Wellington Street West Secondary Plan
The Wellington Street West Secondary Plan sets the detailed height, transition, and built-form rules for this block — and currently permits a maximum of 8 storeys (27 metres).
Key Points
- Sets a maximum building height of 8 storeys (27 metres) for this block.
- Secondary Plans form part of the Official Plan and have statutory authority — where there is a conflict, the Secondary Plan prevails.
- Requires gradual transition and compatibility with surrounding neighbourhood context.
- Does not anticipate local residential streets becoming major vehicular access corridors for high-rise development.
- The proposed 38 storeys exceeds the permitted height and therefore requires an Official Plan Amendment.
Full Analysis
Policy Context
The site falls within the Wellington Street West Secondary Plan area. Secondary Plans form part of the Official Plan and carry statutory authority under the Planning Act. Where there is a conflict between the primary Official Plan and a Secondary Plan, the Secondary Plan prevails. This plan was developed through extensive community consultation and later incorporated into the 2022 Official Plan.
Height & Transition
The subject block is designated within a Hub. The plan sets a maximum building height of 8 storeys (27 metres) for this area. That framework is intended to provide transition from taller buildings near Scott Street and step down toward the lower-scale Wellington Street West Mainstreet. The plan emphasizes gradual transition and compatibility with surrounding neighbourhood context.
The proposed 38-storey tower exceeds the permitted height and therefore requires an Official Plan Amendment.
Compatibility & Urban Design
The Secondary Plan emphasizes intensification that is proportionate and context-sensitive, protection of neighbourhood character, appropriate massing, stepbacks, and built-form transitions, integration with adjacent residential areas, and minimizing visual dominance and shadow impacts.
Transportation & Movement
The plan reinforces pedestrian-oriented development along Wellington Street West and encourages active transportation and transit-supportive design. It seeks to avoid disruption to established local streets and does not anticipate local residential streets becoming major vehicular access corridors for high-rise development.
Public Realm
The plan supports animated streetscapes and human-scale design, encourages public realm improvements as part of redevelopment, and emphasizes maintaining the character and vitality of Wellington Street West as a traditional mainstreet.
Why It Matters Here
This Secondary Plan is the governing height framework for the site. The currently permitted height is 8 storeys. The proposed 38-storey building exceeds that framework and requires amendment. The key policy question becomes whether amending this plan can be shown to maintain gradual transition, compatibility, mainstreet character, and neighbourhood integration.