Local developers pleading for more consultation on floodplain map

A long-awaited update to floodplain mapping around Dingman Creek in south London might be delayed for months.

On Tuesday, the Planning and Environment Committee (PEC) heard from developers and community members seeking more time to consider the impact of new flood line maps before politicians debate changing the Official Plan to reflect the updates.

“Prior to that discussion, we are begging you for a deferral,” pleaded Mike Wallace, CEO of the London Development Institute (LDI).

The need to update the flood line was first identified in 2017 during the first phase of an Environmental Assessment (EA) to determine stormwater management within the Dingman Creek Subwatershed.

Since 2021, the second stage of the EA has focussed on developing new flood mapping in the area.

The study area is a large swath of land primarily south of Southdale Road and centred around Highway 401 and Dingman Drive.

The staff recommendation would modify the one-zone floodplain by allowing so-called “balanced cut-fill,” which would enable property owners to remove floodplain designation from their lands to allow development to proceed.

Updates to the two-zone flood plain concept would regulate development in areas deemed “low hazard.”

The proposed policy wouldn’t change existing flood plain boundaries nor automatically permit new development, but they would establish a framework to allow future development proposals to be considered by city hall and the Conservation Authority.

The staff report reads, “The purpose and effect of the amendments is to introduce criteria‑based, balanced cut‑and‑fill policies to allow for floodplain modification and development, and to update the existing two‑zone flood plain management framework.”

However, many stakeholders expressed concern that the changes were only provided to them a few weeks ago.

Deputy Mayor Shawn Lewis put forward a motion to defer the report’s consideration until the next term of Council (beginning mid-November) in order to permit time for further consultation with a variety of stakeholders.

“We have been at this for a long time, but the information about this new cut-fill proposal has only actually been in front of the people who build things for about eight weeks,” he told CTV News after the meeting. “And it’s been only in front of Council for a week. We have not had a lot of time to absorb what’s being proposed. It’s a very significant change.”

The deputy mayor’s motion was unanimously supported by members of PEC.

Lewis added that the provincial government’s announcement about amalgamating conservation authorities creates considerable uncertainty.

“As we’re meeting today, the province is announcing more updates to what they’re going to do with Conservation Authorities. We first heard 36 down to seven. Now it’s 36 down to nine,” he explained. “So we’ve got shifting ground provincially in terms of who is even going to be doing a floodplain review.”

Council will make a final decision next week.