415 York Street - 38s (Proposed)

[CanadianTalk]

A 38-storey mixed-use building, with 422 residential dwelling units and ground-floor commercial, is proposed at the southeast corner of Colborne and York.

The applicant listed on the planning application page is "BSN London Corporation", but googling the company name doesn't really give me anything. However, some of the planning documents are addressed to Farhi... so this is likely a Farhi proposal.

Planning application page: https://london.ca/business-development/p...ns/planning-applications/415-york-street

Planning application notice: https://london.ca/sites/default/files/20...415%20York%20St%20-Notice%20of%20PPM.pdf






Here are some studies and documents that were provided by the applicant:

• Noise & Vibration Study - https://london.ca/sites/default/files/20...tic%20Assessment%20%28July%202025%29.pdf
• Transportation Impact Study - https://london.ca/sites/default/files/20...0York%20St%20Sep%205-24%20%5BAODA%5D.pdf
• Site Plan, Floor Plans, Elevations, Sections - https://london.ca/sites/default/files/20...0Plans%2C%20Elevations%2C%20Sections.pdf

[jammer139]

I think your right this is a bump and dump zoning play by the Landlord. That parking lot was recently sold so I suspect they want to flip it down the road with a profit.

Don't hold your breath waiting for a detailed site plan application or building permit after the rezoning.

[ssiguy]

Why would a company go to all the bother of filling applications and designs when they are not going to build anything?

[Djeffery]

Originally Posted by jammer139

I think your right this is a bump and dump zoning play by the Landlord. That parking lot was recently sold so I suspect they want to flip it down the road with a profit.

Don't hold your breath waiting for a detailed site plan application or building permit after the rezoning.

Didn't Farhi already own it as part of the London Free Press site across the road?

[jammer139]

A zoning application only costs ~$15K to submit to the City and doesn't require anything more than a concept drawing at most.

Big dollars don't happen until you submit a Detailed Site Plan application that requires detailed architectural blueprints and engineering plans which can easily exceed $1M.

A minor cost to change the zoning of a property with a potential major payoff in increased sale price.

[haljackey]

If a tower like this is built right next to the tracks, a rail underpass for Colborne should be part of the construction project.

[GreatTallNorth2]

A total waste of taxpayers money to have to work on files from a person who continues to make proposals when clearly he has no intention of building anything.

[ssiguy]

What the City should do is demand at LEAST $500k for any major development proposal upfront and then on total completion, they get the $485 back. It would rid of these stupid time and money consuming antics by people/developers who have no intention of fulfilling their promises.

[MolsonExport]

BSN?

BullShit No-build?

If it is Farhi, you can expect the lot to remain empty and/or be turned into a parking lot.

[jammer139]

LFP article on the zoning application for this proposal.

Would be nice to see the LFP dig into the history of BSN as a developer in their article?

https://lfpress.com/news/local-news/towe...-pitched-for-downtown-london-parking-lot

It's interesting that the large For Sale sign is still up on this lot. Colliers Real Estate.

[jammer139]

Staff recommending against the rezoning for this application because it is only zoned for 15s now. The PEC mtg is in Jan 2026.

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of BSN London Corporation (c/o Siv-ik Planning and Design Inc) relating to the property located at 415 York Street:

(a) the request to amend The London Plan by ADDING a new policy the Specific Policies for the Urban Corridor Place Type and by ADDING the subject lands to Map 7 – Specific Policies Areas – of The London Plan, BE REFUSED for the following reasons:

i) The requested amendment is not consistent with the Provincial Planning
Statement, 2024, which directs sensitive land uses to be planned and
developed to avoid, minimize and mitigate any potential adverse impacts
from odour, noise and other contaminants and minimize the risk to public
health and safety;
ii) The requested amendment does not satisfy the criteria for adoption of
the Specific Area Policies;
iii) The requested amendment does not conform to, the Official Plan, The
London Plan, including, but not limited to, the Key Directions, City
Design, and Intensity policies of the Urban Corridor Place Type;
iv) Through the recent Heights Review, Council amended the Urban
Corridor Place Type to permit a maximum of 15-storeys, further
emphasizing Council’s intent for this area to develop at lower intensities
than those contemplated along Rapid Transit Corridors, Transit Villages,
and the Downtown; and,
v) The requested amendment does not facilitate an appropriate transition in
height between place types

https://pub-london.escribemeetings.com/filestream.ashx?DocumentId=120901

as an aside it appears BSN owns the Royal Bank and Market tower buildings based on this.

https://london.lillianskinner.ca/Meeting...20Corporation%20to%20maint%20-%20459.pdf

[CanadianTalk]

Originally Posted by jammer139

Staff recommending against the rezoning for this application because it is only zoned for 15s now. The PEC mtg is in Jan 2026.

Just a friendly minor correction .... the lands are only designated for heights up to 15-stories as per the London Plan, which is why city staff is recommending refusal of the rezoning.

https://london.ca/sites/default/files/2025-12/FINAL%20OZ-25124%20415%20York%20St%20%28AR%29.pdf

This location is in the "Urban Corridor Place Type", which only allows heights up to 15 stories. The "Downtown" boundary in this part of the city is actually Colborne Street itself, and this proposed development is on the east side of Colborne.

The other big concern is that "the subject lands are located approximately 58 metres from the London District Energy facility at 301 Colborne Street, a Class III industrial use. The proposal for residential uses would introduce a new sensitive land use in close proximity to this existing Class III industrial use.

An analysis of the Province’s D-6 Guidelines evaluating potential impacts and mitigation measures to ensure land use compatibility was not provided as part of the application. As such, staff are unable to fully assess the impacts of the Class III industrial use on the sensitive land use, and vice versa, and are therefore not satisfied the requested amendments are consistent with the PPS, 2024."

[jammer139]

Another illogical "rule" is the rapid transit corridor statement. This building if built is just a short block south of King St BRT. Distance is maybe 100M or the length of a football field. How does this not count as being on a rapid transit corridor? Would that then mean Dundas St north of King is excluded from higher buildings too?

I guess it only counts if you can step out the front door and get hit by a bus.

Across the street is a 26s tower already.

Look forward to see PEC and Council ignore this recommendation and approve the zoning. Not that it will mean this will be built by the landlord but eventually whoever ends up buying it years from now.

[jammer139]

CBC article on zoning application. Mentions that it is for sale still so this looks more likely to be a bump and dump zoning play to increase the potential sale price.

The height and density of proposed zoning and the location close to the heating plant is also in question which likely means this zoning application debate at PEC will be delayed until those questions are addressed.

https://www.cbc.ca/news/canada/london/415-york-street-proposal-9.7033908

LFP article on zoning application referral back to applicant and staff. - https://lfpress.com/news/local-news/lond...paused-over-height-energy-plant-concerns

CTV coverage - https://www.ctvnews.ca/london/article/hi...-given-a-lifeline-by-planning-committee/

[GreatTallNorth2]

What a total waste of city worker's time and resources.

[CanadianTalk]

At yesterday's meeting, Council voted to refer this planning application back to staff "for further dialogue with the applicant regarding the proposed building height and potential “Paths to Approval”, including how to proceed with respect to London District Energy matters.".

[jammer139]

Public mtg on June 22 for this zoning application.


https://london.ca/sites/default/files/20...otice%20of%20Public%20Meeting%20AODA.pdf

[GreatTallNorth2]

Thankfully this project is proposed by Farhi which means shovels should be in the ground by 2086.

[jammer139]

This proposal is so far off they have upgraded the billboard sign in the parking lot to a LED billboard. Goes to show that they have confidence to rent the space for the LED billboard sign for many years to come.