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10690 Highway 50 – Cole Farm

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10690 Highway 50 – Cole Farm I 1-1 Staff Comment Foorm Date: January 9, 2015 To: Brampton Heritage Board Property: 10690 Highway 50 – Cole Farm Applicant: Orlando Corporation Inc. Subject: Cole Farmhouse, 10690 Hwy. 50 Cultural Heritage Impact Assessment This staff comment form has been prepared for AREA Architect’s Heritage Impact Assessment (HIA) for the cultural heritage resource at 10690 Hwy 50. This HIA was carried out as part of an Official Plan and Zoning By-Law application for the ssubject lands to determine whether the heritage resource contains enough cultural heritage value to warrant retention and to outline mitigation measures that should be implemented. The attached HIA satisfies the City’s requirements for a Heritage Impact Assessment. HIA Details: Prepared By: ARREA (Architects Rasch Eckler Associates Ltd.) Final Submission: January 2015 I 1-2 Subject Site o 10690 Hwy 50 is an approximately 58 acre, triangular shaped property located along between Hwy 50 and Coleraine Drive, approximately 600 meters south of Countryside Drive. o It currently contains a farmhouse, barn complex, five other farm outbuildings, and agricultural fields. o The property is listed on the City of Brampton’s Municipal Register of Cultural Heritage Resources. o The lands are currently subject to an application to amend the Official Plan and Zoning By­ law to permit industrial uses for a two-phased development of an industrial business park, which has been submitted by Glen Schnarr & Associates Inc. on behalf of Orlando Corp. and Prologis Inc. o 10690 Hwy 50 is located within the Highway 427 Industrial Secondary Plan (Area 47), which was adopted by Council in September 2014, but has been appealed to the Ontario Municipal Board (OMB). o The property is designated Logistics/Warehouse/Transportation and Special Policy Area the Council approved Highway 427 Industrial Secondary Plan (Area 47). o A site-specific Official Plan amendment is required to facilitate the proposed business park in advance of a resolution of the OMB appeal. o The majority of the subject lands are zoned Agricultural, and an amendment to the Zoning By-law is required in order to permit the proposed industrial development. Report Highlights: o The property had a series of owners from the mid-nineteenth century to the early twentieth century, until it was eventually sold to Thomas Cole in 1853, which commenced a 70-year ownership of the property by the Cole family. o The brick house was likely constructed for Thomas Cole and his family, who was the most prominent member of the Cole family, being associated with the prosperous expansion of the farm during which he also served as township Councillor in 1863 and 1874. o It is believed that the Village of Coleraine directly south of this property derived its name from the combination of the two early settler families of this area - the Cole and the Raines. o The extant farmhouse is a 1½ storey brick structure built between 1861 to 1877, with an early rear addition that has been subject to numerous alterations/additions. o The main portion of house comprises a rectangular plan, which constitutes the original farmhouse, and exhibits both Gothic Revival and Italianate architectural influences. o The Cole Farmhouse, the primary heritage structure on the subject property, warrants conservation and designation under the Ontario Heritage Act. o The rear ‘ell’ addition appears to date from the later 19th century period, but its heritage integrity has been severely compromised by the various additions and alterations applied to it. 2 I 1-3 o The eastern section of the large barn complex appears to be a modified ‘Pennsylvania Dutch Barn’ with a number of later additions. o The current context of the property is rural in nature, being primarily surrounded by agricultural lands. o The context of the property will change significantly from agricultural to industrial as the area develops in accordance with the policies of the Highway 427 Industrial Secondary Plan. o The subject property is being planned to be developed as an industrial business park, which will incorporate large-footprint warehouse buildings and will change the current context. o In its current location, the farmhouse will be in close proximity to truck traffic, loading areas, and site functions that may negatively impact the conservation of its heritage attributes. o The industrial business park will create an incompatible environment for the farmhouse, which encourages the relocation of the house to a more compatible setting. o The transition to industrial uses and the challenges of adaptively reusing a large barn in such a context also necessitates the demolition of the original barn. o The Cole Farmhouse should be conserved through relocation, conservation and adaptive reuse. o Two sites for relocation of the farmhouse were considered in the HIA, including: o Relocation Site 1 (RS-1): On Coleraine Drive, adjacent to and north of three existing residential lots o Relocation Site 2 (RS-2): On the south-west corner of Coleraine Drive and Countryside Drive. o The final location of the farmhouse cannot be determined at this time until the completion of several key technical studies including, but not limited to, the Area 47 Master Environmental Servicing Plan (MESP) and the subsequent Environmental Impact Report (EIR) that will influence the limits of development and setback requirements for this area. o The final implementation strategies for the conservation of the Cole Farmhouse will be determined during the subsequent stages of planning and heritage approvals, and will be detailed in various required submissions including a Conservation Plan, Heritage Building Protection Plan, Heritage Permit, and Building Permit. Consultant’s Recommendations: AREA Architects Ltd. provides recommendations and potential mitigation strategies throughout the Heritage Impact Assessment. The primary recommendations are summarized below: o That the Cole Farmhouse be conserved through relocation, conservation, and adaptive reuse at Relocation Site 1. o That the City of Brampton designate the Cole Farmhouse and allow for its relocation to improve its integration within the proposed development. o That later alterations and additions that do not constitute the original rectangular block form of the farmhouse be selectively disassembled. 3 I 1-4 o That the heritage attributes of the masonry of the ell addition, particularly the distinct painted accents on the frieze, window surrounds and corners, be salvaged for reuse. o That all of the farm outbuildings be demolished. o That the property’s farm outbuildings be documented prior to their removal to contribute to the City’s archival records of the area’s early development. o That a commemorative landscape feature be implemented to reinforce the conservation of the Cole Farmhouse, and incorporate significant building components of the farm outbuildings, particularly the large original barn. o That the Conservation Plan for the Cole Farmhouse include components such as a Building Material Inventory, a Stabilization/Relocation Plan, and other detailed drawings and specifications that may be required. o That the receiving foundations of the farmhouse structure shall be built upon the immediate approval of the permanent relocation site to affix the structure on the ground, and to minimize risk of structural collapse. Staff Recommendations: Staff supports the conservation approach recommended by the consultant, and recommends that the following be incorporated as conditions of planning approval and/or the issuance of related permits: o That the Cole Farmhouse be designated under Part IV of the Ontario Heritage Act; o That the developer provide a Letter of Undertaking to the City confirming their agreement to permit the designation of the farmhouse under Part IV of the Ontario Heritage Act; o That the demolition of the farm outbuildings be approved; o That the final site for the relocation of the Cole Farmhouse be determined following the completion of the key technical studies, such as the MESP and EIR, and be brought back to the Brampton Heritage Board for consideration; o That the farmhouse not be moved from its original location until such time that the receiving foundations at the new location are complete; o That upon removal from its original foundation, the farmhouse be immediately relocated and secured to the new foundation. o That the developer shall at their expense and to the satisfaction of the City Retain a demolition contractor experienced in dismantling historic buildings to salvage the identified materials in Appendix D of the Heritage Impact Assessment from the large original barn for eventual reuse in a landscape feature, as well as other materials that may salvaged and offered to a third party; Confirm the final destination of the salvaged materials with the City prior to the initiation of any salvage process; Store the salvaged materials at a location and in a manner that protects the materials from deterioration, until such time that the materials are reused; Retain a qualified heritage consultant to provide a Heritage Building Protection Plan, Conservation Plan; 4 I 1-5 Undertake all work in accordance with the approved Conservation Plan, Heritage Building Protection Plan, and associated permits; Post Financial Securities for the restoration of the farmhouse in an amount outlined in the Conservation Plan; Establish a landscape feature incorporating the salvaged materials from the large original barn within the new development; Provide a heritage
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