1111 Westdel Bourne - 9s (Not Approved)

[CanadianTalk]

Westdell Development Corp is proposing a 12-storey, 206-unit apartment building and a 3-storey, 14-unit stacked townhouse building, on the west side of Westdel Bourne, north of Oxford.

This is to the north of the retail plaza they are currently constructing, and there are two single family homes on the lands.

Planning application page: https://london.ca/business-development/p...lanning-applications/1111-westdel-bourne

Planning application notice: https://london.ca/sites/default/files/2025-06/Revised%20Notice_0.pdf







Here are some studies and documents that were provided by Westdell:

• Architectural Package - https://london.ca/sites/default/files/20...itectural%20Package%20-%202025.05.21.pdf
• Planning and Design Report - https://london.ca/sites/default/files/20...0Final%20AODA%20-%202025.04.21%202_0.pdf
• Transportation Impact Assessment - https://london.ca/sites/default/files/20...ne%20-%20TIA%20AODA%20-%202025.05.22.pdf

[jammer139]

Westdell seems to be only interested in changing the zoning on their properties. Submitting a detailed site plan application and a building permit application on all their residential proposals is lacking. They can't seem to pull the trigger and actually build all their residential projects for some reason. The one low rise building they did finish last year on Fanshawe still apparently has empty units.

[jammer139]

PEC mtg is Sept 9th on this zoning application from Westdell

https://london.ca/sites/default/files/2025-06/Revised%20Notice_0.pdf

[CanadianTalk]

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

https://london.ca/sites/default/files/20...stdel%20Bourne%20OZ-25072%20%28AR%29.pdf

This goes to the planning committee on September 9th and then to full council on September 23rd.

The main rationale provided in their recommendation is that the height of this proposal (12 stories) far exceeds what is permitted for this location under The London Plan, even when considering the new height limits reaffirmed by the recent Heights Framework Review, which was approved by the Province a few weeks ago.

This section of Westdel Bourne north of Oxford is classified as a Neighbourhood Connector (which is not a main road designation) likely because Westdel north of Oxford doesn't really take you anywhere other than the neighbourhoods near Kains Rd ... and the height limit there is 3 storeys.

City staff say that stacked townhouses would be a better fit for this site or another type of low-rise development.

[jammer139]

Makes no sense and shows the London Plan is broken in many ways. This proposal is just a steps north of Oxford St. Hopefully PEC supports this and full council as well.

Now if only Westdell would move ahead and get Detailed Site Plan Applications approved for their many approved zoning proposals around the city for residential buildings. Beginning to think they are afraid of residential projects as its outside their comfort zone of commercial-retail.

Originally Posted by CanadianTalk

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

https://london.ca/sites/default/files/20...stdel%20Bourne%20OZ-25072%20%28AR%29.pdf

This goes to the planning committee on September 9th and then to full council on September 23rd.

The main rationale provided in their recommendation is that the height of this proposal (12 stories) far exceeds what is permitted for this location under The London Plan, even when considering the new height limits reaffirmed by the recent Heights Framework Review, which was approved by the Province a few weeks ago.

This section of Westdel Bourne north of Oxford is classified as a Neighbourhood Connector (which is not a main road designation) likely because Westdel north of Oxford doesn't really take you anywhere other than the neighbourhoods near Kains Rd ... and the height limit there is 3 storeys.

City staff say that stacked townhouses would be a better fit for this site or another type of low-rise development.

[CanadianTalk]

City Council voted to refer this application back to planning staff for additional discussion with the developer to consider bringing forward a new application with reduced height and density.

[jammer139]

Westdell has amended their zoning application for this proposal from 12s to 9s to reduce height.

What is Proposed?
Official Plan and Zoning amendments to allow:
• A 9-storey, 118-unit apartment building
• 128 vehicular parking spaces

https://london.ca/sites/default/files/20...%26%201111%20Westdel%20Bourne%20AODA.pdf

https://london.ca/business-development/p.../planning-applications/1103-1111-westdel

[CanadianTalk]

Originally Posted by jammer139

Westdell has amended their zoning application for this proposal from 12s to 9s to reduce height.

City planning staff is recommending that Council not approve the zoning changes for the 9s proposal for the same reasons why they did not recommend approval for the 12-storey proposal last year.

This goes to the planning committee on May 26th and then to full council on June 2nd.

https://london.ca/sites/default/files/20...l%20Bourne%20-%20OZ-25072%20%28AR%29.pdf

The main rationale provided in their recommendation is that the height of this proposal (12 stories) far exceeds what is permitted for this location under The London Plan, even when considering the new height limits reaffirmed by the recent Heights Framework Review, which was approved by the Province a few weeks ago.

This section of Westdel Bourne north of Oxford is classified as a Neighbourhood Connector (which is not a main road designation) likely because Westdel north of Oxford doesn't really take you anywhere other than the neighbourhoods near Kains Rd ... and the height limit there is 3 storeys.

[jammer139]

Comedy Gold

Originally Posted by CanadianTalk

City planning staff is recommending that Council not approve the zoning changes for the 9s proposal for the same reasons why they did not recommend approval for the 12-storey proposal last year.

This goes to the planning committee on May 26th and then to full council on June 2nd.

https://london.ca/sites/default/files/20...l%20Bourne%20-%20OZ-25072%20%28AR%29.pdf

[CanadianTalk]

Council voted to deny the requested zoning changes.

Originally Posted by CanadianTalk

City planning staff is recommending that Council not approve the zoning changes for the 9s proposal for the same reasons why they did not recommend approval for the 12-storey proposal last year.

This goes to the planning committee on May 26th and then to full council on June 2nd.

https://london.ca/sites/default/files/20...l%20Bourne%20-%20OZ-25072%20%28AR%29.pdf

[jammer139]

Will probably be appealed to the OLT and most likely the City will lose. Irregardless, Westdell wasn't likely putting a shovel in the ground on this project this decade with a number of other apartment projects around the city higher on their priority list.