Downsview Framework Plan, Toronto, Canada for Northcrest Developments and Canada Lands Company with Henning Larsen, KPMB Architects, SLA, Urban Strategies Inc., BA Group, Transsolar, ARUP, Ramboll, Purpose Building, Third Party Public, Department of Words

People, place, and nature come together in this vision for resilient new communities in Toronto. The Downsview Framework Plan represents the initial phase in the redevelopment of the site that will unfold incrementally over the next 30 years. This is not a master plan – it is a flexible framework designed to adapt to changing circumstances and unpredictable futures. Inspired by the emergence of the “15-minute city,” Downsview’s communities will be mixed-use, fine-grained, and walkable on an old Airport which served as a site of aerospace innovation and as a Royal Canadian Air Force base.

Who is on the project team?

Urban Design - Henning Larsen Architects 

Architects -  KPMB Architects 

Landscape - SLA

Planning - Urban Strategies Inc. 

Transportation - Consultants BA Group 

Municipal Infrastructure - Arup 

Energy - Transsolar 

Sustainability - Ramboll 

Sustainability - Purpose Building 

Engagement - Third Party Republic, Dept. of Words and Needs, Nbisiing Consulting Inc.

Describe the context of this project, its neighbourhood and people?

The Downsview Framework Plan spans approximately 520 acres in northwest Toronto, making it one of the most significant city-building opportunities in North America. While the estimated value of the project is not explicitly stated, projects of this scale often represent investments in the billions, reflecting its transformative nature. Downsview will create housing for approximately 54,000 residents, establishing a diverse and inclusive community with access to childcare facilities, schools, and community centers. It also includes mixed-use spaces that will generate 23,000 new employment opportunities, repurposing legacy aerospace buildings and integrating them into the new urban fabric. People, place, and nature come together in this vision for resilient new communities in Toronto. The Downsview Framework Plan represents the initial phase in the redevelopment of the site that will unfold incrementally over the next 30 years. This is not a master plan – it is a flexible framework designed to adapt to changing circumstances and unpredictable futures. Inspired by the emergence of the “15-minute city,” Downsview’s communities will be mixed-use, fine-grained, and walkable. The site - the Downsview Airport - was established in the early 20th century on farmland. It sits at a high point in the city, leveraging the prevailing winds. The airport served as a site of aerospace innovation and as a Royal Canadian Air Force base. Toronto’s post-war suburbanization saw the city slowly grow around it. 

What is the social and environmental impact of the project? For example, how will the carbon use and material impact of the development be mitigated? What is the sustainability strategy? How will this future place contribute to the economic, environmental and social wellbeing of its citizens?  

The Plan proposes sustainability and resilience in every element of urban life —land use and mobility; water, energy, and landscape; architecture and technology; and social, cultural, and economic practices—responding to the changing climate and creating attractive places to live and work. The Plan contributes to Toronto’s goal of a low carbon future by delivering density at a comfortable, predominantly mid-rise scale. The public realm is envisioned as the central element, inspired by and creating connections to the city’s ravine system and other surrounding open spaces. It proposes the use of “blue-green infrastructure,” where the additional 74 acres of parks and open spaces, streetscapes, and courtyards will work together as an integrated nature-based stormwater management system, relieving the burden on hard infrastructure even in extreme events. This lush green system also enhances biodiversity across the site. The Plan leverages the area’s great connectivity and enhances further access to these stations and between new and surrounding neighbourhoods with new complete streets, rail crossings and active mobility corridors. “Inherent sustainability” is a key principle of the Plan which means letting climatic conditions and outdoor comfort guide fundamental decisions about block orientation, street alignments, and building massing. Year-round outdoor comfort in the public realm is a key driver of the project’s sustainable mobility goals, making walking, cycling, and active mobility preferred choices for getting around. The Plan further supports the implementation of the City’s net zero greenhouse gas emissions targets, striving to meet the highest levels of the Toronto Green Standard through energy- and water-efficient buildings, with density that supports the potential for local energy distribution systems and renewable energy sources.

Please explain the governance of the project, such as its viability, purpose, motivation and any consultation and community engagement undertaken. 

The governance of the Downsview Framework Plan is rooted in a collaborative, community-driven approach that prioritizes sustainability, equity, and resilience. The project has been developed by a partnership of Henning Larsen Architects, KPMB Architects, SLA Architects, Urban Strategies, and the landowners, Canada Lands Company (a self-financing, federal Crown corporation) and Northcrest Developments (a subsidiary of the Public Sector Pension Investments Board, a federal Crown Corporation and one of Canada’s largest pension investors), all working closely with the City of Toronto’s Planning & Development department. This multidisciplinary team combines international expertise with local insights to create a viable, long-term vision for one of North America’s most significant city-building opportunities. The purpose and motivation of the project are clear: to transform 210 hectares of underutilized land, including the former Downsview Airport, into a low-carbon, mixed-use community. The Plan aligns with Toronto’s climate goals, integrating housing, employment, public spaces, and sustainable mobility to create a "complete and connected" community that benefits current and future residents. Viability is ensured through careful a Responsible Development Framework, leveraging the site’s proximity to existing transit infrastructure to support density at a predominantly mid-rise scale. The inclusion of thousands of employment opportunities, 54,000 new residents, and extensive public amenities further secures the economic and social sustainability of the development.