Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: February 26, 2026
CASE NO(S).: OLT-22-002286
(Formerly PL170100)
PROCEEDING COMMENCED UNDER subsection 17(36) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Appellant: 1390226 Ontario Inc.
Appellant: 1610341 Ontario Inc.
Appellant: 1705823 Ontario Ltd. (c/o York Developments)
Appellant: 1739626 Ontario Ltd. (c/o York Developments); and others
Subject: The London Plan
Municipality: City of London
OLT Case No.: OLT-22-002286
Legacy Case No.: PL170100
OLT Lead Case No.: OLT-22-002286
Legacy Lead Case No.: PL170100
OLT Case Name: Lansink v. London (City)
Heard: February 10, 2026 by Video Hearing
APPEARANCES:
Parties
Counsel
560 Wellington Holdings Inc. (Auburn Developments Inc.)
Jonathan Cheng
731675 Ontario Ltd. (York Developments)
Jonathan Cheng
City of London
Christina McCreery Aynsley Hovius
MEMORANDUM OF ORAL DECISION DELIVERED BY S. Dixon ON February 10, 2026 AND ORDER OF THE TRIBUNAL
Link to Order
INTRODUCTION
Background
1This Decision and Order results from a Hearing on the Merits of appeals filed pursuant to s. 17(36) of the Planning Act, R.S.O. 1990, c. P.13, as amended (“Act”), concerning the adoption of a new official plan (“2016 Official Plan”) for the City of London (“City”).
2The 2016 Official Plan has been brought into full force and effect through previous orders of the Tribunal, save and except for lands that are subject to four separate site-specific appeals (Appeals No. 1, 36, 37, and 41).
Remaining Appeals
3Appeals No. 36 and 37 have been adjourned sine die. This Hearing resolves Appeals No. 1 and 41.
4Appeal No. 1 was filed by 560 Wellington Holdings Inc. (Auburn Developments Inc.) and pertains to lands municipally known as 560-562 Wellington Street.
5Appeal No. 41 was filed by 731675 Ontario Ltd. (York Developments) and pertains to lands known municipally as 3080 Bostwick Road.
6The Parties to Appeals No. 1 and 41 advised the Tribunal in advance of the Hearing that they had each reached settlements with the City for their respective appeals. Each settlement proposes the addition of a site-specific policy to the 2016 Official Plan, discussed below.
ANALYSIS AND FINDINGS
Appeal No. 1
Analysis
7In support of the settlement of Appeal No. 1, the Tribunal was in receipt of the Affidavit of Brandon Coveney, which is hereby marked as Exhibit 1. Mr. Coveney is a Senior Planner with the City and a Candidate Member of the Ontario Professional Planners Institute. He was qualified by the Tribunal to provide expert opinion evidence in Land Use Planning.
8The Tribunal also heard oral testimony from Mr. Coveney to supplement the conclusions outlined in his affidavit.
9The settlement of Appeal No. 1 proposes to add the following site-specific policy to s. 1077C_ of the 2016 Official Plan:
- For the lands at 560-562 Wellington Street, buildings with a maximum height of 17 storeys and a maximum density up to 807 units per hectare will be permitted. Limited commercial uses are also permitted. Indoor and outdoor amenity facilities on the rooftop will be exempt from inclusion in the maximum height provision of the Zoning By-law. Any requirement for the provision of affordable housing units may be satisfied through the provision of affordable housing units located on other properties located in the City, to be secured by way of development agreement.
10Mr. Coveney proffered that 560-562 Wellington Street is subject to site specific zoning by-law provisions that came into force on November 16, 2021. Those approved zoning provisions permit the development of a mixed-use apartment building with a maximum height of 17 storeys, a maximum density of 807 units per hectare, and site-specific provisions for the inclusion of affordable units both on and off site. Effectively, the proposed site-specific policy above will ensure that development permissions on the subject lands are reflected in both the 2016 Official Plan and the City’s zoning by-law.
11Mr. Coveney further proffered that 560-562 Wellington Street is located within the Victoria Park Secondary Plan (“VPSP”), which was approved by the Tribunal in January 2024. The VPSP recognises an East Policy Area, inclusive of the subject lands, that is appropriate for compatible and sensitive intensification.
12In Mr. Coveney’s opinion, the subject lands represent an underutilised site within the East Policy Area that is appropriate for redevelopment. The proposed site-specific policy provides for development on the subject lands that has appropriate regard for the neighbouring low-to-medium density housing stock, contributes to the provision of a range and mix of housing options in an appropriate location for growth and development, efficiently utilises existing infrastructure and public service facilities, supports active transportation, and contributes to the achievement of safe and healthy complete communities.
13Accordingly, it is Mr. Coveney’s opinion that the proposed site-specific policy:
Has due regard for matters of provincial interest as set out in s. 2 of the Act, including matters 2(h), 2(j), 2(p), and 2(n);
Is consistent with the Provincial Planning Statement, 2024, including policies 2.2.1, 2.2.1.c, and 2.3.1.3;
Conforms to the intent of the 2016 Official Plan and the VPSP;
Represents good planning; and
Is in the public interest.
Findings
14The Tribunal is satisfied that the proposed modification to the 2016 Official Plan to introduce a site-specific policy that recognises existing zoning permissions for 560-562 Wellington Street is appropriate, meets all applicable legislative tests, represents good planning, and is in the public interest.
Appeal No. 41
Analysis
15In support of the settlement of Appeal No. 41, the Tribunal was in receipt of the Affidavit of Scott Allen, which is hereby marked as Exhibit 2. Mr. Allen is a Partner with MHBC Planning Limited and a Registered Professional Planner. He was qualified by the Tribunal to provide expert opinion evidence in Land Use Planning.
16The settlement of Appeal No. 41 proposes to add the following site-specific policy to the Neighbourhoods place type designation of the 2016 Official Plan to permit additional building height and residential density at 3080 Bostwick road, subject to a site-specific zoning by-law amendment:
3080 BOSTWICK ROAD
1041C_ In the Neighbourhoods Place Type located at 3080 Bostwick Road, notwithstanding the height and intensity policies of the High Density Residential Overlay (from 1989 Official Plan) and the underlaying [sic] Place Type, additional height and density may be permitted through a site-specific zoning by-law amendment.
17Mr. Allen proffered that 3080 Bostwick Road is situated within the Bostwick Residential Neighbourhood, a developing community characterised by a mix of service and retail commercial, institutional, recreational, and residential uses. The subject lands form part of a master plan concept comprised of nine development blocks organised around a local road network and adjacent community centre. The development blocks are in various stages of planning and construction and are intended to accommodate a range of residential and mixed-use towers at varying heights.
18Mr. Allen further proffered that the Bostwick Residential Neighbourhood, including the subject lands, form part of the Southwest Area Secondary Plan (“SASP”) as part of the City’s previous 1989 Official Plan, which remains in effect for the subject lands. The SASP designates the subject lands as High Density Residential and permits new development to a maximum height of 12 storeys and a maximum density of 150 units per hectare. Additional height and density may be permitted through site-specific zoning by-law amendments in accordance with s. 9.2. iii) c) of the SASP.
19Notwithstanding the existing policy framework for the subject lands, it is Mr. Allen’s opinion that the policies of the 2016 Official Plan lack clear policy direction needed for full implementation of the master plan concept for the subject lands. It is therefore his opinion that incorporating a site-specific policy in the 2016 Official Plan to reflect the SASP permissions for more intense forms of development on the subject lands is appropriate.
20In Mr. Allen’s opinion, the proposed site-specific policy for the subject lands will support compact, efficient urban intensification proximate to transit services, established residential communities, a prominent commercial corridor and recreational facilities, thereby contributing to a walkable and connected complete community that utilises existing infrastructure while having regard for the established neighbourhood character.
21Accordingly, it is Mr. Allen’s opinion that the proposed site-specific policy:
Has sufficient regard for matters of provincial interest as set out in s. 2 of the Act, including matters 2(a) to 2(q), and 2(s);
Is consistent with the Provincial Planning Statement, 2024, including policies 2.1.6, 2.2.1, 2.3.1, and 2.3.1.3;
Supports the broad vision of the 2016 Official Plan, including the guiding direction and core objectives of the Neighbourhoods place type policies;
Represents good planning; and
Is in the public interest.
Findings
22The Tribunal is satisfied that the proposed modification to the 2016 Official Plan to introduce a site-specific policy for 3080 Bostwick Road is appropriate, meets all applicable legislative tests, represents good planning, and is in the public interest.
ORDERS
23THE TRIBUNAL ORDERS THAT Appeal No. 1 by 560 Wellington Holdings Inc. is allowed, in part, and the 2016 Official Plan for the City of London is modified as set out in Schedule 1 to this Order.
24THE TRIBUNAL ORDERS THAT Appeal No. 41 by 731675 Ontario Ltd. (York Developments) is allowed, in part, and the 2016 Official Plan for the City of London is modified as set out in Schedule 2 to this Order.
25THE TRIBUNAL ORDERS THAT the 2016 Official Plan for the City of London is approved as modified by this Order and that the 1989 Official Plan for the City of London is repealed as it applies to the properties known municipally as 560-562 Wellington Street and 3080 Bostwick Road.
“S. Dixon”
s. dixon
membeR
Ontario Land Tribunal
Website: www.olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.
SCHEDULE 1
Policy 1077C_ of the Official Plan for the City of London (“The London Plan”) is modified by adding the following policy:
- For the lands at 560-562 Wellington Street, buildings with a maximum height of 17 storeys and a maximum density up to 807 units per hectare will be permitted. Limited commercial uses are also permitted. Indoor and outdoor amenity facilities on the rooftop will be exempt from inclusion in the maximum height provision of the Zoning By-law. Any requirement for the provision of affordable housing units may be satisfied through the provision of affordable housing units located on other properties in the City, to be secured by way of development agreement.
SCHEDULE 2
The Official Plan for the City of London (“The London Plan”) is modified by adding the following policy to the Place Type Policies chapter under “Specific Policies for the Neighbourhoods Place Type”:
3080 BOSTWICK ROAD
1041C_ In the Neighbourhoods Place Type located at 3080 Bostwick Road, notwithstanding the height and intensity policies of the High Density Residential Overlay (from the 1989 Official Plan) and the underlying Place Type, additional height and density may be permitted through a site-specific zoning by-law amendment.