Councillors admit recent housing policy went too far, support limits on bedrooms

London’s Planning Committee admits they didn’t consider potential worst-case scenarios when they lifted the bedroom limit last year. Daryl Newcombe explains.

A motion that would place new limits on the number of bedrooms permitted in Additional Residential Units (ARUs) was unanimously supported by the Planning and Environment Committee (PEC) on Tuesday.

It was drafted by Coun. Corrine Rahman and Deputy Mayor Shawn Lewis to put guardrails on a pair of recent housing policy decisions that some developers have exploited.

In 2023, City Council permitted four residential units, as a right, on single family residential properties (one primary dwelling unit, plus three ARUs).

That’s one more than the provincial policy that permits up to three residential units as a right (one primary dwelling unit, plus two ARUs).

In Feb. 2024, Council followed-up by removing the cap on bedrooms citywide, except in student-oriented Near Campus Neighbourhoods.

“We are seeing a couple of applications where applicants have pushed right to the limit of what they can get,” Deputy Mayor Shawn Lewis told members of PEC.

Specifically, the policy changes have allowed one developer to get approval for 32 bedrooms at 545-547 Elmdale Ave, on a site that previously contained a single family home.

By dividing the original property into two separate parcels, the developer is permitted to build a four-unit building (one primary plus three ARUs) on each new lot.

The eight units will contain four bedrooms each, totalling 32.

“If you wanted more affordable housing, go after landlords and compel them to lower rents instead of putting London neighborhoods in the crosshairs,” neighbour Elias Granillo told the planning committee during his delegation.

City staff informed the neighbours that even if the motion limiting bedrooms is approved by City Council, it can not be retroactively applied to the approved redevelopment on Elmdale.

The proposed amendment would limit a maximum of two bedrooms per ARU, and limit their size to 80 per cent of the gross floor area of the main dwelling.

There would also be a three bedroom maximum within several combinations of ARUs and main dwelling units under the proposal.

“This change would help ensure that ARUs remain modest in scale, better integrated into existing neighbourhoods, and aligned with the original intent of gentle density,” the motion reads.

Several councillors admitted the consequences of lifting bedroom limits last year should have been better thought out.

“There is no doubt in my mind that our policy (has to be) revisited. None of us were thinking of this kind of intensification,” said Coun. Jerry Pribil.

Coun. Steve Lehman adding, “Definitely a lesson learned for me personally. Going forward when I agree to ‘as a right’ (policies), I will be really cautious.”

ARUs were previously known as granny suites, and allow homeowners to construct separate residential units (with their own kitchen and bathroom) within their home or on their property that can be rented to tenants.

Enacting the changes proposed in the motion would require a 90 day process that will include a public participation meeting.

Several councillors expressed concern that the timeline might lead to a surge of applications from developers rushing to get approvals under the existing rules.

“Is there is a way for us to put in an interim control bylaw to mitigate any applications in that time period?” asked Coun. Rahman.

Rahman said she will discuss with Civic Administration the potential of an interim control bylaw to temporarily pause approvals.

After the meeting, Lewis felt an interim control bylaw wouldn’t be necessary, “I’m pretty confident that this fairly short turnaround can accommodate a (policy) change without a flood of applications.”

Council will make a final decision about the motion on Nov. 4.