Custom Builds, Renovations & Additions in Cliffcrest
Cliffcrest sits on top of the Scarborough Bluffs with 1940s and 1950s bungalows that are steadily being replaced or reworked into homes that finally take advantage of the lake views, deep lots, and quiet cottage-country feel that draw people here in the first place. Ravine lots, TRCA setbacks, and slope stability considerations make the work more technical than a typical Toronto build.
Grand Design Build has been working across Toronto and the east end since 2010, and every Cliffcrest project comes with a fixed-price contract, full HCRA licensing, and a 7-year structural guarantee written into the agreement.
Living on Top of the Bluffs
Cliffcrest was carved out of farmland in the 1940s and 1950s, when the shift from streetcar suburbs to car-oriented planning brought new detached-home development to Scarborough. Most of what got built then was modest by today’s standards, one and one-and-a-half storey bungalows and side-splits on generous lots, designed for the families of that era. The lots are what stayed valuable. Frontages of 45 to 60 feet, depths often over 150 feet, and the ones closest to the Bluffs enjoying views and privacy you can’t find anywhere else in the city.
The current wave of Cliffcrest work runs in two directions. On lots where the existing home still has good bones, families are staying and renovating, often adding a second storey or rear addition to make the bungalow work as a full family home. On lots where the existing home is beyond justifying, particularly Bluff-adjacent properties where the land value dominates, teardown and custom rebuild is the answer. Both paths need the same underlying knowledge of what the site actually allows.
What We Do in Cliffcrest
- Custom Build: Ground-up custom homes on Cliffcrest lots, typically 3,500 to 6,000 square feet, designed to take advantage of the lot orientation, the ravine or lake exposure, and the setback envelope. Most begin with the existing bungalow being torn down.
- Home Addition: Second-storey additions converting bungalows into full two-storey family homes, rear additions extending kitchen and family room footprints, and side-split conversions. This is the most common Cliffcrest project on homes that don’t justify a full teardown.
- Home Renovation: Full-home renovations on Cliffcrest homes with the bones to support significant reconfiguration. Layout changes, kitchen and bathroom rebuilds, structural openings, and finish upgrades.
- Basement Underpinning & Finishing: Most original Cliffcrest basements have low ceilings and weren’t designed as living space. Underpinning delivers full ceiling height, and paired with proper waterproofing produces a genuine additional storey of usable space.
- Laneway & Garden Suites: Cliffcrest’s deeper lots make some properties strong candidates for garden suites, particularly where an existing detached garage can be replaced with a purpose-built secondary unit.
- Design & Permits: In-house architectural design, zoning analysis, Committee of Adjustment representation, TRCA submissions for ravine and Bluff-adjacent lots, and full City of Toronto permit coordination.
The TRCA Question
Where TRCA jurisdiction applies
Any property on or near the Scarborough Bluffs, adjacent to a ravine, or within the TRCA’s regulated area needs Toronto and Region Conservation Authority approval before permits can be issued.
What TRCA reviews
Slope stability, drainage, setback from the stable top of bank, tree impact, and any construction that could affect the Bluff face itself. Setbacks can range from 10 metres to over 30 metres depending on the geotechnical assessment of the specific property.
What that means for design
The buildable envelope on a Bluff-adjacent lot is smaller than the lot suggests. The design has to work back from the TRCA setback, not the lot line. We know this from the start and don’t waste your time designing a home that can’t be built.
Geotechnical work
Most Bluff-adjacent projects require a geotechnical report from a qualified engineer, assessing slope stability and confirming the setback recommendation. We coordinate this early in the design process.
Timelines
TRCA review typically adds two to four months to the front end of the project. We build this into the schedule.
Why Cliffcrest Clients Choose Grand Design Build
- Fixed-price contracts: Every contract is fixed-price, with every line item specified before signing.
- Addition and renovation experience: Most of what we do in Leaside is converting bungalows into full-storey family homes. The structural engineering, the design sensitivity, and the trades that handle century-construction-meets-modern-build are all things we do every week.
- A 7-year structural guarantee: Seven times the industry minimum, on every project, particularly meaningful on second-storey additions where structural integrity is the whole job.
- HCRA licensed and Tarion-enrolled: Fully licensed under Ontario’s Home Construction Regulatory Authority, with Tarion registration on every custom home.
- One contract, one team: Architectural design, interior design, structural engineering, construction, and project management coordinated under one roof.
How a Cliffcrest Project Runs
Every Cliffcrest project moves through six stages in the same order. The structure exists because Bluff-adjacent sites, TRCA requirements, and older housing stock all hold potential surprises that need to be resolved before we commit to a fixed price, not discovered mid-build.
Site consultation
We walk the property, review the lot in relation to the Bluff, ravine, or TRCA-regulated area, and discuss what’s feasible.
Design and Drawings
Architectural and interior design developed in-house, with geotechnical assessment where TRCA jurisdiction applies.
Fixed-Price Quote
Every line specified, including any TRCA-related engineering, setback design constraints, and permit costs.
Permits and TCRA Approval
We handle the full process, including TRCA submission, Committee of Adjustment, and City of Toronto approvals required for your project.
Construction
You get a dedicated project manager, weekly meetings, and project management platform access throughout.
Handover
Final walkthroughs, warranty documentation and handover of the property and all the relevant documents.
Cliffcrest Homeowners Ask Us
Is my Cliffcrest lot within TRCA jurisdiction?
It depends on where the lot sits relative to the stable top of bank of the Scarborough Bluffs, ravine features, and mapped hazard areas. Broadly, lots south of Cathedral Bluffs Drive and any lot backing onto a ravine are more likely to fall within TRCA jurisdiction, but the only definitive answer comes from checking the TRCA’s regulated area mapping against your specific property. We check this as part of every Cliffcrest consultation before any design work begins.
How close to the Bluff edge can I actually build?
Not as close as most people assume. TRCA requires a minimum setback from the stable top of bank, which is determined by a geotechnical assessment of the specific slope conditions on your property. Setbacks commonly range from 10 metres to over 30 metres depending on slope stability, soil conditions, and erosion history. The buildable envelope is often significantly smaller than the lot suggests, which is why designing for a Bluff-adjacent lot always starts with confirming the setback, not with a floor plan.
Can I add a second storey to my Cliffcrest bungalow?
Yes, in most cases. The 1940s and 1950s bungalow foundations that define Cliffcrest were built for a single storey, so adding a second floor requires structural review and often foundation reinforcement or new structural steel through the main floor. We handle the engineering as part of design so the addition is designed to what the structure can actually support, not what looks good in a rendering. Second-storey additions typically pair with full main-floor renovation to justify the disruption and produce a coherent home.
Is Bluff erosion a real concern for my project?
Yes, though it varies significantly by property. The Scarborough Bluffs are actively eroding sandy cliffs, and the rate of retreat depends on the specific geology, drainage, and vegetation of each section. TRCA setbacks are designed to keep buildings well clear of the projected erosion line over decades, and geotechnical assessments account for site-specific conditions. Homes built properly behind proper setbacks are not typically at risk, but properties closer to the edge require careful evaluation. We assess erosion history and stability as part of the pre-design work.
What are typical Cliffcrest lots like to build on?
Cliffcrest lots skew larger than most of Toronto. Frontages of 45 to 60 feet are common, and depths often exceed 150 feet, particularly on streets running perpendicular to the lake. Bluff-adjacent lots may have irregular shapes because the top of bank isn’t a straight line. Some lots have ravines on multiple sides. Deep lots support larger builds, rear additions, and garden suites, but the buildable envelope depends on zoning setbacks and any TRCA constraints.
Can I put a garden suite on my Cliffcrest lot?
Often yes, particularly on the deeper Cliffcrest lots where an existing detached garage can be replaced. Garden suite eligibility depends on lot dimensions, existing structures, City of Toronto zoning rules, and any TRCA constraints where applicable. On Bluff-adjacent lots, TRCA setbacks apply to the garden suite as well as the main home, which may limit placement. We assess feasibility during the consultation before design work begins.
Building or renovating in Cliffcrest?
Book a consultation and we’ll come out to the property, review what the TRCA setbacks and existing structure actually allow, and give you a clear answer on what’s possible before any design work starts.