Planning and Environment Committee Advances Demolition and Approves Multiple Development Applications

The Planning and Environment Committee advanced demolition of the heritage home at 100 Stanley Street to make way for the Wharncliffe Road widening and CN bridge project. It also approved several development and zoning applications, deferred others for further negotiations, refused proposed high-rise towers on Wellington Road and High Street, and ended consideration of two proposed heritage designations.

Topics Discussed

100 STANLEY STREET: Committee Advances Demolition for Wharncliffe Road Project

The committee approved an alternate motion introduced by Deputy Mayor Shawn Lewis to permit demolition of the 130-year-old Queen Anne-style home at 100 Stanley Street. The property is affected by planned road widening, road lowering and intersection work near the CN rail bridge.

Engineering staff said construction would affect nearly half the property and require excavation near the foundation, removal of the porch, driveway, outbuildings and mature vegetation. A consultant identified risks including "settlement loss, loss of lateral support, undermining, and vibration damage" and concluded the home's structural integrity could not be reliably maintained during construction.

Public speakers, including Brenda McQuade, Susan Bentley and former resident Dan Finley, urged the committee to preserve the home. Finley said, "For more than a decade, I have been standing and I'm still standing steadfast in my belief that the house at 100 Stanley Street should not be demolished."

Lewis supported demolition, saying, "Nothing that's before us today is significantly different from what was before us in 2021 in the last term of council. And I think it's time we get moving on getting the bottleneck at Wharncliffe Road addressed."

DEVELOPMENT APPLICATIONS: Several Files Approved or Deferred

The committee deferred the application for 3680 and 3700 Colonel Talbot Road so York Developments and city staff can continue discussing a proposed commercial plaza in Block 20 of Sunset Creek. The developer is seeking to increase permitted commercial space from 1,000 to 2,500 square metres while removing commercial permissions from other blocks in the Magnolia Fields subdivision.

The committee also deferred the application for 954 Gainsborough Road while the applicant and staff negotiate issues including lot coverage. The applicant agreed not to appeal a council non-decision while discussions continue.

A 72-hectare residential development at 1944 Bradley Avenue was approved 4–0. The amendments adjust the boundary between residential zoning and protected open space near a hydro corridor.

A proposal for 22 townhouses was referred to the December Planning Advisory Committee meeting despite a staff recommendation for refusal. Concerns raised during the discussion included traffic, school capacity, parking, tree loss and amenity space. Councillor Peter Cuddy said he would oppose the application if it returned without "significant changes."

WELLINGTON ROAD AND HIGH STREET: Proposed Towers Refused

The committee voted 3–0 to refuse applications for a 21-storey tower at 57–75 Wellington Road and a 31-storey tower at 60–68 High Street.

The applicant proposed approximately 980 residential units, including 98 units at 80% of average market rent and 98 accessible units. Projected rents for the affordable units were presented as $850 per month for studios and $1,100 for one-bedroom units. The applicant said the affordable units would be subsidized and that the accessible units would be custom-built.

Residents objected to the proposed seven shared vehicle parking spaces, while staff and councillors cited setbacks, building intensity, outdoor space, neighbourhood transition and the future Wellington Gateway road widening.

Councillor Skylar Franke described the issue as "good infill versus maximizing the number of units we can fit on a property." He said residents supported infill that included "meaningful amenity space, some setbacks, some landscaping."

HERITAGE DESIGNATIONS: Two Properties Removed From Further Action

The committee voted 3–0 to receive and take no further action on a proposed heritage designation for 415 Baseline Road East. Owners Sarah and Neil Adio said designation could increase maintenance and insurance costs despite their intention to preserve the 1952 mid-century modern home. Sarah Adio said nine of 12 insurers they contacted would not cover the property and that the remaining quotes involved substantial premium increases.

The committee also voted 3–0 to receive and take no further action on the proposed designation of 2457 Main Street in Lambeth, home to the Lambeth Chiropractic and Wellness Centre. The owner said the clinic serves more than 400 patients weekly and that designation could increase renovation costs, insurance premiums and delays. He also raised concerns that the building's location near Main Street could affect future road, transit, sidewalk or cycling improvements.

OTHER APPROVALS: Housing Conversion, Pet Facility and Front-Yard Parking

The committee approved Phase 2 of the Country Paws "Dog Plex" at 2206 Bradley Avenue. The expanded facility will include pet boarding and daycare, a café and restaurant, a veterinary clinic and retail space.

It also approved the conversion of vacant office buildings at 330 and 444 Burwell Street into 10 residential rental units, subject to noise-mitigation measures.

At 602 Piccadilly Street, the committee approved front-yard parking so the property owner could secure a rear yard. A property manager told the committee there had been "a constant influx of homeless people and drug users using the backyard" and that the property had required thousands of dollars in cleanup and security measures. The application passed 3–0. An application at 649 Coburn Street also passed 3–0.

The committee approved consent items 2.1 and 2.3, including London's Building Faster Fund investment plan. Seven projects, including the Elmwood project, will receive provincial funding. Municipal funds originally assigned to those projects will return to the capital pool for future council consideration.

Motions

• Consent items 2.1 and 2.3: Approved, 4–0, including the Building Faster Fund investment plan and related capital funding changes.
• 415 Baseline Road East: Proposed heritage designation received with no further action; approved, 3–0.
• 2457 Main Street, Lambeth: Proposed heritage designation received with no further action; approved, 3–0.
• Consent item 2.5: Staff recommendation approved, 2–1.
• 100 Stanley Street demolition: Alternate motion by Deputy Mayor Shawn Lewis approved.
• 3680 and 3700 Colonel Talbot Road: Referred back to staff for further discussions on commercial permissions.
• 1944 Bradley Avenue: Official Plan and zoning amendments approved, 4–0.
• 954 Gainsborough Road: Referred back to staff for further negotiations.
• 22-townhouse application: Referred to the December Planning Advisory Committee meeting, 3–0.
• 2004 Hamilton Road: Employment subdivision application referred to a future meeting, targeted for December, 3–0.
• 57–75 Wellington Road and 60–68 High Street: Tower applications refused, 3–0.
• 602 Piccadilly Street: Front-yard parking approved, 3–0.
• 649 Coburn Street: Staff recommendation approved, 3–0.
• 2206 Bradley Avenue: Country Paws "Dog Plex" Phase 2 approved, 3–0.
• 330 and 444 Burwell Street: Office-to-residential conversion approved, 3–0.
• 204 Hamilton Road: Public participation meeting opened, 3–0.
• Closed session: The committee met in camera from 3:15 p.m. to 3:28 p.m. and later reported progress on the matters discussed.

Attendees

Councillors identified as present or participating included:

• Deputy Mayor Shawn Lewis
• Councillor Peter Cuddy
• Councillor Steven Hillier
• Councillor Skylar Franke
• Councillor Corrine Rahman
• Councillor Anna Hopkins

The committee's quorum was reduced to three members during discussion of the Gainsborough Road application after one member left for a medical appointment.