1470-1474 Highbury Avenue North - three 14s (Appealed)

CanadianTalk · #1 Posted **Jun 8, 2022, 7:17 PM**

Three apartment buildings (15s, 16s, and 18s) are proposed on the lands just south of Kilally Road, east of Highbury Avenue. The 16s and 18s buildings are proposed to be connected via a 4s podium.

Application page (with planning report, transportation analysis, etc): https://london.ca/business-development/p...planning-applications/1470-1474-highbury

Planning application notice: https://london.ca/sites/default/files/20...470-1474%20Highbury%20Avenue%20North.pdf

Site plan (Highbury Ave runs north/south on the left side of the image):

jammer139 · #2 Posted **Jun 8, 2022, 8:04 PM**

Interesting place for high rise buildings given the flood plain and nature of ground water in the area. That whole area is problematic because of how low it is next to the Thames river. I would imagine the UTRCA will have some issues. Municipalities must do a better job in zoning in regards to flooding and avoiding massive disasters that we seem to see regularly these days.

MolsonExport · #3 Posted **Jun 9, 2022, 4:52 PM**

great to see all this infill. I wish more was downtown.

jammer139 · #4 Posted **Jul 10, 2024, 12:27 AM**

Looks like the city zoning application sign is gone from this site. Would not be surprised that this zoning application has gone nowhere as this land speculator Copia doesn't appear to have built anything anywhere.

jammer139 · #5 Posted **Jul 12, 2024, 1:30 AM**

Surprise the City has put the zoning application sign back up on this property.

Djeffery · #6 Posted **Jul 12, 2024, 10:31 AM**

Maybe the posts deteriorated from age and it fell over earlier.

jammer139 · #7 Posted **Jul 3, 2025, 8:20 PM**

The "developer" is proposing some amendments to this zoning application.

https://london.ca/sites/default/files/20...470-1474%20Highbury%20Avenue%20North.pdf

Planning report for the planning dept.

https://london.ca/sites/default/files/20...-%20Highbury%20-%20April%202022_AODA.pdf

of note there are two vacant houses immediately south that are for sale.

CanadianTalk · #8 Posted **Jul 3, 2025, 9:24 PM**

Looks like they are going with three 14-storey buildings now, along with a 9s podium.

Planning application page: https://london.ca/business-development/p...planning-applications/1470-1474-highbury

Planning application notice for new proposal: https://london.ca/sites/default/files/2025-07/OZ-9508%20-%20Notice%20of%20Rev%20App%20%26%20PPM.pdf

GreatTallNorth2 · #9 Posted **Jul 4, 2025, 11:55 AM**

What is with London and building apartments on the edge of the city? Why don't we see more buildings like this in the central part of the city?

jammer139 · #10 Posted **Jul 4, 2025, 4:11 PM**

Have no fear. This "developer" has no history of building anything. It's most likely just a bump and dump play to flip the land for a higher price in the future.

jammer139 · #11 Posted **Jul 8, 2025, 3:48 PM**

LFP article on this proposal.

https://lfpress.com/news/local-news/three-proposed-14-storey-towers-and-a-looming-water-fight

This entire area is flood plain and dotted with numerous ponds and swamp land as you head west towards Adelaide St. I've heard that some of the condos and SFH in the area literally have their sump pumps working 24hrs a day as the ground water in the area is very close to the surface.

White737 · #12 Posted **Jul 8, 2025, 11:41 PM**

This area has had some cursed developments. The habitat humanity complex just up the road has stalled as well

CanadianTalk · #13 Posted **Sep 3, 2025, 4:31 PM**

City planning staff is recommending that Council not approve this proposal.

https://london.ca/sites/default/files/20...ue%20North%20%28MH%29%20AODA%20Issue.pdf

This goes to the planning committee on September 9th and then to the Council meeting on September 23rd.

Key issues that planning staff raised included insufficient setbacks from a high-pressure Imperial Oil pipeline, potential negative impacts on nearby private wells and the on-site pond due to incomplete hydrogeological studies, and inadequate protection and delineation of natural heritage features such as wetlands and woodlands.

While the site is generally suitable for residential intensification, the application was deemed "premature" pending the resolution of these technical and environmental concerns.

jammer139 · #14 Posted **Sep 4, 2025, 11:06 AM**

CBC article on this zoning application.

It's likely this "developer" has no intention of ever building as this is likely a bump and dump land speculation play to increase the value of the land so it can be flipped for a tidy profit.

This is historical flood plain land and would require significant and expensive engineering to build on it.

https://www.cbc.ca/news/canada/london/wa...n-t-back-highbury-3-tower-plan-1.7624407

MolsonExport · #15 Posted **Sep 4, 2025, 1:07 PM**

Ah, the Farhi model is being adopted by others.

jammer139 · #16 Posted **Sep 10, 2025, 3:03 PM**

PEC agrees with Staff recommendation and votes no on the zoning application. Up next is full council vote.

https://www.cbc.ca/news/canada/london/ci...ing-development-along-highbury-1.7629045

CanadianTalk · #17 Posted **Sep 24, 2025, 6:35 PM**

Quote:

Originally Posted by jammer139

PEC agrees with Staff recommendation and votes no on the zoning application. Up next is full council vote.

https://www.cbc.ca/news/canada/london/ci...ing-development-along-highbury-1.7629045

Council voted to reject the zoning changes.

CanadianTalk · #18 Posted **Nov 18, 2025, 4:10 PM**

Council's decision has been appealed to the Ontario Land Tribunal.

Case number: OLT-25-000816

Quote:

Originally Posted by CanadianTalk

Council voted to reject the zoning changes.

jammer139 · #19 Posted **Nov 18, 2025, 4:36 PM**

Not surprised. The SFH just south of this which has been vacant for a while now is also for sale.

Quote:

Originally Posted by CanadianTalk

Council's decision has been appealed to the Ontario Land Tribunal.

Case number: OLT-25-000816

jammer139 · #20 Posted **Jun 2, 2026, 12:19 PM**

OLT hearing date set for Feb 2027.