By Claude & Parth on 2026-03-12, City: London, View Transcript
The Planning and Environment Committee held a lengthy meeting dominated by intense public opposition to a proposed six-story, 105-unit apartment building at 929 Cheapside Street. Despite overwhelming community concerns about parking, traffic, building scale, and neighborhood compatibility, the committee voted 5-0 to reject the staff recommendation that would have approved the development with conditions. The committee also deferred a significant Official Plan Amendment on flood plain development policies after developers and residents raised concerns about insufficient consultation and incomplete information. Other items, including heritage property demolitions and smaller developments, received routine approvals.
929 Cheapside Street Development Opposition: The committee heard from dozens of residents opposing a proposed six-story, 105-unit apartment building in a neighborhood of single-family homes. Residents cited violations of London Plan policies 193, 252, and 255 regarding compatibility and transitions. The development proposed only 46 parking spaces for 105 units, falling short of the 0.5 ratio minimum and well below the new 1:1 standard council recently adopted. Residents reported existing traffic problems, speeding concerns near a school, and fears about parking overflow onto residential streets. Environmental concerns included potential soil contamination from the site's former commercial use and stormwater management issues in an area already experiencing flooding. Ward Councillor Stevenson announced she would not support the development, stating "as much as we all want to see intensification, it just doesn't work here the way we want it to." The committee voted 5-0 to reject the staff recommendation, though the matter will still go to full council for final decision by the March 31st statutory deadline.
Flood Plain Development Policy Deferral: The committee voted 5-0 to defer a significant Official Plan Amendment that would introduce new "cut and fill" policies allowing property owners to modify flood plains for development. A coalition of 15 major developers requested the deferral, stating they had insufficient time to review policies first posted February 10th. Developer representative Mike Wallace stated: "We are begging you for a deferral on this OPA so that we can have the normal consultation process on this item as we've been working on it for years and years and years." Deputy Mayor Lewis supported the deferral, noting the Province was conducting briefings on conservation authority changes the same day and stating "this is an OPA. It's a fairly significant change" that shouldn't be "rushed through" before an election. Staff will conduct further engagement with stakeholders including neighborhood associations, ecological groups, and Indigenous partners before bringing the item back.
Heritage Property Demolitions Approved: The committee approved demolitions of several historic properties despite public opposition. At 174 Wellington Road, resident Anamaria Velas called the Wellington Street widening project "a big waste of tax dollars money" and requested the city preserve the "beautiful, beautiful house" and incorporate it into the gateway design. At 535-537 Talbot Street and 105 Kent Street (Bankers Row properties), resident Velastro stated: "I just find it outrageous that TriRiccar is building a building on this site and then all of a sudden the public has an opportunity to comment whether they want these houses demolished or not when this the building has already been approved. It is just a sad state of affairs and a mockery of the public process." All heritage demolition items passed 5-0 with no council discussion of preservation concerns.
Affordable Housing Development with Tree Offset: The committee approved an 11-unit affordable housing development at 6712 James Street with an amendment requiring enhanced tree planting on other city-owned lands to offset tree loss. The development includes pedestrian safety improvements with flashing lights at a crossing and a new walkway connecting to Lambeath school. Staff confirmed the development would improve stormwater management in an area experiencing flooding issues. Deputy Mayor Lewis emphasized: "It is true affordable housing" and noted the project will "improve the storm water management, the flooding issues." The amendment and main motion both passed 5-0.
Building Department Deficit and Fee Structure: The Building Department's annual report showed a year-end deficit, prompting discussion of mitigation measures including monthly budget reviews and potential fee structure adjustments. Councillor Privett emphasized proactive action: "We wouldn't be waiting for annual reports...when we see it we address it." Staff clarified that building permit fees operate on a break-even model designed to cover service costs, not generate profit, with a reserve fund to cushion "lean years" when permit revenue drops.
Passed: - Staff recommendations for heritage property demolitions at 174 Wellington Road (Item 3.1), 788-790 Dundas Street (Item 3.2), 535-537 Talbot Street and 105 Kent Street (Item 3.3), and 513-531 Talbot Street (Item 3.4) - all passed 5-0 - Zoning amendment for 325 Grey Street fourplex conversion (Item 3.5) - passed 5-0 - Zoning amendment for 929 Cheapside Street development (Item 3.8) - passed 5-0 to close public participation meeting - Affordable housing development at 6712 James Street with tree planting offset amendment (Item 3.6) - passed 5-0 - Zoning amendment for 724 York Street (Item 3.7) - passed 5-0 - Amendment to remove ground floor parking prohibition at 50 Southbridge Drive (Item 3.9) - passed 5-0
Rejected: - Staff recommendation for 929 Cheapside Street development - committee rejected 5-0 (will proceed to full council)
Deferred: - Official Plan Amendment for flood plain and two-zone concept modifications (Item 3.10) - deferred 5-0 for further stakeholder engagement and completion of mapping work