Development Pipeline

Development Pipeline bulletin (September 2020) provides an overview of where and how the City is growing.

Toronto is Canada’s most populous city, the focal point of development and growth, and the heart of the Greater Toronto Area. For many years now, Toronto has experienced a surge of both residential and non-residential growth. The Development Pipeline bulletin examines how and where the City has been growing over the past five years and how it will continue to develop in the near future.

Key Findings

Toronto is growing with strong development prospects helping to bring more people and jobs into the City.

435,069 residential units and 12.1million square metres of non-residential gross floor area (GFA) were proposed, representing all projects with development activity between January 1, 2015 and December 31, 2019.
There are 37,742 more residential units and 929,022 square metres more non-residential GFA in this pipeline compared to the 2018 Q4 pipeline.
92,641 new residential units were constructed between 2015 and 2019. 148,797 residential units and 5.2 million square metres of non-residential GFA are in active projects that have received at least one Planning approval but have not yet been built.
86% of new residential development is proposed in areas targeted for growth by the City’s Official Plan.
89% of new non-residential development is proposed in areas targeted for growth by the City’s Official Plan including Employment Areas.
The Downtown and Central Waterfront area is the main location for proposed residential development with 35% of the residential units and 39% of the non-residential GFA proposed in the city.
Secondary Plan areas contain proposals for 60% of the residential units and 51% of the non-residential GFA proposed citywide.

Residential Development

Proposed Residential Units in Growth Areas by Status

This bar chart shows that 82% of under review, 85% of active, and 86% of built units are proposed in the growth areas of the city. For more information, contact Ram Naguleswaran at 416-338-5569 or ram.naguleswaran@toronto.ca — Source: City of Toronto, City Planning Division: Land Use Information System II

Proposed Residential Development Map

This map shows residential projects as graduated dots with their size based on the number of units they contain. Residential projects in all statuses are concentrated in Downtown, the Centres and along the Avenues throughout the city. For more information, contact Ram Naguleswaran at 416-338-5569 or ram.naguleswaran@toronto.ca — Source: City of Toronto, City Planning Division: Land Use Information System II

The above map and chart show proposed units in development projects with activity between January 1, 2015 and December 31, 2019. Built Projects are those which became ready for occupancy and/or were completed. Active projects are those which have their first Planning approval, for which Building Permits have been applied for or have been issued, and/or those which are under construction. Projects under review have not yet been approved or refused, or are under appeal. Percentages may not total 100 due to rounding.

The technology to convert the maps on this page to an accessible format is not currently available. These maps may not be compatible with screen reader software. If you are unable to access these maps please contact Hailey Toft, City Planning by e-mail at cityplanning@toronto.ca or at 416-392-8343.

Non-Residential Development

Proposed Non-Residential Growth Floor Area in Growth Areas by Status

This bar chart shows that 94% of under review, 88% of active, and 88% of built non-residential gross floor area are proposed in the growth areas of the city, including Employment Areas. For more information, contact Ram Naguleswaran at 416-338-5569 or ram.naguleswaran@toronto.ca — Source: City of Toronto, City Planning Division: Land Use Information System II * Employment Areas outside of Downtown, Centres, Avenues, and Other Mixed Use Areas only ** All Other Areas in this figure excludes Employment Areas

Proposed Non-Residential Development Map

This map shows non-residential projects as graduated hexagons with their size based on the amount of non-residential gross floor area they propose. For more information, contact Ram Naguleswaran at 416-338-5569 or ram.naguleswaran@toronto.ca — Source: City of Toronto, City Planning Division: Land Use Information System II

The above map and chart show proposed non-residential gross floor area in development projects with activity between January 1, 2015 and December 31, 2019. Built Projects are those which became ready for occupancy and/or were completed. Active projects are those which have their first Planning approval, for which Building Permits have been applied for or have been issued, and/or those which are under construction. Projects under review have not yet been approved or refused, or are under appeal. Percentages may not total 100 due to rounding.

Growth and Toronto's Official Plan

Toronto’s Official Plan came into force in June 2006 and has subsequently undergone a number of thematic amendments to bring it into conformity with the Growth Plan and the Provincial Policy Statement. The Official Plan is the guide for development in the city over the coming decades. Its central geographic theme is to direct growth to appropriate areas given their access to transit and other community services and facilities and away from the city’s stable residential neighbourhoods and green spaces.

The locations recognized as being most appropriate for growth are those identified in the Official Plan’s Urban Structure Map as Avenues, Centres and the Downtown as well as other areas in the city designated as Mixed Use Areas and Employment Areas.

Past Bulletins

How Does the City Grow – June 2019 Part 1 and Part 2

How Does the City Grow? – Revised July 2018

How Does the City Grow? – April 2017

How Does the City Grow? – September 2016

For copies other past bulletins available from 2011 onward, please contact Hailey Toft at City Planning by telephone at 416-392-8343 or by email at cityplanning@toronto.ca.