Urban Planning

[Cantilever]

I think they put the limits in so they don't get as many calls from constituents. Otherwise known as NIMBYs. They can just say my hands are tied by "The Plan" please stop calling me...

I think we have seen it has and will still be case-by-case in practical terms. York's 53 & 43 floor proposals are the best example so far.

[jammer139]

The small number of NIMBY's against the proposed changes should be ignored in todays city council meeting as they should be unanimously approved.

https://lfpress.com/news/local-news/opposition-builds-to-mayors-push-for-more-stacked-townhouses

[MolsonExport]

NIMBYs only get their way in some parts of town. Certainly not in my part of town (Hyde Park), where there have been four highrises (to date) and several medium-rises erected near the corner of Hyde Park Rd/South Carriage Road, since I bought into the neighbourhood. The view from my backyard has been transformed.

[jammer139]

City council approves the changes to the London Plan.

https://lfpress.com/news/local-news/stac...ildings-in-single-family-homes-out-mayor

https://london.ctvnews.ca/4-storey-stack...eighbourhood-connector-streets-1.7051040

[jammer139]

Growing up is the new trend in urban growth. In the downtown core setting a 45 floor limit although taller zoning application will still be approved wastes time of both the developers and city staff. The name of the game is density density density in the core and along primary transportation routes. More urban sprawl just worsens traffic and reduces public transit and active transportation options and increases infrastructure costs.

https://gizmodo.com/cities-are-growing-up-instead-of-out-new-research-finds-2000483771

[jammer139]

LFP article on Downtown London and where it might be changing.

https://lfpress.com/feature/downtown-london-upward-especially-and-onward-but-to-where

[jammer139]

Finally the vacant house at 520 South St was demolished today.

There are apparently over 100 vacant derelict properties in the city and the process to get them dealt with by the owners is long and hard with city demolition the final straw.



https://london.ctvnews.ca/we-do-not-want...-as-soho-eyesore-is-demolished-1.7111843

Video story - https://london.ctvnews.ca/video/c3030695-soho--eyesore--demolished-in-the-name-of-safety

[CanadianTalk]

For people who have been following along development & planning for a while, you may know of the Southwest Area Plan (SWAP) which is a document adopted by Council in 2012 that provides rules for the development of the southwest part of the city.

City staff did an in-depth review of SWAP because it was created before The London Plan (the city's current official plan). The review found that some of SWAP's policies are outdated or no longer match the rules in The London Plan and city staff is proposing to remove/delete the SWAP and incorporate some unique SWAP policies into The London Plan. A report will be presented to Council in May or June.

A few examples that I have seen recently is that the SWAP only allows buildings fronting arterial roads up to 6 stories (except for a few designated "high-density" areas), while the London Plan allows buildings up to 10-15 stories. Also, the London Plan no longer contemplates minimum density (just intensity), but the SWAP does.

Similarly, the London Plan is more flexible in the sense that it allows slightly more intense development within neighbourhoods (ie: stacked townhouses) whereas the SWAP might allow for just single-family homes.


https://getinvolved.london.ca/swap-review

[jammer139]

And the London Plan itself is falling more out of date by the year with future realities of higher densities and internal growth over sprawl. Build Up Not Out. To make higher forms of transit work you need much higher density. The plan should not prevent 30-40s towers along the Wonderland Rd corridor if developers want to build them.

[GreatTallNorth2]

The problem with London planning is that it does not seem to push for mixed used integrated residential/commercial/retail. The entire city is basically designed that you have to have a car or take a bus to do anything. Why not build more like West 5 where one can work/live/dine etc? This eliminates at least some of the need for expanding roads.

[jammer139]

I agree new buildings proposed should seriously look at mixed use residential with retail commercial in the podiums. Westdell has proposed that in their future plans for the plaza up at Richmond and Fanshawe. York should add towers to their zoning proposal at Adelaide and Sunningdale that they just applied for zoning. It would provide a residential customer base for the retailers and should be a win-win.

[jammer139]

Stratford Nimbys argue against proposal.

https://www.stratfordbeaconherald.com/ne...ssed-over-proposed-stratford-development

[jammer139]

Will the level shift between infill and greenfield development change in the coming years?

https://lfpress.com/news/local-news/is-city-halls-push-for-infill-development-here-to-stay

[CanadianTalk]

https://london.ca/newsroom/province-approves-official-plan-amendment-supporting-more-homes-london

The province has approved changes to The London Plan that will help make it easier and faster to build new homes in the city. These changes will support more housing options in the right places – near transit, services, and existing infrastructure – while helping to shape a more affordable, connected, and sustainable London for everyone.

“This approval is an important step forward,” says Mayor Josh Morgan. “By opening the door to higher-density development in strategic areas, we’re creating more housing opportunities close to transit, services, and jobs and driving long-term economic growth by supporting local businesses and helping London thrive.”

The amendment, which was approved by Council in September 2024, introduces new policies that support greater heights, higher density, mixed-use development, and more connected communities and will help to address London’s housing needs now and into the future.

The approved changes include:

• Allowing taller buildings downtown and in areas near transit, with heights of up to:
  • 45 storeys in the Downtown (up from 35)
  • 35 storeys in Transit Village areas (up from 22)
  • 15 storeys in Urban Corridors and Major Shopping Areas (up from 10)
  • 8 storeys along Main Street types (up from 6)
  • 4 storeys, including stacked townhouses, on Neighbourhood Connector streets (up from 3)
• Designating the Dundas Street and Kellogg Lane area as a transit village place type
• Enabling Council to approve new zoning regulations to allow high density development to proceed more quickly in key areas

“These changes align with provincial priorities to increase housing supply and support London’s long-term growth. With this approval, we can accelerate the pace of development and maintain a clear and consistent framework for growth. It’s important to note that while these changes create broader opportunities for development, all projects will continue to be reviewed through the standard planning application process,” says Heather McNeely Director of Planning & Development.

The province’s approval brings these changes into full force and effect, supporting the City’s commitment to achieving its housing pledge of 47,000 new homes by 2031.

[jammer139]

Lucan to get funding to expand wastewater treatment to accommodate another 1000 homes in the future.

Surrounding bedroom communities will continue to see growth with many having new subdivision proposals at various stages of planning.

https://www.ctvnews.ca/london/article/lu...acity-and-trigger-new-home-construction/

[jammer139]

LFP article about two zoning proposals where staff are recommending against the proposals because of height limits.

Lewis called the height limits “a guide,” particularly for city staffers. They have to operate in “black and white” while councillors look at the “grey” areas as they evaluate the circumstances of each project, he said.

https://lfpress.com/news/local-news/why-some-london-councillors-want-to-bend-height-limits

[jammer139]

In new book John Ibbitson and Darrell Bricker suggest Canada needs to Sprawl.

Darrell Bricker, pollster and CEO of Ipsos Public Affairs, and veteran journalist John Ibbitson explain why Canada, from its struggling immigration system, to its suppressed patriotism, to its unhopeful younger generation, to its straining federation, is in such poor shape. They also discuss what’s wrong with the Canadian Right and Left, and what they must do to fix things, based on their new book Breaking Point: The New Shifts Putting Canada at Risk.

https://thehub.ca/podcast/video/we-lost-...n-why-canada-has-reached-a-crisis-point/

[jammer139]

London Zoning Bylaw update coverage in the LFP.

https://lfpress.com/news/local-news/london-zoning-bylaw-update

[jammer139]

Zoning map update for Dingman Creek Flood Plain. This will impact developments across a large swath of south London in the future.

https://london.ca/sites/default/files/20...PPM%20%28Dingman%20Creek%20Update%29.pdf