Farhi 38-storey York Street tower proposal needs further study

City of London Planning Staff Recommend Refusal of 38-Storey Tower Proposal

The City of London’s planning staff recommend refusing a proposal for a 38-storey tower at the corner of York and Colborne streets. This recommendation is pending further study of the potential effects of a nearby gas-burning energy plant.

Proposal Details

The proposal includes a tower with 422 residential units and commercial space on the lower floors at 415 York St. This site is at the southeast corner of the intersection, just north of the CN rail line.

BSN London Corporation submitted the proposal. Shmuel Farhi, CEO of Farhi Holdings Corporation, is listed as its director.

The applicant seeks zoning changes and amendments to the London Plan to exceed the 15-storey height guideline for that area of downtown.

Staff Report Findings

The staff report calls for a land use compatibility assessment. This assessment will examine how the building would be affected by the London District Energy (LDE) plant, located 58 metres away at 301 Colborne St.

The LDE plant burns natural gas to produce steam, which is piped to some downtown buildings for heating.

The report also suggests studying how the LDE plant will affect the proposed building, including noise, vibration, and odours.

Planning Designation and Concerns

The 415 York St. site is under the “urban corridor” planning designation. This designation limits building heights to 15 storeys. Properties on the west side of this corridor fall into the “downtown” planning type, allowing a maximum height of 45 storeys.

The staff report states that the proposed development is inconsistent with the urban corridor place type. This type is intended for moderate-intensity, mid-rise residential development.

The report suggests a smaller-scale building would better suit the site. It states, “A reduced form with appropriate setbacks and step backs would better align with the existing and planned character of the area.”

Applicant’s Response

City planning staff expressed concerns about the development’s proximity to the LDE plant. Michael Davis of Siv-ik Planning and Design represents the applicant.

Davis stated the city’s request for a compatibility study with the LDE plant was not asked for earlier in the planning process. He said, “That issue has caught us off guard.”

Davis noted that other properties within a 300-metre radius of the LDE plant have been zoned for large-density residential development.

He also mentioned that the height is appropriate because it is next to properties in the downtown place type.

Next Steps and Future Considerations

In a letter to the planning committee, Davis said the compatibility issue could be addressed when the building’s site plan is considered. He requested that the application, if not approved, be deferred to a future planning committee meeting for more dialogue.

Davis’s letter states the applicant is ready to advance the application through the province’s land tribunal if necessary. However, he believes a cooperative approach should address the city’s concerns.

Site Background

The parcel at 415 York St. is a former parking lot and part of undeveloped land on the south side of York Street. This stretch goes from Mission Services on Colborne Street to Wellington Street.

Although it is under a planning application, the parcel at 415 York St. is also listed for sale.

Farhi owns the former London Free Press site at 369 York St., located on the opposite side of Colborne Street. This site is also vacant and for sale. The Free Press building was demolished in 2024.

Further west on York, a parking lot across from RBC Place London convention centre has been for sale since 2022. It is owned by Bradel Properties.

Community Input

Coun. David Ferreira represents Ward 13, which includes most of London’s downtown core. He is eager to see development on the vacant lots between York and the CN rail line. However, he wants to ensure sound planning is followed.

Ferreira said, “It would be better if we could have something built there, but I’m worried about the transition.” He expressed concern about the level of intensity in the area.

He also stated that the request to study the effects of the LDE plant is valid. Ferreira said, “I just want to make sure that we have good planning moving forward.”