LONDON – The Planning and Environment Committee advanced a proposal to redevelop 629 Base Line Road East during its meeting on January 7, 2025. The project, led by Dipesh Patel (c/o Siv-ik Planning and Design Inc.), seeks to convert a two-storey fourplex into a six-unit apartment building by adding two units to the finished lower level.
The application involves amendments to The London Plan and Zoning By-law Z.-1, and will proceed to the Municipal Council for approval on January 21, 2025.
Development Details
- Site Area: 0.09 hectares, located in the Highland Planning District.
- Proposed Use: Six-unit apartment building within the existing structure.
- Density: 65 units per hectare.
- Building Height: Two storeys.
- Parking: Five surface spaces, providing a ratio of 0.83 spaces per unit.
- Landscaping: 37.6% of the property reserved as open space.
- Outdoor Amenities: Includes a designated amenity area.
The parking provision, while below the standard 1 space per unit, aligns with the site’s proximity to public transit, being only 140 metres from the nearest London Transit bus stop.
Zoning and Official Plan Amendments
The application includes:
- Official Plan Amendment
- Addition of a site-specific policy to the Neighbourhoods Place Type, allowing for apartment use within the existing structure.
- Zoning By-law Amendment
- Rezoning from Residential R3 (R3-1) to Residential R3/Residential R8 Special Provision (R3-1/R8-3(_)) Zone.
- Special provisions address existing site conditions:
- Lot area of 953 square metres (required: 1,000 square metres).
- Lot frontage of 21.9 metres (required: 25 metres).
- Front yard setback of 6 metres.
- Interior side yard setback of 1.5 metres (required: 4.5 metres).
- Driveway width of 3 metres (required: 6 metres).
City staff supported these deviations, noting the compatibility with the surrounding area and the existing site layout.
Planning Rationale
City planning staff recommended approval, emphasizing the proposal’s:
- Consistency with the Provincial Policy Statement, 2024.
- Conformity with The London Plan’s goals to increase housing supply and optimize infrastructure use.
- Compatibility with the surrounding area, as the building height and form align with the neighbourhood character.
No significant environmental or traffic concerns were identified, and the intensification contributes to municipal objectives for housing development.
Next Steps
The application will be reviewed by the Municipal Council on January 21, 2025, where final approval will determine the project’s progression.
To read more articles on this specific development, click here.