City ofLondon DRAFTConserva�on Poten�al Heritage Districts inthe HERITAGE PLACES 2.0 Parts of this report may be reproduced on the condition that proper reference is made to the

City of London and Letourneau Heritage Consulting Inc.

We gratefully acknowledge the contributions of:

Letourneau Heritage Consulting Inc. Project Personnel

Project Manager: Gordon Robinson, BSc BA Document Preperation: Amy Barnes, MA CAHP Zack Hamm, MA Marcus Letourneau, PhD Dipl(PACS) MCIP RPP CAHP Edgar Tumak, MA Christienne Uchiyama, MA CAHP

City of London Staff

Gregg Barrett, Manager - Long Range Planning and Research Laura Dent, Heritage Planner Kyle Gonyou, Heritage Planner Krista Gowan, Heritage Planner Ryan Nemis, Urban Design Technician Wyatt Rotteau, Urban Design Technician Jim Yanchula, Manager - Urban Regeneration

NOVEMBER 2018

DRAFT - NOVEMBER, 2018 CONTENTS

A INTRODUCTION 4 B BACKGROUND 5 C OVERVIEW + APPROACH 7 D IDENTIFICATION OF AREAS 9 E PRIORITIZATION OF AREAS 10 F AREA CHARACTERIZATION STUDIES 13 01 TALBOT NORTH 16 08 OLD NORTH 630 02 SOHO (SOUTH OF HORTON) 18 09 ORCHARD PARK SHERWOOD FOREST 32 03 THE SMOKE STACK DISTRICT 20 10 LAMBETH 34 04 STANLEY-BECHER-RIVERFORKS 22 11 HAMILTON ROAD 36 05 DUNDAS STREET-OLD EAST 24 12 BRAEMAR CRESCENT 38 06 PICCADILLY 26 13 HALL'S MILLS 40 07 OLD SOUTH II 28 14 POND MILLS 42

APPENDIX HERITAGE CONSERVATION DISTRICT DESIGNATION PROCESS 44

REFERENCES 46

DRAFT - NOVEMBER, 2018 A Introduction

London is known as ‘The Forest It should be no surprise then that and evaluation of cultural heritage City’ – a city which prides itself on London ranks 3rd in the Province with resources. its parks, greenery and tree lined the highest number of designated streets. It is also recognized as a ‘City heritage conservation districts (HCD). Moving forward, the following of Communities’ – a city that defines London has seven HCDs– tied with document, Heritage Places 2.0 is itself by the many differentiated Hamilton also having seven – and is intended to be a reset of the original neighbourhoods that dot its behind Ottawa with eighteen and Heritage Places and to take a second landscapes; rural neighbourhoods, Toronto with twenty HCDs. Further, look at the this document. There is urban neighbourhoods, outer and London has the 2nd most number of now the opportunity to expand the inner suburbs, and areas with properties designated in HCDs (just review of the City to see if there’s industrial and institutional qualities. over 3,700); behind only Toronto with anything that’s was missed the first These special, unique places help to nearly 5,000. Londoners are plainly go around, and to begin to establish a make London legible – it is readable; passionate about their City’s heritage! sense of priority to what areas should meaning that people understand it likely be study first. It is important visually and can make sense of it as Back in 1994, the original Heritage to recognize that the areas that are a whole. Urban planner Kevin Lynch Places began the process of identifying identified inHeritage Places 2.0 are called this ‘imageability’ which he areas in the City that may have not being identified as future HCDs, attributes to helping to enhance potential cultural heritage value or but rather are being noted as worthy people’s attachments to ‘place’ and interest. In the twenty years since its of further study in the future. This community, and helping to support adoption as a Guideline Document may lead to designation as an HCD a committed citizenry. A major to the City of London’s Official Plan, under Part V of the Ontario Heritage component of a community’s ‘sense of ten of the original fourteen potential Act – however it is a separate process place’ is its relationship to its heritage Heritage Conservation Districts have beyond the scope of this document. and landscape setting. Heritage is an been designated. There have also important community resource. It is a been updates to the Provincial Policy source of knowledge and memory. It Statement, the Ontario Heritage contributes to the quality of life of a Act and the City has a new official community. It is a collective legacy. plan (The London Plan); these updates impact the identification

4 DRAFT - NOVEMBER, 2018 B BACKGROUND

In 1993, Heritage Places: A Description These studies were intended to act as sequential process based on episodic of Potential Heritage Conservation an indicator of heritage significance, re-prioritizations of areas identified in Areas in the City of London, was but were never meant to be an Heritage Places. approved as a guideline document to exhaustive resume reflecting all areas the Official Plan of the City of London. within the City. Place name, location, Since the adoption of Heritage It states that: and historic themes were identified Places as a guideline document, the for each of the fourteen areas planning and policy framework for “[t]he purpose of this identified. Consideration was given heritage conservation in Ontario guideline document is to to identification and evaluation of has undergone substantial changes, “highlight areas of outstanding potential HCDs based on criteria in the including most notably revisions to the historical, architectural and Official Plan, but the list remained un- Ontario Heritage Act in 2005, and the natural character in the prioritized. The original list of fourteen Provincial Policy Statement in 2014, City. The intent is to identify areas was as follows: Richmond and at the municipal level, adoption candidate areas for potential Streetscape; Ridout Restoration; of The London Plan in 2016. Given heritage conservation or Talbot North; East Woodfield; West changes to heritage conservation district status through the Woodfield; Lorne Avenue; Wortley planning and policy framework, and implementation of Parts IV Village; Marley Place; Elmwood the accomplishments of the original and V of the Ontario Heritage Avenue; Stanley-Becher; Hellmuth- Heritage Places (ten of the original Act” (p3). St. James; Grosvenor-St. George; fourteen candidate areas have Petersville; and, Pond Mills. been designated as HCDs), it is an This document has since been the opportune time to revisit and reset primary reference used to identify A report for the LACH (March 1999) this original guideline document. candidate areas for the potential was the first to prioritize potential Ultimately, the goal of Heritage development of heritage conservation Heritage Conservation Districts (HCD), Places 2.0 is to build on the original district areas within the City. and this list has been amended, document, reflecting a similar format expanded, consolidated and re- and focus on ‘characterization studies’ Fourteen areas were originally prioritized over time. The City has while also clarifying a process to identified withinHeritage Places since dealt with requests for HCD identify and prioritize candidate areas based on ‘characterization studies’. designation from the community in a for further study as potential HCDs.

DRAFT - NOVEMBER, 2018 5 6 C OVERVIEW + APPROACH

At its meeting on January 16, 2017, 1. Policy Context Provincial Policy Statement (2014) Municipal Council directed Civic Administration “to review [the] Since the development of Heritage The Provincial Policy Statement (PPS) prioritized list of potential Heritage Places there have been substantial does not explicitly address heritage Conservation Districts and to changes to land use planning conservation districts (HCD), it recommend an update to Heritage associated with resources that does however include HCDs within Places.” Subsequently, in March 2018, demonstrate, or have the potential to its definition of cultural heritage Letourneau Heritage Consulting (LHC) demonstrate, cultural heritage value or landscapes, as follows: Section 2.6.1 was retained to prepare the updated interest. In Ontario, cultural heritage is of the PPS directs that “significant Heritage Places 2.0 document. The considered to be a matter of provincial built heritage resources and significant objectives of the update have been interest. Cultural heritage resources cultural heritage landscapes shall be to conduct a comprehensive, city- are managed under provincial conserved.” “Significant” is defined wide review of areas, and prepare legislation, policy, regulations and in the PPS as, in regards to cultural a prioritize list for further study of guidelines. The Ontario Heritage Act heritage and archaeology, “resources these area as potential Heritage (OHA) directly addresses cultural that have been determined to have Conservation Districts (HCD) – heritage and is the key legislation cultural heritage value or interest for pursuant to Part V of the Ontario enabling the protection of properties the important contribution they make Heritage Act. The intention has been of cultural heritage value or interest at to our understanding of the history of to essentially ‘reset’ Heritage Places the municipal and provincial level. The a place, and event, or a people.” to reflect current Provincial legislation, Planning Act, through the Provincial City policies, Council direction and Policy Statement – 2014 (PPS), also Ontario Heritage Act + The London community interest. LHC was tasked addresses cultural heritage as an area Plan with the following: of provincial interest. Other provincial legislation deals with cultural heritage The Ontario Heritage Act (OHA) 1. Review Policy Context – Update indirectly or in specific cases. These does not specifically set out policies background component of Heritage various acts and policies indicate to identify potential Heritage Places to reflect the Provincial Policy broad support for the conservation Conservation Districts (HCD), however Statement – 2014 (PPS), Ontario of cultural heritage by the Province. the OHA enables local municipalities Heritage Act and The London Plan They also provide a framework that to designate HCDs provided the (London’s Official Plan). must be considered for any proposed requirements of the OHA are met development or property alteration. and the municipality has sufficient 2. Consultation with Heritage supporting policies within itsOfficial Community – With input from Planning Act Plan. HCDs are designated under members of the London Advisory Part V of the OHA. See Appendix for Committee on Heritage (LACH) The Planning Act is the primary further description of the Heritage and representatives from the document for land use planning in Conservation District designation heritage community, undertake a Ontario. The Planning Act also defines process. city-wide comprehensive review of matters of provincial interest. It states areas identified as having heritage under Part I (2, d): The London Plan – the Official Plan of significance, using an a priori the City of London – underscores the established methodology, and prepare “The Minister, the council of a commitment of the City to conserve characterization studies of each area. municipality, a local board, a and promote its culturally rich and planning board and the Municipal diverse cultural heritage resources • Re-evaluate (and update as Board, in carrying out their and the important role of its cultural needed) information on candidate responsibilities under this Act, heritage resources in building and areas already documented in the shall have regard to, among other maintaining its neighbourhoods. current Heritage Places. matters, matters of provincial The identification and further study interest such as, the conservation of of areas in the City of London for 3. Develop Methodology – Develop a features of significant architectural, potential heritage conservation district method for identifying and prioritizing cultural, historical, archaeological or status is supported by the following areas in the City—with possible scientific interest.” strategic directions of The London cultural heritage value – for potential Plan. Particularly: HCD designation. Section 3 of thePlanning Act issues the Provincial Policy Statement (PPS), • Direction #1-4: Revitalize our • Prepare a prioritized list for further and all decisions affecting land use urban neighbourhoods and business study and consideration as potential planning matters "shall be consistent areas (Policy 55); HCDs. with" the PPS. • Direction #3-7: Protect our built and cultural heritage to promote our unique identity and develop links to arts and eco-tourism in the London region (Policy 57);

DRAFT - NOVEMBER, 2018 7 • Direction #5-2: Sustain, enhance, community including members of Kit: Heritage Conservation Districts and revitalize our downtown, main the: Architectural Conservancy of (2006). The Tool Kit does not provide streets, and urban neighbourhoods Ontario – London; Downtown London; specific criteria for the identification (Policy 59); Heritage London Foundation; London of candidate areas, however it • Direction #7-5: Protect what Advisory Committee on Heritage; does provide broad descriptions of we cherish by recognizing and London Heritage Council; London characteristics that might constitute a enhancing our cultural identity, Planners Council, Middlesex Historical Heritage Conservation District (HCD). cultural heritage resources, Society; and, the Urban League. A total More specifically, the Tool Kit does neighbourhood character, and of three roundtable discussions were identify that values are important environmental features (Policy 61). conducted in May and June, with a to the identification of heritage series of informal interviews carried conservation districts and that the The London Plan also contains out both before and following the first “value of the district as a whole is sufficient policies to enable roundtable. The second roundtable always greater than the sum of its the designation of an HCD in took place during the June meeting of parts.” The cultural heritage value of accordance with the OHA, as well the London Advisory Committee on areas “can be expressed in terms of as the identification of criteria for Heritage (LACH) with participation of their design or physical, historical or the evaluation of potential HCD nearly the full committee. Throughout associative or contextual values”, and designation (Policy 575). the consultation process, participants that values can be “expressed more had the opportunity to provide broadly as natural, historic, aesthetic, “City Council will consider the feedback via email or phone. Over architectural, scenic, scientific, following criteria in the evaluation of thirty people participated in the cultural, social or spiritual values” an area for designation as a heritage consultation process providing input (p10). conservation district: on the identification of candidate areas for consideration as potential The Tool Kit specifically references 1. The association of the area with a HCDs in London, along with what the Historic Places Initiative (HPI) as particular historical event or era that factors should be considered in the a potential model to identify heritage is unique to the community. prioritization process. values and attributes. Further, 2. The presence of properties the HPI Statement of Significance which are considered significant to 3. Methodology – A Values-Based Training Workbook and Resource the community as a result of their Approach Guide outlines a number of heritage location or setting. values that can be applied to cultural 3. The presence of properties Since the development of the original heritage resources (including heritage representing a design or method of Historic Places document in 1994, conservation districts). These values construction which is considered there have been significant shifts overlap with those outlined in the to be of cultural heritage value or in heritage conservation planning Tool Kit (historical, scientific, cultural, interest to the community, region, theory and practice. In particular, spiritual, aesthetic, educational, social, province, or nation. following the Nara Document on natural and, contextual). 4. The presence of properties which Authenticity (1994), the 1999 Burra collectively represent a certain Charter (updated 2013), and the Finally, a best practices review was aspect of the development of the Getty Conservation Institute research undertaken to determine how other city that is worthy of maintaining. into values (1998-2005), the focus of Ontario communities considered 5. The presence of physical, heritage conservation planning has HCDs. This included the City of environmental, or aesthetic been on the importance of heritage Toronto, the Town of Oakville CHL elements which, individually, may value in determining significance. project, and the Region of Waterloo not constitute sufficient grounds This understanding is reflected within CHL criteria. This information, and for designation as a heritage Ontario heritage planning practice approach was used to begin to conservation district, but which through revisions to the Ontario develop a values-based criteria to collectively are significant to the Heritage Act (OHA) in 2005, and the identify (for further study) potential community” (Policy 576). development of local and provincial heritage conservation districts in the designation criteria (O.Reg 9/06). City of London. For further The above criteria provide a clear basis However, in terms of the identification description, see the following Section for the evaluation of potential HCD of potential Heritage Conservation D. designation once candidate areas have Districts (HCD), the OHA does not been identified and prioritized. provide any criteria, and only states what an HCD Study and Plan must 2. Consultation with Heritage include as part of the HCD designation Community process. Consultation with community stakeholders was integral to the The standard baseline for identifying preparation of Heritage Places potential Heritage Conservation 2.0. The consultation process was Districts (HCD) under the Ontario initiated in April 2018 starting with an Heritage Act (OHA) is outlined by the introductory email-out to nearly 50 Ontario Ministry of Tourism, Culture active members of London’s heritage and Sport in the Ontario Heritage Tool

8 DRAFT - NOVEMBER, 2018 D IDENTIFICATION OF AREAS

A city-wide review of candidate areas Plan (Policy_576) – to ensure that factors reflected in cultural heritage for Heritage Places 2.0 was initiated criteria captured overlapped with resources. See Table x for descriptions by Letourneau Heritage Consulting those that would be used for potential of the values and examples of Inc. in April 2018. General areas designation of candidate areas as attributes related to each value. having potential cultural heritage HCDs; and, 3) those identified in the [See attached E1] The Values-Based value or interest were identified Ontario Heritage Tool Kit and the Assessment resulted in over fifty based on heritage staff reports and Standards and Guidelines for the candidate areas city-wide being existing heritage inventories, and Conservation of Historic Places in initially identified, which was then areas previously identified in Heritage Canada – to capture additional values short-listed to fourteen and prioritized Places that had yet to be designated as not necessarily related to the built/ for further. See Section F for the short- districts. As well, members of London’s physical environment. The following list of candidate areas. heritage community provided input values were used to identify candidate into potential areas for consideration areas for Heritage Places 2.0: during Roundtable Discussions. The goal was to develop an initial • Historical/Associative Value (working) list of candidate areas that • Physical/Design Value merit further consideration as part of • Contextual Value the Heritage Places 2.0 project; over • Other values include: fifty areas were initially identified. A o Spiritual Values values-based assessment (see Section o Educational and Scientific Values D) was applied to further cull the list of o Natural Values candidate areas. Values were derived o Archaeological Values from: 1) those outlined in O.Reg. o Social Values 9/06 – to capture associative, physical and contextual aspects of candidate These values provide a framework areas; 2) those outlined in The London for the consideration of a range of

9 E PRIORITIZATION OF AREAS

The prioritization of candidate • Appropriateness of planning 3. The Smokestack District areas for consideration as potential tool (Part V – Ontario Heritage Act, 4. Stanley-Becher-Riverforks Heritage Conservation Districts HCD designation) for conservation 5. Dundas Street – Old East (HCD) was derived from a systematic of significant cultural heritage 6. Piccadilly review of other municipalities’ resources in the area versus other 7. Old South II practices, previous staff reports planning tools; and, 8. Old North and consultation with the members • Other factors such as previous 9. Orchard Park Sherwood Forest of London’s heritage community. Municipal Council direction, 10. Lambeth Of the Ontario municipalities recognition of City planning priorities 11. Hamilton Road reviewed, only the City of Toronto and implications of planned future 12. Braemar Crescent was found to have a defined, initiatives. 13. Hall’s Mills publicly-available prioritization 14. Pond Mills process for the nomination of The fourteen (14) areas identified Heritage Conservation Districts. were prioritized based on a qualitative It is important to stress that the Toronto’s framework is based on assessment assigned to each of the outcome of Heritage Places 2.0 is not five factors: 1) development activity; above factors based on how strongly an evaluation or recommendation of 2) existing level of protection; 3) the candidate area associated with these candidate areas for designation, fragility of the area; 4) planning that factor. Table x illustrates the but simply the identification and priorities, and 5) archaeology. assessment, graphed along each factor recognition that these areas have Other factors are also considered per candidate area. potential heritage significance. These such as cultural heritage value or areas are not being recommended for interest (relative to other nominated Fourteen areas (14) in the City of designation at this time, but may be areas) and/or relevant planning London have been identified as having recommended for further study and studies. Toronto’s factors were heritage significance for potential evaluation as part of Municipal Council found to generally align with those designation as Heritage Conservation decision to move forward with an outlined in Heritage Staff’s report Districts. Note that this prioritization is HCD Study under Part V of the Ontario to the Planning and Environment by no means a measure or reflection Heritage Act. See Figure 1. Committee (2018-11-04 – HCD of the perceived cultural heritage Work Plan and Prioritization). A draft value or interest or significance of list of factors for prioritization was candidate areas. It is recommended compiled and then vetted with input that the areas listed below be studied from community members during further, prioritized as follows: Roundtable Discussions on May 1st 1. Talbot North and June 20th, and in consultation 2. SoHo (South of Horton) with the London Advisory Committee on Heritage (LACH) at their June 13th meeting. The final list of factors that was considered during the prioritization HERITAGE values-based assessment of candidate areas is as follows: PLACES 2.0 potential cultural heritage • Results of the values-based value or interest assessment of candidate areas IDENTIFICATION relates to how strongly each area met the characteristics associated MUNICIPAL THE LONDON PLAN with these values; HERITAGE CONSERVATION • Potential for change within an COUNCIL area can include development DECISION DISTRICT CRITERIA pressure, existing levels of protection, as well as a variety EVALUATION OHA POTENTIAL of external pressures, such as HCD - PARTY projected growth, threats to DESIGNATION cultural heritage integrity, or the OHA HCD addition or loss of a significant economic driver; STUDY • Community preparedness or readiness and willingness to Figure 1. Distinction between identification of properties for Heritage initiate and engage in an HCD Places 2.0, and evaluation for further study as potential HCD designation Study process;

10 DRAFT - NOVEMBER, 2018 VALUE ILLUSTRATIVE ATTRIBUTES

Associa�on of area (or proper�es) with: Historical/Associa�ve -an individual, development period, event or theme significant to a community

Presence in area of: Pysicalesin -dis�nc�ve architectural design, style or construc�on method -clusters of proper�es considered to be of cultural heritage value or interest

Presence in area of:

MAN VAE -dis�nc�ve landscapes -landmarks Contextual -a dis�nc�ve sense of place -proper�es that are significant as a result of their loca�on or se�ng

Associa�on of area with: -par�cular religious communit(ies) iitual -clusters of religious building/cemeteries, ceremonial or cosmological features - oral tradi�ons iden�fying significance

Associa�on of area with: Educa�onal & -teaching landscape(s) Scien�fic -a significant presence of educa�onal/training facili�es

Associa�on of area with: -natural features atual -environmentally sensi�ve area(s) -environmental elements which are collec�vely significant to the community

Associa�on of area with: -known architectural site(s) ADDTONA VAE caeoloical -poten�al archaeological site(s) -known burials

-Area contributes to a broader understanding of a way of life -Area contributes to the understanding of an underrepresented aspect or group in London’s history ocial -Presence in area of memorial or symbolic elements within the landscape -Area depicts a par�cular way of life

Figure 2. Values referenced in identification of areas for Heritage Places 2.0 DRAFT - NOVEMBER, 2018 11 RANK CANDIDATE AREAS +

01 North Talbot

02 SoHo (South of Horton)

03 The Smokestack District

04 Stanley-Becher-Riverforks

05 Dundas Street-Old East 06 Piccadilly 07 Old South II 08 Old North 09 Orchard Park Sherwood Forest 10 Lambeth 11 Hamilton Road 12 Braemar Crescent 13 Hall’s Mills 14 Pond Mills

VALUES-BASED COMMUNITY FEEDBACK + ASSESSMENT READINESS OTHER FACTORS POTENTIAL FOR FITNESS OF + CHANGE PLANNING TOOL

Figure 3. Prioritization of areas, graphed along criteria referenced for ranking purposes 12 DRAFT - NOVEMBER, 2018 F AREA CHARACTERIZATION STUDIES

Similar to its predecessor, the major • summary of assessment and part of this Heritage Places 2.0 is illustrative graph; and finally, dedicated to characterization studies • description of the area. of the fourteen areas within the City of London. These areas were identified as having cultural heritage significance, and prioritized for further study as potential Heritage Conservation Districts. The characterization studies are brief, abundantly illustrated, and intended only to act as an indicator of heritage significance, not an exhaustive resume of each area. The following characterization studies include a: • numerical ranking • place name • description of the area’s location along with a location map; • statement of primary use of properties within the area;

DRAFT - NOVEMBER, 2018 13 richmond st HERITAGE PLACES 2.0 8 n CANDIDATE AREAS oxford st e 6 3 dundas st

9 clarke rd

hyde park rd 1 5 oxford st w 12 hamilton rd 4 2 11

wonderland rd s

13 7 highbury ave n commissioners rd e

byron baseline rd

wellington rd bradley ave

01 talbot north 14 02 soho (south of horton) southdale rd w 03 the smoke stack district

04 stanley-becher-riverforks colonel talbot rd 05 dundas street-old east 06 piccadilly 07 old south ii wharncliffe rd s

white oak rd 08 old north westdel brne 09 orchard park sherwood forest hwy 401 10 lambeth 11 hamilton road 12 braemar crescent 10 13 hall’s mills 14 pond mills richmond st HERITAGE PLACES 2.0 8 n CANDIDATE AREAS oxford st e 6 3 dundas st

9 clarke rd hyde park rd 1 5 oxford st w 12 hamilton rd 4 2 11

wonderland rd s

13 7 highbury ave n commissioners rd e byron baseline rd

wellington rd bradley ave

01 talbot north 14 02 soho (south of horton) southdale rd w 03 the smoke stack district

04 stanley-becher-riverforks colonel talbot rd 05 dundas street-old east 06 piccadilly 07 old south ii wharncliffe rd s

white oak rd 08 old north westdel brne 09 orchard park sherwood forest hwy 401 10 lambeth 11 hamilton road 12 braemar crescent 10 13 hall’s mills 14 pond mills 01 TALBOT NORTH The Talbot North area generally includes properties on RICHMOND st n Talbot Street between Fullarton Street and Oxford Street OXFORD st e East. Harris Park and the north branch of the Thames River (including Ann Street Park) form a natural border to the

west. Abutting the Talbot North area are three existing heritage conservation districts – West Woodfield (to the TALBOT st east), Blackfriars-Petersville (to the west), and the Downtown Heritage Conservation District (mainly to the south-east). residential PRIMARY USE:

ASSESSMENT: Talbot North rates strongly in all factors used to assess candidate areas for further study as potential heritage conservation districts.

+ FULLARTON st

VALUES change community tools other

16 Background characteristic features of the area is the Kent Street (c.1863), built for many architectural variations on the George The Talbot North area was not Italianate style along with commanding Mackenzie Gunn, and 136 Kent comprehensively settled until the residences and the prevailing use Street (c.1888), designed by George F. 1860s, but quickly became London’s of buff brick. The natural landscape Durand for William A. Gunn, son of first ‘suburb’ established outside of predominates with several access George M. Gunn the City-proper. Early on, the area points and views along the Thames • 140-146 Mill Street (c1863), a set of developed to have an exclusive River, including at Ann Street Park and two double houses in the Italianate character reflecting London’s elite, Harris Park. style; including homes of the Carling, • 513 Talbot Street (1881), formerly Leonard, Gunn, Smart, and Blackburn The Talbot North contains a high the Talbot Street Baptist Church; families. Riverside mansions lined the concentration of significant cultural and, east bank of the Thames River, and heritage resources with nearly • 651 Talbot Street (c1905) and wealthy Londoners built expansive 120 heritage listed and designated adjacent 653 Talbot Street (c1908) homes along major thoroughfares properties on the City’s Register. Some part of the ‘Riverside Residences’. to reflect their high social standing. notable properties within the Talbot Over time, this area has transitioned North area include: to accommodate many of London’s prominent business enterprises, often • 76 Albert Street (c1865), built for Talbot North was identified in the within historic buildings. Today, Talbot Josiah Blackburn; original Heritage Places as an area of North still retains a predominantly • 90 Albert Street (c.1870), home outstanding historical, architectural and residential character that is also clearly of William R. Meredith, member natural character that had potential for bordered with commercial main of Ontario Legislature in 1872 and designation as a heritage conservation streets. leader of the Conservative district under Part V of the Ontario opposition government in 1878; Heritage Act. In July 2017, Municipal Description elected Chief Justice of Ontario in Council requested that the Talbot North 1884 Community be considered as the top The area is associated with the urban • 93-95 Dufferin Avenue – including priority on the list of upcoming Heritage development of London following 93 Dufferin Ave (c1864), believed to Conservation Districts (HCD) to be its annexation in 1840 and includes be designed by Samuel Peters; designated. properties exhibiting late 19th and early • Kent Streetscape – including 126- 20th century architectural styles and 128 Kent Street, home of Thomas details (e.g., Italianate, Gothic Revival, H. Carling, president of the Carling and Queen Anne). Some of the most Brewing and Malting Company, 130

DRAFT - NOVEMBER, 2018 17 02 SOHO (south of horton) SoHo or South of Horton, is largely situated south of Horton Street East as the name of this area implies. The area n generally includes properties south of the Canadian National Railway lines and west of Adelaide Street North, with south

branch of the Thames River form a natural southern and RAILWAY western boundary. SoHo abuts the downtown city core and the existing Downtown Heritage Conservation District.

ADELAIDE st YORK ST PRIMARY USE: residential/commercial

RIDOUT ST

ASSESSMENT: RAILWAY SoHo rates strongly in nearly all factors used to assess SOUTH ST

candidate areas for further study as potential heritage conservation districts. +

VALUES change community tools other

18 Background the surrounding streets were lined with Street. Some notable properties within modest homes, the majority of which the area include: The area south of Horton Street were occupied by a largely working- • 391 South Street (c1899), the more commonly known as the SoHo class community. Colborne Building; is the only building Neighbourhood has a long history, that remains on the south side of of over 150 years, as a community In addition to the prominent theme South Street as part of the original in the city of London from its early of healthcare and medicine, SoHo is Victoria Hospital days as a place of refuge on the associated with early mills and industry, • 392 South Street (c1922), War Underground Railroad, to housing one as well as Clark’s Bridge and a car Memorial Children's Hospital; built of the City’s major medical facilities, to barn associated with the London and after WWI for specialized child care; being located along the edges of the Port Stanley rail line that bisects the Neo-classical styling with cut stone downtown and the Thames River. These neighbourhood east of Maitland Street. trim and foundations factors have given this neighbourhood Afro-Canadian history in London is • 432 Grey Street (c1853), Fugitive a prominent role in the development of linked to ‘The Hollow’ (around Thames Slave Chapel; associated with early the City. Street) and the neighbourhood more development of the Black community broadly. Other ethnic communities in in London and later connections to The area is generally characterised London, including the Jewish and Polish the Underground Railway by an eclectic mix of late 19th to communities are associated with the • 430 Grey Street (c1868), Beth 20th century residential properties, neighbourhood and vestiges of their Emmanuel British Methodist with commercial properties along institutions are situated among its built Episcopal Church, one of the oldest Wellington Street and Horton Street heritage. The area is also associated surviving churches representing the East. The portion of the area west of with the history of the 1840 annexation Black community in London Wellington Street was located within of London. • 240 Waterloo Street (c1886), the the boundaries of Burwell’s ”Survey Michigan Central Roundhouse of the Town Site of London” (1826). It Description is the location of several of London’s early mills and industries, including The SoHo area contains a high The SoHo Community Improvement the Labatt Brewery. A major feature concentration of significant cultural Plan (2011) recommended that this impacting the character of SoHo is heritage resources with well over area be studied for further potential the now vacant South Street Hospital 125 heritage listed and designated heritage conservation district status. In Complex (formerly the London General properties on the City’s Register. 2013, Municipal Council supported this Hospital, Victoria Hospital) including A distinct sense of place is found recommendation by adding SoHo to a both the remaining heritage buildings throughout particularly noting key ‘priority listing’ of areas identified for and vacant lands. When the London streetscapes, such as Clarence Street, further HCD study. General Hospital first opened in 1875, Colborne Street, Grey Street, and Henry

DRAFT - NOVEMBER, 2018 19 03 the SMOKE STACK DISTRICT The Smokestack District comprises an area dotted with industrial complexes situated south of the Canadian Pacific n Railway lines and east of Ashland Avenue. Florence Street RAILWAY and Kelloggs Lane and Burbrook Place loosely form the southern and western edges of the area. ashland ave

quebec st

PRIMARY USE: industrial heritage

elarnor st ASSESSMENT: The Smokestack District rates strongly in nearly all factors dundas st used to assess candidate areas for further study as potential heritage conservation districts. egerton st + florence st

VALUES change community tools other

20 Background industrial development during this • 1108 Dundas Street (earliest period. A number of expansive factory construction dates to 1907), the The Smokestack District includes complexes were constructed here Empire Brass Company building, a number of exemplary early 20th in the early 20th century. Factory designed by architect John century industrial complexes along workers’ housing was constructed Mackenzie Moore Dundas Street and several side along many of the side streets in • 445 Nightingale Avenue (c1923), streets. It is one of a small number of adjacent areas. the Reid Brothers; red brick urban areas in the City with observed structure, indicative of the smaller industrial land uses nearby low- to mid- Description companies in the District; original rise residential, commercial, and park smokestack and skylights remain land uses. There is a concentration of intact • 471 Nightingale Avenue (c1917), examples of early 20th century factory the Hunt Milling Company building, The District and its physical legacy is complexes, as well examples from designed by architectural firm Watt integral with the history of London. the late 19th century and mid-20th & Blackwell; when built it housed The District’s development pattern century, many of which are listed one of the largest flour mills in traces the City’s relationship with rail on the City’s Register. Some notable Canada transportation. Remaining building properties within the area include: • 100 Kellogg Lane (1913-1931), structures and typologies reflect early original structure designed by 20th century industrial architecture, • 1156 Dundas Street (c1914), architect John Mackenzie Moore factory workers’ housing, and the rise McCormick Manufacturing Company and boiler house by Albert Kahn; a of automobile usage (e.g. ‘the early gas building, designed by architectural large industrial structure dominating station’). firm Watt & Blackwell; McCormick’s its portion of Dundas Street with was one of the largest employers repetitive pillars of red brick The area is generally characterised by in London, and remains a major separated by large windows early 20th century industrial complexes architectural landmark on Dundas associated with municipality-sponsored Street industrial development in the 1910s to • 1152 Dundas Street (c1920), The Smokestack District was 1920s. The area was annexed by the Ruggles Truck building, designed by identified in the Cultural Heritage City of London in 1912. At the time, architectural firm Watt & Blackwell; Landscape Study of London (1996) it was a largely undeveloped stretch classical structure with a center as a potential Cultural Heritage of land between the City of London bay dominated by three great Landscape – “Dundas East Industrial”. and Pottersburg. The land was offered arched windows and flanked by two In 2017, fifteen properties in this for sale for the construction of large symmetrical wings; ornamentation in area were added to the City’s industrial complexes and the area is both the stone and the brickwork is Register (Inventory of Heritage associated with municipality-sponsored extensive for an industrial structure Resources).

DRAFT - NOVEMBER, 2018 21 04 STANLEY-BECHER-RIVERFORKS The Stanley-Becher-Riverforks area is bounded by the Thames River on the north, east and west, and the Canadian n National Railway to the south. Surrounding the area are three existing heritage conservation districts – Blackfriars- Petersville (to the north), Wortley Village-Old South (to the RIVERSIDE DR south) and the Downtown Heritage Conservation District (to the east).

PRIMARY USE: residential

ASSESSMENT: S RD WHARNCLIFFE STANLEY STRAILWAY Stanley Becher-Riverforks rates strongly in many of the RAILWAY factors used to assess candidate areas for further study as potential heritage conservation districts. HORTON ST W

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22 Background the Ontario Heritage Act. The area is the County of Middlesex and, later, associated with a number of prominent Clerk of the Peace; it is a simple, two Stanley Street used to be the primary figures, including but not limited to storey, white brick home with a low route that linked the Wharncliffe James Givens, a judge in the County hip roof and prominent chimneys; the Highway to Ridout Street, on the south Court and President of the London architecture combines Georgian and side of the Thames River. Stanley Town Council in 1840-1841. Regency styles Street was later subdivided into • 46 Stanley Street (c1875), one of building lots in the 1870s, with much Description the finest porches in the City in the of the development in the Stanley- Queen Anne Revival style Becher-Riverforks area dating from the The Stanley-Becher-Riverforks contains • 50 Stanley Street (c1886), designed subsequent period. Some of the oldest a number of properties listed in by architect George Durand; a Queen homes in London are in this area such the City’s Register. Key streetscapes Anne Revival home with unusual as "Stanley Terrace" and "Wincomblea". include Stanley Street, Becher Street, L- shaped plan with an offset, centre The Ridgeway, Riverview Avenue, and bay projection topped by a conical Stanley-Becher-Riverforks is generally Evergreen Avenue. Some notable roof characterised by a mix of single properties within the area include: • 54 Stanley Street (c1879), unusual detached homes, many built in the Renaissance Revival style and liberal mid-19th to early 20th century. Parks • 15-17-19-21 Stanley Street (1843) use of stone work and detailing along the Thames River are a defining – known as Stanley Terrace – built as element of this area with Stanley the home of Judge James Givens, the Street providing a connection from the first notary and solicitor for the Bank Stanley-Becher-Riverforks was Wharncliffe Highway (now Wharncliffe of Upper Canada and also president identified in the original Heritage Road) to Ridout Street North via the of the London Town Council in 1841 Places as an area of outstanding Westminster Bridge. The area is • 28-30-32 Stanley Street (c1888), historical, architectural and natural closely associated with the Forks of the terrace cluster in a mixture of the character that had potential for Thames River with scenic views to this Georgian and Italianate styles; the designation as a heritage conservation natural heritage resource. porch features cut-out pattern district under Part V of the Ontario detailing Heritage Act. In 2013, Municipal Examples of period architectural •Numerous groupings of properties Council added Riverforks to Stanley- styles and refined details are found on the inventory (ranging from 1843- Becher-Riverforks to recognize the throughout the area. The King Street ca.1925) candidate areas on both sides of Bridge connecting the Stanley-Becher- • 40 Becher Street (c.1856) – known Wharncliffe Road South. Areas of Riverforks to Ivey Park, is recognized as Wincomblea – built for Finlay archaeological potential are identified as a significant cultural heritage McFee and later occupied by Charles in the area in the Archaeological resource through its designation under Hutchinson, Crown Attorney for Management Plan (2017).

DRAFT - NOVEMBER, 2018 23 05 DUNDAS STREET-OLD EAST

The Dundas Street- Old East area generally includes n properties on Dundas Street between Adelaide Street North and Quebec Street. In the surrounding area is the Western RAILWAY Fair and the existing Old East Heritage Conservation District –

which the area abuts at its northern edge. quebec st

PRIMARY USE: commercial

egerton st ASSESSMENT: queens ave Dundas Street- Old East rates strongly in many of the factors adelaide st n dundas ST used to assess candidate areas for further study as potential king ST heritage conservation districts. rectory st + RAILWAY

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24 Background East. A distinct sense of place is found earlier section stained red to match throughout the area due in part to c1907 addition The Dundas Street–Old East area is a cohesive main street streetscape. • 869-871 Dundas Street (1890), closely associated with the former The area contains a concentration of Hayman House; built for John Village of London East and the significant cultural heritage resources Hayman, founder of J. Hayman & annexation of the area in 1885, as the with nearly 50 heritage listed and Sons, contracting business; extensive City of London expanded eastward. designated properties on the City’s verandah with bandshell The area is also associated with the Register. Some notable properties 1912 annexation of the ‘Smokestack within the area include: District’, immediately east of this The City of London is currently candidate area, and the growth of • 609 Dundas Street (1871), Lilley's undertaking the preparation of the Old London’s industries. Examples of Corners East Village-Dundas Street Corridor late-19th and early 20th century • 664 Dundas Street (1897), London Secondary Plan (2018). This area is commercial architectural styles and Clay Arts Centre; Late Victorian, part also subject to the Old East Village details are found throughout the of Anderson Block Community Improvement Plan (CIP) area as well as examples of important • 694 Dundas Street (c1900), two and guidelines contained within the religious and institutional architecture. storey, red brick Italianate building – Old East Village Commercial Corridor: flat roof with large wooden cornice Urban Design Manual (2016). Description • 710 Dundas Street (1929), Palace Theatre, Park Theatre; in the Art The Dundas Street-Old East area is Deco style – currently the London generally characterised by several Community Players blocks of late-19th to early 20th- • 778-780 Dundas Street (1886), century commercial storefronts, first business on premises was Aeolian Hall (the former Town Hall J. H. Cunningham Fancy Goods; of the Village of London East), the Italianate, two-storey white brick Palace Theatre building, several turn • 795 Dundas Street (1883), Aeolian of the century residential buildings Hall and prominent religious structures. • 864-872 Dundas Street (1885, The area reflects the commercial c1907), Hayman Commercial Block; centre of the former Village of London built in two sections, with brick of

DRAFT - NOVEMBER, 2018 25 06 PICCADILLY The Piccadilly area generally includes properties south of Oxford Street East, west of Adelaide Street North, north of n the Canadian Pacific Railway and east of Richmond Street. Surrounding the area are three existing heritage conservation adelaide st n districts- West Woodfield Heritage Conservation District, East

Woodfield Heritage Conservation District, and the Bishop- Hellmuth Heritage Conservation District, which abuts the northern edge of the Piccadilly area. oxford st e waterloo st PRIMARY USE: residential richmond st

RAILWAY ASSESSMENT: pall mall st Piccadilly rates strongly in several factors and is emerging in others used to assess candidate areas for further study as potential heritage conservation districts.

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26 Background By the 1880’s, the Garrison grounds Master of the Supreme Court had been divided up, the damn at • 336 Piccadilly Street (c.1907), also The Piccadilly area was sparsely Richmond Street was removed and known as Kenross, designed for populated until the 1880’s, due to Horn Lake had disappeared. The block Charles R. Somerville, founder of a several blocks being occupied by that once occupied Carling Brewery paper box manufacturing company the British Garrison and the Carling was open for development, and the that grew into Somerville Industries Brewery. The British Garrison was Canada Pacific Railway tracks were laid • 398 Piccadilly Street (c.1903) situated on land east of Richmond out alongside Carling Creek. designed by Herbert E. Mathews for Street and south of Piccadilly Street John George Richter, a president of down to present day Victoria Park. An Description the London Life Insurance Company artificial body of water, named Lake • 445 Piccadilly Street (c.1905) built Horn after Colonel Horn, was created The sudden availability of land in a by architect William G. Murray for by the British Garrison in the mid relatively short period of time, resulted Mr. Fred Henderson, a clerk with 1800’s at the most northern point in consistency in building designs. Robinson, Little & Co., Wholesale of the garrison grounds. The Carling Wide gable ends on the front, with and Dry Goods Dealers Creek, which ran through the Piccadilly small attic windows, ornamented with area, was damned at Richmond Street milled woodwork that are sided with to create Lake Horn. The Garrison shingles, can still be seen throughout The Piccadilly area is consistently grounds were gradually quitted after the area. While these decorative recognized by members of London’s 1865, but the area just south of gables are a common element in the heritage community when areas Piccadilly Street was not sold until the area, the distinctiveness comes from in the City are discussed for 1880’s. similarities being found in a variety of potential Heritage Conservation building plans and heights. District designation. Although the The former Carling Brewery occupied area has seen newer 20th century most of the Piccadilly, Waterloo, Pall The Piccadilly area contains a high development, much of Piccadilly Mall, and Colborne Street block, just concentration of significant cultural still dates from its early turn-of-the- east of the British Garrison. Thomas heritage resources with over 70 century period of rapid building and Carling opened the brewery around heritage listed and designated construction. 1840, but in 1888 the brewery properties on the City’s Register. Some was relocated to Talbot Street. The notable properties within the area relocation of the brewery left the include: block open for development. Colborne Street Methodist Church, built in 1889, • 301 Piccadilly Street (c.1872), was the first development on the home of James Shanley, organizer of former Carling Brewery property. the London Field Battery and Local

DRAFT - NOVEMBER, 2018 27 07 OLD SOUTH II The Old South II area generally includes properties south of Duchess Avenue/McKenzie Avenue, west of Ridout Street n South, north of Baseline Road East, and west of Wharncliffe Road South. The area abuts the existing Wortley Village - Old duchess ave South Heritage Conservation District.

wharncliffe rd s wortley rd ridout st s

PRIMARY USE: residential

ASSESSMENT: Old South II rates strongly in several factors and is emerging in others used to assess candidate areas for further study as potential heritage conservation districts. base line rd e +

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28 Background properties on the City’s Register. Some with red Spanish tile roof; former notable properties within the area home of Mary Scoffield (1907- The Old South II area was annexed include: 1992), London's first female medical by London in 1890 and developed specialist substantially between the World War • 244 Base Line Road East (c1934), • 385 Wortley Road (c1890), I and World War II. South of Emery Eclectic styling in brick with Tudor Italianate styling with partially Street East – between Wharncliffe details enclosed front verandah Road South and Edward Street – • 139 Briscoe Street East (c1882), interwar period homes of the 1920s Ontario Cottage with edged hip and 1930s are laid out in narrow roof and pediment gable with There are some areas of blocks. East-west roads in this portion gingerbread verging archaeological potential identified in of the area extend only one or two • 161 and 163 Devonshire Avenue; the Archaeological Management Plan blocks, with several prominent bends couplet of (c1938) Tudor Revival (2017). (notably along Elworthy and Iroqouis brick buildings with stone trim Avenues). Examples of predominantly • 198 Emery Street East (c1875), vernacular styles dating to the early Ontario Cottage built for Thomas 20th century are found throughout Hayden who early on farmed the the area. A distinct sense of place is area bounded by Wortley Road, found with respect to scale, massing, Wharncliffe Road S, Briscoe Street setbacks and groupings of similar and Devonshire Avenue decorative motifs or plans. • 212 Emery Street East (c1890), Ontario Cottage with central Description pediment gable and two front bays • 128 Langarth Street East (c1883), The Old South II area is generally Ontario Cottage; frame with original characterised by an eclectic mix of wood siding 19th century and many 20th century • 353 Wortley Road (c1919), one- detached residential properties. The and-a-half storey Queen Anne red area contains a number of significant brick with high cross-gabled roof cultural heritage resources with nearly • 379 Wortley Road (1921), one 50 heritage listed and designated and a half storey in the Prairie style

DRAFT - NOVEMBER, 2018 29 08 OLD NORTH

The Old North area generally includes properties south of

Huron Street and the North London Athletic Fields, west n of Adelaide Street North, north of Oxford Street and east of Richmond Street. Old North completely surrounds the existing Bishop Hellmuth Heritage Conservation District. huron st adelaide st n

colborne st PRIMARY USE: residential richmond st

ASSESSMENT: Old North rates strongly in several factors and is emerging

in others used to assess candidate areas for further study as potential heritage conservation districts. oxford st e

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30 Background and Richmond Street North between • 268 Regent Street (1935), Albert Oxford and Huron Streets. M. Masuret was the first owner Formerly located at the north end who was a well-known wholesale of the City of London, Old North The area contains a high number of grocer; Herbert E. Murton architect, was part of a large area surveyed for significant cultural heritage resources designed in the English Cottage style settlement in the 1840s. The area with over 180 heritage listed and • 273 Regent Street (1927), house remained largely undeveloped until designated properties on the City’s exhibiting many recognizable the end of the 19th century. Many Register. Some notable properties features that define the Arts & Crafts of the extant residential structures within the area include: style were constructed in the early 20th • 784 Richmond St (1863), century, mostly before World War • 1 to 18 Chalmers Street (1933-37), Picturesque Gothic with double II. North-south streets within the clustering of inter-war Tudor Revival gable façade area – to the immediate south – are residential properties • 371 St James Street (1880), former generally continuations of those of • 1 to 17 Clenray Place, cul-de-sac home of William Wyatt in the the old City of London. Generally, the (1932-36), strong streetscape of Italianate style survey pattern of Old North reflects compatibly-designed properties • 325 Victoria Street (1930) Tudor its association with inter-war era • 807 Colborne Street (1909), Fire Revival styling in stucco and brick, development. Hall No. 4; designed by architect projecting decorative beams on front Arthur E. Nutter and features a hose- façade and low pitched gable roof Description drying tower • 290 Huron Street (1929), owned Old North is generally characterised by Stuart Gallagher of Gallagher The area contains archaeological by detached, low-rise residential Motors Ltd; Tudor Revival style with potential identified in the properties with a number of wide, original casement windows and Archaeological Management Plan tree-lined boulevards. Groupings of picturesque dormers (2017). residential-vernacular – with some • 401 Huron Street (1937) Colonial examples of architect-designed with centre hall plan and wood residences – are found throughout the siding area. A distinct sense of place is found • 986 Richmond Street (c1908), in throughout, particularly along prime the Shingle Style with gambrel roof streetscapes, such as Clenray Place sheathed in slate

DRAFT - NOVEMBER, 2018 31 09 orchard park sherwood forest The Orchard Park Sherwood Forest area generally includes properties south of Gainsborough Road and Medway Valley n Heritage Forest ESA, west of Brescia Lane, north of Sarnia Road and east of Wonderland Road North. Abutting the Orchard Park Sherwood Forest area to the north is the Elsie Perrin Williams Estate, and to the east is Brescia College.

gainsborough rd PRIMARY USE: residential wonderland rd n

ASSESSMENT: lawson rd Orchard Park Sherwood Forest rates strongly in several factors and is emerging in others used to assess candidate areas for further study as potential heritage conservation districts. + sarnia rd

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32 Background farm. The development proceeded in a high concentration of 1950s and three phases: 1960, 1963, and 1964. 1960s residential structures, the area The Orchard Park Sherwood Forest includes a number of physical features area is associated with residential Description and characteristics representative subdivision development outside the of subdivision planning and design City core during a period of post- The Orchard Park Sherwood Forest including the prevalence of bungalows war growth. This period saw a major area is a characteristic planned with attached garages or carports, increase in the population to the residential subdivision of the 1950s wide chimneys and wide setbacks. City (of nearly 60,000 people) during and 1960s era, comprising mainly Development of the subdivision is annexation in 1961. single-family detached residential indicative of the period, and includes properties sited along winding the use of cul-de-sacs and integration In 1955, developer Bill Davies crescents and cul-de-sacs. Irregular with the natural topography and confirmed plans for a $7.5 million, parcels have resulted a distinct rhythm planned park spaces. 500 home development on land in of staggered building frontages. the Brescia Heights area of what was then the former London Township. There are many parks with open green A request from the Orchard Park- Promotional material stated that this space in the area, including Gretna Sherwood Forest Ratepayers project is to be “carved out a huge Green Park, Ruskin Park, Rollingwood Association was received in May apple orchard” from farms owned by Circle Park and A.L. Furanna Park. 2013 to add their community to the the Sleights, Edwards, and Palsers into The grounds of the former Sherwood priority listing of potential HCDs. This the Orchard Park subdivision. Many of Forest Public School also offer was received by the London Advisory the street names within Orchard Park recreation opportunities. There are Committee on Heritage (LACH) on June reflect Davies’ interests. Bromleigh two elementary schools, Orchard Park 12, 2013, and approved by Municipal Avenue is from Birmingham, England, and St. Thomas More. Council’s resolution on June 25, 2013. where Davies’ daughter lived. Further, Wychwood Park echoes the name The area includes two heritage listed of the Toronto neighbourhood properties on the City’s Register where Davies grew up. Development – 33 Bromleigh Avenue (1962) continued gradually north of Orchard and 122 Bloomfield Drive (1956) – Park, as Sherwood Forest on the which reflect Mid-Century Modern former site of Dr. Russell Schram’s architectural styling. In addition to

DRAFT - NOVEMBER, 2018 33 10 LAMBETH The Lambeth area is located in the south end of London and includes properties in the former village of Lambeth. James n Street, Campbell Street, Sunray Avenue and Dingman Creek C AM loosely form the edges of the area. PB EL L S C beattie st T OL main st ON EL T A broadway ave L PRIMARY USE: commercial/residential B longwoods rd O T R D ASSESSMENT: Lambeth is an emerging area for further study as a potential heritage conservation district, reflecting many of the factors used to assess candidate areas for Heritage Places 2.0. +

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34 Background are located near the core of the area McEacheren School; designed by along with a cemetery and cenotaph. architect Herbert McBride in the For the purposes of this Several of the primary streets in the Beaux Arts style characterization study, the Lambeth area are named for key figures in • 2457 Main Street (c1870), Gothic area generally comprises the central Lambeth’s development history. For Revival styling core of the former rural village example, James and Beatie Streets are • 2527 Main Street (c1865), of Lambeth – centred around named for James and Sarah Beattie, Georgian style with centre hall plan the intersection of two historic who, in 1865, purchased land from transportation routes – Colonel Talbot the St. Andrew’s Division of the Sons Road and Main Street/Longwoods of Temperance, and then sold this The City of London is currently Road. The Euro-Canadian history property to the Wesleyan Methodist undertaking the preparation of of the village of Lambeth dates to Church in 1866 (Anguish, 16). a Community Improvement Plan around 1809, when Abraham Patrick (CIP) for Lambeth (draft 2018). The settled on the east side of Dingman The area contains a concentration of Lambeth Village Core is subject to Creek. A post office was established significant cultural heritage resources the Southwest Area Secondary Plan in the community in 1840, operating with nearly 40 heritage listed and (2017 update). Areas of archaeological under the names of Westminster and designated properties on the City’s potential are identified in the Lambeth; the post office was located Register. Some notable properties Archaeological Management Plan along Main Street, west of Colonel within the area include: (2017). Talbot Road. Lambeth was annexed by the City of London in 1993, and • 4307 Colonel Talbot Road maintains a strong sense of place as a (1868), Trinity Anglican Church and distinct community. Cemetery • Lambeth’s Cenotaph Description • 4380 Colonel Talbot Road (1861), Beresford House; property The area includes a number of low- associated with early settler Merrill rise detached residential structures, S. Ayers, who he purchased the lot commercial structures and park in 1853 where the present house is spaces. Two churches, Lambeth United located Church and Trinity Anglican Church, • 4402 Colonel Talbot Road (1925),

DRAFT - NOVEMBER, 2018 35 11 HAMILTON ROAD The Hamilton Road area is located southwest of the n downtown city core and includes properties surrounding RAILWAY Hamilton Road, as the name of the area implies. The area generally includes properties south of the Canadian NationalCA M RAILWAY Railway, west of Highbury Avenue North and east of AdelaidePB EL ADELAIDE ST N Street North. The south branch of the Thames River forms a L EGERTON ST HIGHBURY AVE N S natural southern boundary. T HAMILTON RD PRIMARY USE: commercial/residential

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Hamilton Road is an emerging area for further study as a RAILWAY potential heritage conservation district, reflecting many of the factors used to assess candidate areas for Heritage Places 2.0. +

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36 Background Description • 75 Dillabough Street (c.1915), first occupant was J.H. Parker, a foreman The Hamilton Road area has and Hamilton Road continues to be the • 88 Egerton Street (c.1914), first continues to be an important route spine that runs through the area, occupant was W. Clarke Rumble of into the City’s downtown core. The and includes a high concentration Barton and Rumble Carworks area west of Adelaide Street to east of detached late 19th to mid- • 77 Price Street (c.1875) Henry of Egerton Street was annexed by 20th century low-rise commercial Stratford, a plasterer London in 1840. After annexation, properties as well as institutional, • Smith Street – (c.1908), a row of the area began to emerge as an educational, and spiritual structures. identical houses industrial area with a number of The angle of Hamilton Road creates an small oil refineries. The number of irregular, but rhythmic pattern of lots industrial and commercial properties and building facades. Neighbourhoods Working with the local community, branching off from Hamilton Road Planning Services undertook a increased after the Grand Trunk Community Improvement Plan (CIP) Railway (currently part of the include high concentrations of for the Hamilton Road Area which Canadian National Railway system) residential structures dating from the was adopted by Municipal Council in was completed in 1853. The remaining late 19th to mid-20th century, and March 2018. portion of the Hamilton Road area it is not uncommon for a residential became a part of the City of London in structure to be identical to other 1885 when the area west of Egerton houses on the street. Street was annexed. In the early 20th century, a number of industrial The Hamilton Road area contains businesses relocated, which allowed a high concentration of significant for large areas to be subdivided for cultural heritage resources with over housing. Industrial business along the 150 heritage listed and designated railway consolidated, and commercial properties on the City’s Register. Some properties continued to grow along notable properties within the area Hamilton Road. include:

DRAFT - NOVEMBER, 2018 37 12 BRAEMAR CRESCENT

RAILWAY The Braemar Crescent area is located in West London and n generally includes properties fronting Braemar Cresent as the name of the area implies. The area is generally located south/west of Braemar Crescent, north of the Thames River, and east of Wonderland Road North.

PRIMARY USE: residential BRAEMAR CRES

ASSESSMENT: Braemar Crescent is an emerging area for further study as a RIVERSIDE DR potential heritage conservation district, reflecting many of the factors used to assess candidate areas for Heritage Places 2.0. +

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38 Background Description Braemar Crescent was London’s first Braemar Crescent is associated with subdivision, and the first subdivision the suburban development of London development undertaken by London beginning in the 1950s. It is the first home-builder Harry Sifton (The example of a suburban residential Sifton Construction Company) in development by a private developer an area then located outside of the and the first subdivision by local City limits. The area is generally home-builder Harry Sifton and the characterised by mainly single story Sifton Construction Company. The two and three bedroom homes area includes a high concentration of situated on lots to take advantage of structures from the 1949-1951 Sifton the existing landscape and mature development. A distinct sense of trees. Development primarily dates place is found along Braemar Crescent from 1949 to 1951. The south half of throughout the Braemar Crescent the plan of subdivision – comprising development. No properties within the long residential lots fronting Riverside area are currently listed or designated Drive (then North River Road) and on the City’s Register. backing onto the Thames River – was registered in 1948. The north half of the subdivision, comprising smaller, irregularly-shaped lots along Braemar Crescent, was approved in 1950. Construction began in spring 1950, with a total of 57 homes being built from 1950-1951. Braemar Crescent was a pivotal point for Sifton, and a litmus test as the Company considered future development in London.

DRAFT - NOVEMBER, 2018 39 13 HALL’S MILLS The Hall’s Mills area is located in West London and generally n includes properties on Halls Mill Road, as the name implies. The area is generally bounded by the Thames River to the north, Boler Road to the west, Commissioners Road West to the south and Stephen Street to the east. The surrounding area includes Springbank Park.

PRIMARY USE: residential

boler rd HALLS MILL RD ASSESSMENT: COMMISSIONERS RD W Hall’s Mills is an emerging area for further study as a potential heritage conservation district, reflecting several of the factors used to assess candidate areas for Heritage Place 2.0. +

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40 Background Description Within a relatively small area, Hall’s Mills contains a concentration of In the 1820s, a carding and fulling The Thames River exerts a strong cultural heritage resources that are mill was constructed in this location presence in the area and is a listed on the City’s Register. Some along the Thames River. Burleigh Hunt significant geographical, contextual, notable properties within the area purchased that property in 1831 and and historical feature. The natural include: constructed a gristmill and dam across topography, dense canopy, and the Thames River. The business was location of Hall’s Mills along the • 225 Halls Mill Road (c1860), purchased in 1833 by Cyrenius Hall, Thames River contribute to the Ontario Cottage with centre after whom the hamlet was known. character and secluded sense of place. gable The village of Byron developed around • 247 Halls Mill Road (c1890), Queen Hall’s Mills, and in 1961 the Village The Hall’s Mill area is generally Anne styled with bargeboard and of Byron was annexed by the City of characterised by the collection open verandah with decorative London. of early- to mid-19th century gingerbread detailing properties along Halls Mills Road • 249 Halls Mills Road (c.1835), The Hall’s Mills area is associated with and Commissioners Road West. The occupied by Dr. John Lee and his the early history of Westminster, Hall’s properties along Halls Mills Road wife who operated a private school Mills and Byron Village. Westminster ranges in styles, including Georgian, out of their home until 1842 – it is was called Hall’s Mills as early as Ontario Cottage and Queen Anne. a typical five-bay Georgian styled 1845 by local community members. Halls Mill Road is also almost house In 1853 the area officially became completely surrounded by parks, • 1288 Halls Mill Place (c1834), Hall’s Mills in honour of Cyrenius Hall which contributes to the character of Gothic Revival, built by C. M. Elson, an early owner of a gristmill and dam the area. There are several properties carpenter in Byron constructed across the Thames River along Commissioners Road West that • 1289 Commissioners Road at this location. At that time the area are included in the area, including West (c.1835), house of Lanson was settled by 200 people and had 1289 Commissioners Road West, Harrington, a trunk and saddle post office and . In 1857, Hall’s Mills which is believed to be the last maker was renamed Byron by Sir Henry Niles remaining building of the original • 1344 Commissioners Road West after a village close to London England. commercial area. (c.1853), St. Anne’s Church in Gothic The area continued to grow and in Revival style 1961 the Village of Byron was annexed by the City of London.

DRAFT - NOVEMBER, 2018 41 14 POND MILLS The Pond Mills area is located in south/east London and is mostly surrounded by Westminister Ponds-South - Pond Mills n D E ESA. The area generally includes properties south of Pond V ER View Road, north/west of Pond Mills Road and east of Pond ON Mills Road/Southdale Road East. CRE S pond view rd rd mills pond RAILWAY

PRIMARY USE: residential

ASSESSMENT: Pond Mills is an emerging area for further study as a potential heritage conservation district, reflecting several of the factors southdale rd e used to assess candidate areas for Heritage Place 2.0.

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42 Background Pond Mills contains several scenic • 1075 Pond View Road (c1870), an features which contribute the area's early Ontario farmhouse Pond Mills is one of the oldest attractiveness. These include the settlements in the former Westminster natural areas surrounding the Ponds Township and associated with the and stretches of scenic roadways Pond Mills was identified in the small rural settlement that developed along Pond Mills Road where it meets original Heritage Places as an area of here in the 19th century. The area Southdale Road as well as a stretch of outstanding historical, architectural is characterised by the surrounding Pond View Road. and natural character that had natural landscape, which includes potential for designation as a heritage the Westminster Ponds – Pond Mills Description conservation district under Part V of Environmentally Sensitive Area the Ontario Heritage Act. Areas of and its kettle lakes. This is a key The area includes several listed archaeological potential are identified landscape feature. Previously recorded properties on the City’s Register in the Archaeological Management Indigenous sites in the area include, which comprise remnants of the Plan (2017). at least, one late Archaic period site former “Scottish Settlement” that (2500 – 1000 BC) and one Middle grew around the Ponds. Some notable Woodland period site (BC 500- 500 heritage resources within the Pond AD). Mills area include: This area attracted early settlers to • Pond Mills Cemetery shores of the Ponds, with a French • 555 Pond Mills Road (c1843), settler named Mr. Lumeree building original home of miller whose the first mill on the Pond in 1823. A grist mill was located nearby; the hamlet soon grew to include small foundations of the mill are still grist mills, cheese factories, general visible stores, a school, church and cemetery. • 570 Pond Mills Rd (c1870), The Pond Mills Cemetery on the North 1 ½ storey white brick Ontario Pond, is one of the oldest in London, farmhouse with the first burial recorded on May • 700 Pond Mills Road (c1870), Baty 12, 1825. House, a Gothic Revival farmhouse still within its original setting

DRAFT - NOVEMBER, 2018 43 APPENDIX HERITAGE CONSERVATION DISTRICT - DESIGNATION PROCESS

Ultimately, the objective of designating an under Part V of the Ontario Heritage Act HCDs shall include the following: area under Part V of the Ontario Heritage (OHA) and to make recommendations a) Examine the character and Act is the long-term conservation and regarding possible boundaries. As part of appearance of the area that is subject management of its cultural heritage value this phase, the consultants are required of the study, including buildings, or interest. to conduct at least one public information structures and other property features meeting. Upon reporting back to of the area, to determine if the area Policy – Ontario Heritage Act + The Municipal Council, Municipal Council should be preserved as a heritage London Plan may then direct the preparation of a conservation district; Plan & Guidelines for the proposed HCD. b) Examine and make The Ontario Heritage Act (OHA) enables Again, at least one public information recommendations as to the geographic local municipalities to designateHeritage meeting is required as well as a statutory boundaries of the area to be Conservation Districts (HCD) provided public meeting before Planning and designated; the requirements of the OHA are met Environment Committee prior to a c) Consider and make and the municipality has sufficient recommendation that Municipal Council recommendations as to the objectives supporting policies within its official plan. pass a by-law to designate the HCD of the designation and the content of London’s official plan,The London Plan, pursuant to Part V of the OHA. The the heritage conservation district plan contains sufficient policies to enable the passing of the by-law triggers a thirty day required under section 41.1; designation of an HCD in accordance with appeal period. If an appeal is launched, d) Make recommendations as to any the OHA, as well as the identification of the HCD is not in force and effect until the changes that will be required to the criteria for the evaluation of potential appeal is resolved. municipality’s official plan and to any HCDs (Policy 575). municipal by-laws, including any zoning The following are the key steps to by-laws. 2005, c. 6. S. 29. “City Council will consider the following designate a HCD as outlined in the criteria in the evaluation of an area for Ontario Heritage Tool Kit – Heritage The OHA requires consultation with a designation as a heritage conservation Conservation Districts (p16): municipal heritage committee, where district: established, with respect to the study The Study (Section 40(3)). London’s municipal 1. The association of the area with a heritage committee is the London particular historical event or era that o Step 1 – Request to designate Advisory Committee on Heritage (LACH). is unique to the community. o Step 2 – Consultation with the 2. The presence of properties Municipal Heritage Committee HCD Plan – Required Contents under which are considered significant to o Step 3 – Official Plan provisions the Ontario Heritage Act the community as a result of their o Step 4 – The Area Study and location or setting. Interim Control Should the council of a municipality 3. The presence of properties o Step 5 – Evaluation of cultural be satisfied with the findings and representing a design or method heritage resources and attributes recommendations of an HCD Study, it of construction which is considered o Step 6 – Delineation of boundary may direct the preparation of an HCD to be of cultural heritage value or of the study area & potential HCD Plan as required by Section 41.1(1) of the interest to the community, region, o Step 7 – Public consultation on Ontario Heritage Act (OHA). The OHA province, or nation. draft HCD study specifies that an HCD Plan shall include: 4. The presence of properties which collectively represent a certain aspect The Plan a) A statement of the objectives to be of the development of the city that is achieved in designating the area as a worthy of maintaining. o Step 8 – Preparation of the heritage conservation district; 5. The presence of physical, HCD plan and guidelines (public b) A statement explaining the cultural environmental, or aesthetic consultation required) heritage value or interest of the elements which, individually, may o Step 9 – Passing the designation heritage conservation district; not constitute sufficient grounds bylaw & adoption of the HCD plan c) A description of the heritage for designation as a heritage o Step 10 – Registration of bylaw on attributes of the heritage conservation conservation district, but which title district and of properties in the district; collectively are significant to the o Step 11 – Notification of passing of d) Policy statements, guidelines and community” (Policy 576). bylaw to the Ontario Heritage Trust procedures for achieving the stated o Step 12 – Proposed changes to objectives and managing change in the Process – Requests for Designation existing bylaws and Official Plan heritage conservation district; and, provisions e) A description of the alterations or The City has traditionally dealt with o Step 13 – Implementing the HCD classes of alterations that are minor in a request for HCD designation in a plan nature and that the owner of property sequential process. Following Municipal See Figure x. in the heritage conservation district Council’s direction in response to may carry out or permit to be carried a request from the community, a HCD Study – Required Contents under out on any part of the property, other request for proposals is issued to select the Ontario Heritage Act than the interior of any structure or consultants to undertake the formal building on the property, without study to determine whether an area Section 40(2) of the Ontario Heritage obtaining a permit under Section 42. meets The London Plan and provincial Act (OHA) requires that a study for the requirements for protection as a HCD purpose of designating one or more

44 DRAFT - NOVEMBER, 2018 Heritage Conservation District Designation Process

Request or Proposal to Designate District

Council Decision: Study Area? NO Study does not proceed YES

Municipal Heritage Committee consulted

Public notification/Adoption Study Commences of Study bylaw/Interim controls (optional)

Study Findings & Recommendations Council NO Area not designated Decision: Proceed with Designation? YES

Prepare HCD Plan & Guidelines. NO Official Plan Provisions are Are there provisions in OP for HCD designation? developed and adopted

Public Notification & Meeting to consider HCD Plan and Designation bylaw

NO Council Decision: Designate Area? HCD Plan & bylaw shelved YES

Notice of By-law passage: 1. Served on district property owners 2. Served on Ontario Heritage Trust 3. Made public

Appeal allowed Ontario Municipal Objections? YES in whole Board hearing or in part * NO

District Designated: Appeal dismissed 1. Bylaw in effect* 2. HCD plan & guidelines adopted

*NB. Bylaw may need to be amended for an appeal allowed “in part”

Figure 4. Heritage Conservation District designation process (Ontario Heritage Tool Kit. HCDs, p17) DRAFT - NOVEMBER, 2018 45 REFERENCES 2018, draft. Community Improvement Plan (CIP) for Lambeth. London, ON: City of London. 2018. Hamilton Road Area Community Improvement Plan. London, ON: City of London. 2017, July 25. Municipal Council Resolution, re: North Talbot top priority for potential HCD (12/14/PEC): 12a. 2017, July 25. Municipal Council Resolution, re: 15 properties from East London Industrial Heritage be listed on Inventory of Heritage Resources (The Register) (12/14/PEC): 12g. 2017, June. Archaeological Management Plan. London, ON: City of London. 2017, May. Secondary Plan: McCormick Area. London, ON: City of London. 2017, January 17. Municipal Council Resolution, re: recommend update of Heritage Places. 2017. Piccadilly Promenade. 44th Annual Geranium Heritage House Tour. London, ON: Architectural Conservancy of Ontario, London Region Branch. 2017, update. Southwest Area Secondary Plan. London, ON: City of London 2016. The London Plan, i.e. city official plan. London, ON: City of London. 2015, February 3. Report to Planning and Growth Management Committee Toronto Preservation Board. Toronto Heritage Conservation District (HCD) Study Prioritization Report. 2014, September 2. Municipal Council Resolution, re: prioritization of Heritage Conservation Districts in the City, 14.a. 2014, August 26. Report to the Planning and Environment Committee. Heritage Conservation District Status Report. 2011. Roadmap SoHo – Regeneration South of Horton Street: A Community Improvement Plan for London’s SoHo District. London, ON: City of London. 2003, August 25. Report to the Planning Committee. Potential Heritage Conservation District Priority List. 2006. Ontario Heritage Tool Kit. Heritage Conservation Districts: A Guide to District Designation Under the Ontario Heritage Act. Toronto, ON: Queen’s Printer for Ontario. 2006. Our Stories: A Collection of Memories from the Hamilton Road Area. London, ON: Hamilton Road Community Association. 2005, amended. Old East Village Community Improvement Plan. London, ON: City of London 2005. Strengthening Ontario’s Heritage: Identify, Protect, Promote. Toronto, ON: Queen’s Printer for Ontario. 2003, August 25. Report to the Planning Committee. Potential Heritage Conservation District Priority List. 2000. Picturesque Piccadilly. 27th Annual Geranium. Walk London, ON: Architectural Conservancy of Ontario, London Region Branch. 1994. Heritage Places: A Description of Potential Heritage Conservation Areas in the City of London. London, ON: City of London. 1993, June 21. Municipal Council Resolution, re: approval of Heritage Places as guideline document to the Official Plan, 10. 1989. The Pride of Piccadilly: Geranium Walk XVI. London, ON: Architectural Conservancy of Ontario, London Region Branch. 1988. Talbot Tour II: Geranium Walk XV. London, ON: Architectural Conservatory of Ontario, London Region Branch. _____. n.d. East London Industrial Heritage Recommendations – Full Report. _____. n.d. Plan Showing Subdivision of Part of Lot No. 20, Con. I, Township of London. 1948 and “Riverside Oaks” A Plan Showing Subdivision of Part of Lot 20, Concession 1 in the Township of London. 1950. _____. 1995, September. “Postwar Housing Memories,” ACO London Region Branch Newsletter, p. 2. _____. 1989. Brackets and Bargeboards London: Architectural Walks in London, Ontario. London, ON: Architectural Conservancy of Ontario. _____. 1983. Orchard Park through the Ages (re: on the occasion of the 25th anniversary of Orchard Park Public School). London, ON: n.p.

46 DRAFT - NOVEMBER, 2018 Anguish, W.L. et al. 1982. Reflections of Westminster Township. Lambeth, ON: Westminster Township Historical Society. Brock, D.J. 2011. Fragments from the Forks: London Ontario’s Legacy. London, ON: London & Middlesex Historical Society. City of London Aerial Photographs, 1922. From the Department of Land and Forests. Photo No. 13. Accessed online at https://www. lib.uwo.ca/madgic/google_index_1922.html Dennett, C. 1999. Bricks & Mortar the Story of One Family's Contribution to the Building of a City. London, ON: Sifton Properties.

Ecoplans, Ltd., et al. 2014, September. Wortley Village-Old South Heritage Conservation District: Plan + Guidelines, re: report prepared for the City of London. Ecoplans Ltd., et al. 2013, March. Wortley Village Heritage Conservation District, Final Study Report, re: report prepared for the City of London. Gladstone, B. 2011. A History of the Jewish Community of London Ontario. Toronto, ON: Now and Then Books. Goodspeed, W.A. & C.A. 1889. History of the County of Middlesex, Canada. Toronto, ON: W.A. & C.A. Goodspeed, Publishers. Gonyou, K. 2014, November 4. Report to Members of the Planning and Environment Committee. Heritage Conservation District Work Plan and Prioritization. Grainger, J. 2002. Vanished Villages of Middlesex. Toronto, ON: Natural Heritage Books. Lutman, J.H. 1988. The Historical Heart of London. London, ON: Corporation of the City of London. Lutman, J.H. and Hive, C.L. 1982. The North and the East: An Historical and Architectural Guide. London, ON: Corporation of the City of London Lutman, J.H. 1979. The South and the West of London: An Historical and Architectural Guide. London, ON: Corporation of the City of London. Lynch, K. 1960. The Image of the City. Cambridge, MA: MIT Press. Madden, J. 1988. Hamilton Road Area Community Study: Shaping the Future of Our Community. The Crouch Library and Neighbourhood Resource Centre. Ministry of Municipal Affairs and Housing. 2014. Provincial Policy Statement. Toronto, ON: Queen’s Printer for Ontario. Ontario Ministry of Tourism, Culture and Sport. List of Heritage Conservation Districts. http://www.mtc.gov.on.ca/en/heritage/ heritage_conserving_list.shtml. Retrieved October 28, 2018. Orr, J.E. 1977. Historical Sketches of Westminster Township. Lambeth, ON: Westminster Township Historical Society. Planning Partnership, The. 2013. Old Victoria Hospital Lands, Background and Visioning, re: report prepared for the City of London. Tausky, N. 2011. Cultural Heritage Assessment: Buildings in the South Street Hospital Complex, London, Ontario, re: report prepared for the City of London. Tausky, N. 1993. Historical Sketches of London: From Site to City. Peterbrough, ON: Broadview Press. Tausky, N. and DiStefano, L. 1986. Victorian Architecture in London and Southwestern Ontario. Toronto, ON: University of Toronto Press. Upper Thames River Conservation Authority (UTRCA). 1999. “Recent History: 1826 Onwards,” Thames Topics, Booklet 2. Accessed online at http://thamesriver.on.ca/wp-content/uploads/Publications/ThamesTopics.pdf. Westminster Historical Society. 1998. Life in Lovely Lambeth. London, ON: n.p.

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