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Why are we doing a Secondary Plan for Oxford Wonderland?
Need for a Secondary Plan
The London Plan identifies four Transit Villages in the City of London. Transit Villages will be exceptionally designed, high density mixed-use urban neighbourhoods connected by rapid transit to the Downtown and each other. Transit Villages are to be complete communities occupied by residential uses, and extensive retail, commercial, and office spaces. All of this will be tied together with a pedestrian-oriented form of development that connects to the centrally located transit station. Further, Transit Villages are in built-up areas of the City that present opportunities for infill, redevelopment, and an overall more efficient use of land to support active transportation.
Related to the Transit Village Place Type policies of The London Plan, Protected Major Transit Station Area (PMTSA) policies came into force on May 28, 2021.
The PMTSA policies related to Transit Villages include:
- A targeted number of residents and jobs combined per hectare
- Minimum and maximum building heights
- Minimum density per hectare for residential uses
- Minimum floor area ratios for non-residential uses
- Permitted uses including encouraging mixed-use buildings
- Conformity with all other policies of The London Plan including the Transit Village Place Type and any Specific Area policies
The Oxford Wonderland Transit Village is generally defined as the lands surrounding the Oxford Street West and Wonderland Road intersection from Capulet Lane to the west, the CN railway to the south, Proudfoot Lane to the east, and the CP railway to the north. The complete study area is available in the Documents section of this webpage.
The Transit Village Place Type permits a broad range of residential, retail, service, office, cultural, institutional, hospitality, entertainment, recreational and other related uses, with a range of permitted heights between two to 15 storeys. Type 2 Bonus Zoning policies provide up to 22 storeys; however, the More Homes, More Choice Act, 2019 eliminated the Planning Act provisions permitting Bonus Zoning (transition policies include a sunset date of September 2022 for the use of Bonus Zoning). Mixed-use buildings are also encouraged.
The lands within the Oxford Wonderland Transit Village currently contain a mix of land uses including residential (apartment buildings and townhouses), retail in various formats (for example, an enclosed mall, big box stores, strip malls, a standalone grocery store, and standalone retail pads), medical clinics, gas stations, automobile dealerships, parks and open spaces, places of worship, and a cemetery. Many of these land uses are supported by large surface parking lots.
The development of a secondary plan is intended to provide a greater level of detail and more specific guidance for the Oxford Wonderland Transit Village than the general Transit Village Place Type policies in The London Plan, including how those policies will be implemented through planning tools and future public works.
What are some of the questions the Secondary Plan seeks to answer?
- How can the area be designed to support transit?
- What is an appropriate built form to allow high density development and transition to the surrounding neighbourhoods?
- What is an appropriate land use mix?
- How can we encourage a range and mix of housing types and affordability?
- What community services and facilities would be required?
- Where should parks and publicly accessible open space be provided?
- How can we protect and enhance the natural environment and consider climate change?
- What infrastructure will be required to support the community in the future?
- How can the area be developed in the future as a complete community? What does this look like?