens redevelopment is undergoing a major redesign in 2025, with developers DiamondCorp and Cadillac Fairview submitting revised plans for Phase 1 that revise tower heights, unit mix, amenity space, and public realm contributions. This new version reflects lessons from prior proposals, stakeholder feedback, and evolving market demands. If you’re watching Toronto’s skyline and condo/rental market closely, this redevelopment is one to keep on your radar.
A Fresh Take on Phase 1: What’s Changed
The updated proposal replaces the earlier design by Hariri Pontarini with architecture by Adamson Associates Architects. The new submission calls for four mixed-use towers, ranging in height from 14 to 41 storeys (54.15 m to 136.77 m) — compared with the previous versions that ranged up to 45 storeys.
Rather than uniformly tall towers, the massing is more strategic: one shorter building paired with three taller towers, with redistributed podiums and a new north–south pedestrian mews carved through the shared base of the condo towers.
On the unit side, this iteration increases total residential units to 1,650, up from 1,578 in the 2021 plan and 1,495 in the 2023 version. The split: 940 condominium units and 710 purpose-built rental units.
The total Gross Floor Area (GFA) is about 111,688 m², with 110,295 m² dedicated to residential use and 1,393 m² of retail space at grade.
Amenity, Parking & Public Realm Adjustments
The latest plan scales back some amenity space compared to earlier versions. Indoor amenity space is now 2,462 m², with 1,812 m² of outdoor amenities — less than prior proposals which offered over 3,500 m² indoors and ~3,200–3,400 m² outdoors.
A privately-owned public space (POPS) of 2,120 m² is proposed, along with 2,131 m² of unencumbered parkland and 946 m² of additional open space. In total, about 3,077 m² of landscaped space is included.
Parking is reduced compared to earlier schemes: 829 vehicle spaces (plus 84 visitor stalls) across a three-level underground garage. Bicycle parking is increased to 1,244 stalls (1,124 long-term + 120 short-term).
The floor space index (FSI) is about 5.56× over the 3.22-hectare portion of the site in Phase 1.
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Phasing, Access & Transit Integration
Phasing is designed to give priority to rental housing. The 41-storey rental tower is set to proceed first under a separate site plan application, followed by a 40-storey condo tower, then a 35-storey condo and a 14-storey rental building.
Transport and connectivity features include:
- TTC bus access along The Queensway and North Queen Street.
- The Sherway Bus Terminal, within a 5–10 minute walk, connects TTC and MiWay routes.
- A protected right-of-way for a possible future western extension of Subway Line 2 toward The Queensway / The West Mall.
- For cyclists, The Queensway’s frontage is proposed to widen to include a 9.5 metre boulevard with a bi-directional bike track and sidewalks.
Also in the area, nearby developments include an expansion of Queensway Health Centre and tower proposals at 1750 The Queensway and 580 Evans.
Why This Matters (For Investors, Residents & the Market)
1. Market Impact & Growth Corridor
Sherway Gardens lies in Etobicoke’s growth corridor. The redevelopment will intensify use of land currently dominated by surface parking. For investors and developers, this signals where densification is tolerated and planned.
2. Mixed Condo + Rental Strategy
By blending rental and ownership units, the development mitigates absorption risk and diversifies revenue streams. It also supports affordable and mid-tier rental supply in an area facing tight housing inventories.
3. Evolving Design Sensitivity
The move from a monolithic podium to a pedestrian mews, the redistribution of massing, and a scaled-back amenity package suggest adjustments made in response to planning feedback, cost pressures, or phasing strategy.
4. Infrastructure & Transit Alignment
With bus, bike, and potential future subway integration, the project leans heavily on multi-modal access. For residents, that means less car dependency. For the city, it aligns with transit-supportive growth.
5. Challenges & Risks
Reduced parking may raise pushback from car-dependent buyers. Amenity reductions could impact market appeal. Coordination with transit expansion and phasing execution will be crucial. Approval, construction, and market shifts all pose uncertainties.
Final Thoughts
The latest revision of the Sherway Gardens redevelopment marks a refined step toward realizing a dense, mixed-use, transit-forward vision for one of Etobicoke’s most significant redevelopment sites. DiamondCorp and Cadillac Fairview have responded to prior planning pressures by scaling, redistributing, and reworking maximum heights, amenity offerings, and public realm contributions. As a result, the project now delivers 1,650 new homes across condo and rental, incorporating walkable mews, generous public open spaces, modern parking solutions, and strategic transit connections.
From an investor’s perspective, the project offers insight into where Toronto’s condominium-rental convergence is going — high-density towers that must balance market demand, cost, urban design, and transportation. For future residents, the plan promises improved connectivity, better access to transit and cycling, and a new urban identity around Sherway. But success hinges on effective phasing, financial viability, and seamless infrastructure alignment. When approved and built, this redevelopment may well become a benchmark for next-generation transit-adjacent communities in Toronto’s evolving skyline.
