Province weighing zoning order that would limit towers near Sanofi vaccine site
A proposed Minister’s Zoning Order would cap heights at 33 metres at 1875 Steeles Ave W, curbing a 39-storey proposal to protect Sanofi Pasteur’s vaccine operations.
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By Torontoer Staff
The province is considering a Minister’s Zoning Order that would cap building heights at about 33 metres at 1875 Steeles Ave W, a move that could effectively stop a proposed three-tower project next to Sanofi Pasteur’s vaccine campus. The request, made by the Minister of Economic Development, aims to safeguard the operational viability of Canada’s largest biomanufacturing and research facility.
Developer Tenblock proposes to replace an ageing four-storey rental complex from the 1970s with three connected towers, the tallest reaching 39 storeys. City planning staff previously recommended approval, but city council voted to refuse the rezoning and the developer has appealed. The provincial order would cap development at roughly 10 storeys on the site.
The development plan
Tenblock’s plan for 1875 Steeles Ave W would demolish the existing rental building and deliver replacement units for current tenants along with hundreds of new rental apartments, including some units designated as affordable. The application was assessed under provincial and city growth policies and found by planning staff to conform to those policies in June 2024.
Why Sanofi is pushing back
[t]he proposed addition of 960 new residences within 115 metres may compromise the viability of ongoing production and future expansion and development potential on our Sanofi Site,
Sanofi Pasteur, November 2025 letter to Toronto city council
Sanofi has argued for several years that high-rise towers overlooking its facility create security risks and could interfere with operations and future expansion. The company says taller buildings would increase noise conflicts and could undermine what it calls Canada’s health security posture. Sanofi supports limiting nearby heights to about 10 storeys.
City and provincial actions so far
Toronto planning staff recommended approval of the proposal in June 2024. Council later voted to refuse the rezoning, prompting Tenblock to appeal to the province’s land tribunal. The Minister of Economic Development has asked the province to issue an MZO that would cap building heights at 33 metres at the 1875 Steeles site to protect Sanofi’s manufacturing and headquarters at 1755 Steeles Ave W.
If the MZO is signed, it would substantially reduce the amount of housing that can be built on the property and likely end Tenblock’s current project. Toronto City Council recently voted to endorse the proposed order. As of publication, the province has not made a final decision.
What the zoning order would change
- Cap allowable building heights at approximately 33 metres, or about 10 storeys, at 1875 Steeles Ave W
- Prevent construction of the 39-storey tower proposed by Tenblock
- Reduce the number of new rental units that could be added on the site
- Preserve development capacity around the Sanofi campus for operational and security reasons
Implications for housing and neighbours
The site sits in a neighbourhood where planners have supported higher densities to meet housing demand. Limiting heights will mean fewer new units on the site, and that trade-off has escalated the dispute between housing advocates, the developer and Sanofi. The proposal included replacement homes for existing tenants, so outcomes will also affect people now living at 1875 Steeles.
For Sanofi and public health planners, the concern is operational continuity and future expansion of vaccine manufacturing and research. For municipal officials and advocates, the concern is housing supply, rental affordability and the precedent set by provincial intervention in local planning.
Next steps
- Province decides whether to sign the MZO, which would immediately apply to zoning at the site
- Tenblock continues its appeal to the provincial land tribunal if the project remains refused at the city level
- Stakeholders, including tenants and local councillors, monitor impacts and potential mitigation measures
The outcome will shape a contested corner of north Toronto, at the intersection of industrial-scale vaccine manufacturing and municipal housing objectives. The province’s final decision will determine whether the site moves forward as a mid-rise neighbourhood node, or whether the taller development will proceed through appeals and tribunal processes.
Sanofi PasteurTenblock1875 Steeles Ave WMinister's Zoning OrderhousingToronto development
