Did support for housing mega-project undermine The London Plan-- or address current reality?
However, Mayor Josh Morgan suggests the local housing crisis has even outpaced the ambitious density targets initially included in the foundational planning documents that guide future development in London.
On Tuesday, the Planning and Environment Committee considered a planning application by Southside Construction to permit a cluster of high rise residential buildings up to 16-storeys tall at 6309 Pack Rd. despite strong opposition from Londoners who live in a neighbourhood of single family homes across the road.
Neighbours took turns during the public meeting warning members of PEC about the potential impacts of boosting the density on the property.
Several explaining they purchased their homes believing the farm field would be developed into a mix of medium and low density housing no taller than nine storeys, as per The London Plan and Southwest Area Secondary Plan.
The mayor responded that the maximum building heights contained within those plans are being updated because the current housing crisis wasn't foreseen when they were written a decade ago.
'Everything that's happened since then, with this housing pressure that we've had, these plans are not reflective of the pressure that we face today,' Morgan said.
Coun. Sam Trosow expressed concern about deviating so far from the long-term planning policies developed in consultation with the public.
'You will be undermining people's confidence in the integrity of a previous planning process, and I say that with all due respect to staff who have put in a lot of work over the years,' Trosow warned.
Municipalities must review and update their Official Plans every five years.
Currently, city staff are reviewing some of the building heights prescribed in The London Plan and its related Secondary Plans.
pack road - london plan - july 2025
Bostwick Area planning map from the Southwest Area Secondary Plan showing medium density along Pack Road (Source: City of London)
The staff recommendation to approve the rezoning of 6309 Pack Rd. includes a long list of conditions, known as holding provisions, that the developer has to meet before each of the high rise buildings can receive a building permit.
Deputy Mayor Shawn Lewis directed some of his comments directly to neighbours concerned about the impact of higher density development on the site.
'This is a 15 to 20 year build out. These buildings aren't going to be there tomorrow. They're not going to be there next year,' Lewis said. 'These holding provision conditions around things like stormwater management, the capacities on the sewers, the traffic impacts, all roll out over time.'
'I have grave, grave concern that we are going to say yes (to the rezoning) and then we'll fix it up along the way,' responded Coun. Anna Hopkins who represents the area. 'We heard this is going to take a long time to get it fixed-- but why are we approving it?'
Members of PEC voted 4-1 (Peloza opposed) in favour of the rezoning —including a request that shadow studies be considered before each high rise is given the green light.
Council will consider the recommendation from PEC at its meeting July 22.
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