Neighbourhood pushback might thwart another high-density development

For the second time this month, London's Planning Committee is siding with neighbours regarding a high-rise project. Daryl Newcombe reports.

Twice this month, London’s Planning and Environment Committee (PEC) has recommended refusing developers’ plans to build high-density residential buildings within existing neighbourhoods.

Both planning applications generated well-organized opposition campaigns from neighbours, but the committee’s chairperson doesn’t see those decisions as the start of a trend.

On Tuesday, PEC considered an application by Kingsdale Development to rezone the properties at 119 and 127 Centre St. to permit a 10-storey building with 156 apartments.

Coun. Skylar Franke represents the neighbourhood that’s west of Wharncliffe and north of Commissioners.

She explained her opposition to the proposal, “I have generally supported developments that create density and those infill opportunities, but that doesn’t mean that we support every single proposal that goes forward.”

Franke also noted the efforts of neighbours to let their opinions be known, “In my four years as a councillor, this application has been the one that I received the most communication about.”

The property is on the boundary between two distinct parts of the neighbourhood, a collection of high-rises and townhouse complexes to the north, south, and east, but single-family homes to the west.

City staff recommended the developer’s application be refused because it represents over-intensification on a site that currently permits just three storeys.

Franke noted the number of applications for higher-density development in the area, “I think that this neighborhood, in areas, has already had an incredible amount of intensification. And I appreciate now how the cumulative changes are impacting the residents.”

The committee recommended that the planning application be refused.

Its decision coming less than a month after another high-density development was rejected within a different residential neighbourhood.

On May 12, Council supported a PEC recommendation that refused to permit a four-storey long-term care facility and associated apartment building on Bluegrass Drive in west London.

At the time, neighbours in the public gallery of council chambers held signs reading “Vote No.”

On Tuesday following the planning committee’s decision about Centre Street, Coun. Steve Lehman told CTV News that while the opinions of neighbours are one factor in his decision-making, he also considers information gathered from staff reports and communications from developers.

“I weigh each one on the merits of each individual case,” Lehman explained. “I don’t have a blanket statement for-or-against. I look very closely at each individual case.”

Lehman doesn’t believe the two recent decisions suggest a trend towards conceding to the loudest neighbourhood voices.

“This is a challenging committee,” he admitted. “We have to hold the greater need for housing up against various concerns where people don’t like to see change in their neighborhood.”

A final decision about the planning application on Centre Street will be made by Council on June 2.