Projects Update

In our last update for the Upper James project, we shared that Conditional Site Plan Approval had been received and that the project was undergoing a comprehensive redesign in response to current market conditions. We noted that the redesign focused on improving efficiency, incorporating value engineering, and maximizing residential gross floor area, while leveraging the extended approval period to advance the next stage of submissions.

Since then, coordination meetings with the consultant team have been completed and remain ongoing to ensure alignment across all disciplines as the project transitions into the Site Plan Application phase. Once final internal approvals are in place, the approved design will be circulated to all consultants to begin assembling the first cycle Site Plan Application materials. The Site Plan Application submission has now been formally scheduled for January 30, 2026, and all parties are actively working toward meeting this timeline.

These coordinated efforts support continued progress through the municipal review process while maintaining flexibility within the existing approval framework.

Upcoming Milestones:

Site Plan Application: Q4 2025
Site Plan Resubmission (Cycle 1): Q1 2026
Building Permit Application: Q3 2026

Timelines:

Official Plan Amendment: N/A
Zoning By-law Amendment: N/A
Draft Plan of Subdivision Conditional Approval: N/A
Draft Plan of Subdivision Approval: N/A
Site Plan Conditional Approval: August 2024
Site Plan Complete Approval: Q3 2026
Building Permit Issued: Q4 2026

All projected timelines are indicative and reflect current market conditions and planning assumptions. As with any development project, these estimates remain subject to change due to evolving regulatory, market, and construction environments. Accordingly, dates should be considered as targets rather than definitive deadlines.