LONDON – On November 26, 2024 The City of London approved a Zoning By-law Amendment for the property at 145 Base Line Road West, paving the way for the intensification of the site. This redevelopment will convert five existing triplexes into six-unit converted dwellings, creating a total of 30 residential units while maintaining the neighborhood’s character.
Development Details
- Location: Southeast corner of Base Line Road West and West Street in the Huron Southcrest Planning District.
- Site Area: Approximately 3,265 square metres.
- Existing Buildings: Five triplexes, originally built in the 1950s, will be modified by converting unfinished lower levels into new residential units.
- Resulting Units: A total of 30 residential units will be achieved.
The project preserves the buildings’ external appearance, achieving “invisible density” and maintaining the neighborhood’s charm.
Zoning Amendment and Special Provisions
The property’s zoning has been updated from Residential R3 (R3-1) to a Residential R3 Special Provision (R3-1(_)) Zone. Special provisions include:
- Minimum Lot Area: 3,200 square metres.
- Rear Yard Depth: 5.7 metres.
- Maximum Building Height: 6.0 metres.
- Landscaped Open Space: Minimum of 35%.
- Parking Area Coverage: Capped at 30%.
The development will provide 16 parking spaces, exceeding the 0.5 spaces per unit requirement.
Transportation and Location Benefits
The site is within London’s Primary Transit Area, offering access to multiple London Transit Commission routes. This aligns with the London Plan’s Neighbourhoods Place Type, which supports infill housing up to three storeys.
Density and Housing Strategies
The project achieves a density of 94 units per hectare, consistent with the City’s infill housing strategies. It demonstrates sustainable urban intensification by repurposing existing structures without altering their external design.
Site Plan and Tenant Considerations
The Site Plan Approval Authority has been tasked with addressing specific design issues:
- Tenant Support: Consultation with Municipal Housing Development to explore temporary rental accommodations for current tenants.
- Parking Management: Implementing a parking plan to maximize on-site functionality, designate spaces for each unit, and resolve angle parking issues.
Conclusion
The intensification of 145 Base Line Road West will enhance housing availability in London while preserving the area’s residential character. With council approval, the project moves forward to the site plan process, balancing urban growth with tenant and neighborhood considerations.
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