The existing property is currently occupied by a two-storey combination retail and residential building. This property has been owned by a local family since the mid-1960s. The family was looking to redevelop their property into a retail and residential building, with one retail unit and eight residential rental units.

In developing our proposal, V+A was mindful of the design character of Queen Street. A careful study of the surrounding context and urban design guidelines drove the design. The design scheme maintained and improved the quality of existing uses and is compatible with the neighbourhood. We consulted with stakeholders including the area planner, the local councilor and the West Queen West BIA, whose suggestions were incorporated into the design.

The design conforms to the Garrison Common North Secondary Plan. It supports the provision of range of housing types by increasing the number of rental units in the area, as well as a ground level façade, which is adaptable for changing uses.

The design also incorporates a wide variety of window shapes within a three dimensional decorative frame element. This provides interest and texture variation. Its cornice is well defined for a dynamic shadow effect. The proposal continues the pattern of use and development on Queen Street West.

We proposed to build to the full extent of the property, and to maintain the store front’s height. which is currently consistent with adjacent buildings. The proposal incorporates a recessed entry, a well-integrated residential entrance, and barrier-free access to the retail level.