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LiUNA, Fengate Asset Management and The Hi-Rise Group have filed a Site Plan Approval application with the City of Toronto for a 45-storey purpose-built rental tower at 4–10 Beamish Drive, marking the latest step in a proposal that secured Ontario Land Tribunal approval earlier this year. Designed by WZMH Architects, the tower would rise within walking distance from Kipling station. The project is part of the wider Six Points transformation, including the new Etobicoke Civic Centre, under construction just a block to the east.
The development site spans 4, 6, 8, and 10 Beamish Drive, just south of Bloor Street West. Currently occupied by detached houses converted to commercial uses, the property sits within a mixed-use pocket rapidly transforming from low to high-rise owing to its location within the Kipling Major Transit Station Area.
The site’s redevelopment journey began in 2019, when Triage Development (now merged with Amdev) filed a rezoning application for a 35-storey tower designed by Graziani + Corazza Architects. That plan called for a 116m building with 329 residential units and four levels of underground parking.
A 2023 settlement offer approved by City Council supported a 44-storey, 143.7m tower with 520 units, and the Ontario Land Tribunal ratified the Zoning By-law Amendment in February, 2025. Later that year, Fengate Asset Management closed on the site in a $37.3 million deal backed by pension fund partners.
MHBC Planning has now submitted the Site Plan Approval application to the City of Toronto on behalf of the developers. The tweaked plan envisions a 45-storey mixed-use tower rising 143.7m. The design represents a Floor Space Index of 14.08 times coverage of the 2,264m² assembly with a Gross Floor Area of 31,632m², almost entirely residential, although at grade, the podium would include a 240m² commercial frontage along Beamish. The proposal would deliver 530 purpose-built rental units. Five elevators would equate to about one for every 106 units, requiring high speed motors for prompt response times.
Amenities are planned across the ground and second floors, providing a combined 1,060m² of indoor space paired with 1,060m² of outdoor terraces. At the south end of the property, the proposal also introduces a 209m² POPS (Privately-Owned Publicly-accessible Space).
Below grade, two levels of underground parking would house 72 motor vehicle spaces for residents and 5 for visitors. Bicycle parking provisions entail 182 long-term stalls, 20 short-term spaces indoors, and 10 additional short-term spaces outdoors.
The site is located roughly 600m north of Kipling station, a walk of about eight minutes, giving residents direct access to Bloor Line 2, GO Transit rail and bus services, and MiWay buses. Looking ahead, the Dundas Bus Rapid Transit project is planned, stretching west to Hamilton, providing rapid bus service westward. Existing cycling infrastructure includes cycle tracks on both Bloor Street West and Dundas Street West.
Multiple high-rise projects are advancing around the Six Points node. To the west, plans include the adjacent large-scale Six Points Plaza redevelopment, which features six towers from 8 to 45 storeys, with Phase 1 calling for a 36-storey building, while towers at 8 Jopling Avenue South (29 and 38 storeys), 5 Jopling South (39 storeys) are planned just to the west of it. To the south along Dundas, proposals at 5238 Dundas Street West (41 storeys) and 5280 Dundas Street West (42 storeys) are complemented by the 50-storey Kipling Station Condos, now under construction. To the east, projects underway include the new Etobicoke Civic Centre with four mid-rise volumes from 7 to 16 storeys, The Stella at 26 and 30 storeys, while there are proposals at 970 Kipling Avenue (12 and 28 storeys) and 3725 Bloor Street West (43 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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