Brampton Heritage Board Item I1 for May 17, 2011

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HERITAGE IMPACT ASSESSMENT REPORT

NO. 8500 MISSISSAUGA ROAD (PART OF LOT 3, CONCESSION 5 WHS GEOGRAPHIC TOWNSHIP OF CHINGUACOUSY) REFERENCE PLAN 43R-31922 PART 3 CITY OF BRAMPTON, ONTARIO

March 2011

Prepared for: SNC-Lavalin Inc.

Prepared by:

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HERITAGE IMPACT ASSESSMENT REPORT

NO. 8500 MISSISSAUGA ROAD (PART OF LOT 3, CONCESSION 5 WHS GEOGRAPHIC TOWNSHIP OF CHINGUACOUSY) REFERENCE PLAN 43R-31922 PART 3 CITY OF BRAMPTON, ONTARIO

March 2011

Prepared for: SNC-Lavalin Inc.

Prepared by: Unterman McPhail Associates Heritage Resource Management Consultants 540 Runnymede Road Toronto, ON, M6S 2Z7 Tel: 416-766-7333 I 1-3

Executive Summary

SNC-Lavalin Inc. retained Unterman McPhail Associates, Heritage Resource Management Consultants, to undertake a Heritage Impact Assessment (HIA) for the property located at No. 8500 Mississauga Road in the City of Brampton on behalf of the Region of Peel. The Region of Peel is proposing to widen Mississauga Road (Peel Regional Road 1) from two lanes to five lanes from Highway 407 northerly for approximately 4.5 km to south of Queen Street. The project also includes the construction of municipal services (sanitary and storm sewers, and watermains). The work is being completed under the Municipal Class Environmental Assessment (June 2000) as a Schedule “C” project. The primary impacts of the proposed development of the property at No. 8500 Mississauga Road relate to the demolition of the residence as part of the widening of Mississauga Road by the Region of Peel. The Region of Peel has determined it is not possible to retain the residence at No. 8500 Mississauga Road in its current location and complete the road widening work in a satisfactory manner. The Regional Municipality of Peel decided to undertake the preparation of a heritage impact assessment for the property as part of the planning process.

No. 8500 Mississauga Road comprises a one and-a-half storey brick residence and barn set on an approximately one-acre (0.41-hectare) lot near the community of Huttonville in the southwest part of the City of Brampton, specifically part of Lot 3, Concession 5 WHS and Part 3 of Registered Plan 43R-31922 in the geographic Township of Chinguacousy. The land was associated historically with the Fuller family. In 1916, approximately one acre (0.41 hectare) of land beside Mississauga Road was severed from Lot 3 for No. 8500 Mississauga Road. It contains a brick residence, the principal built heritage resource, dating to the first part of the 20th century and a frame barn.

The property located at No. 8500 Mississauga Road, City of Brampton, is not listed on Brampton’s Municipal Registry of Cultural Heritage Resources approved by City Council. It is not designated under Part IV or V of the Act. It was evaluated under Regulation 9/06 for this HIA. It was determined the residence is of some local significance primarily for architectural and contextual reasons. Dating to 1923-24, the building is considered to be a fair example of a vernacular residence with elements of the Bungalow style. The structure has undergone few modifications, although it has been unoccupied since 2009. No. 8500 Mississauga Road relates to Huttonville, an historical 19th century hamlet that retains its distinct village character. Lot 3, Concession 5 was associated historically with the Fuller family, important settlers in the geographic Township of Chinguacousy; no relationship between the history of the severed lot comprising No. 8500 Mississauga Road and the Fuller family has been established.

There is one (1) adjacent/near-by heritage property to the subject property located at No. 8472 Mississauga Road. It is listed in the City’s Register as per the Act as a Class B heritage resource. It is not designated under Part IV or V of the Act.

Richard Unterman and Barbara McPhail of Unterman McPhail Associates and Jean Simonton, Heritage Planner, are all members in good standing of the Canadian Association of Heritage Professionals (CAHP). I 1-4

PROJECT PERSONNEL

Unterman McPhail Associates Richard Unterman, Principal Barbara McPhail, Principal

Jean Simonton Heritage Consultant I 1-5

TABLE OF CONTENTS

Page 1.0 INTRODUCTION 1

2.0 HISTORICAL SUMMARY 2.1 Township of Chinguacousy 3 2.2 East Half of Lot 3, Concession 5 WHS, Chinguacousy Township Reference Plan 43R-31922 Part 3 5

3.0 CULTURAL HERITAGE LANDSCAPE DESCRIPTION 3.1 Area Context 10 3.2 Site 11

4.0 BUILT HERITAGE RESOURCE DESCRIPTION 16 4.1 Residence: Exterior 16 4.2 Residence: Interior 17

5.0 CULTURAL HERITAGE RESOURCE EVALUATION 5.1 Introduction 29 5.2 Evaluation 29 5.2.1 Design Value or Physical Value 30 5.2.2 Historical Value or Associative Value 30 5.2.3 Contextual Value 30 5.3 Summary of Cultural Heritage Value 30 5.3.1 Description of Property 30 5.3.2 Statement of Cultural Heritage Value 30 5.3.3 Heritage Attributes 31

6.0 DESCRIPTION OF PROPOSED DEVELOPMENT 32

7.0 HERITAGE POLICIES 34 7.1 The Planning Act and Provincial Policy Statement (2005) 34 7.2 Ontario Heritage Act (OHA) 34 7.3 Official Plans, Peel Region and City of Brampton 35 7.4 City of Brampton’s Guidelines for Preparing Heritage Impact Assessment 36 7.5 City of Brampton and Heritage Impact Assessment 38

8.0 ASSESSMENT OF THE IMPACT OF THE PROPOSED DEVELOPMENT 39

9.0 MITIGATION STRATEGIES 8.1 Introduction 40 8.2 Mitigation Strategies 40

SOURCES I 1-6

LIST OF FIGURES

Page

Figure 1. Location plan of No. 8500 Mississauga Road, City of Brampton [Microsoft Corporation, Bing Maps 2011]. 2 Figure 2. Tremaine’s map of the County of Peel (1859) notes Levi Fuller on the east half of Lot 3, Concession 5 WHS in the Township of Chinguacousy (highlighted). 7 Figure 3. The Chinguacousy Township map in the Illustrated Historical Atlas of the County of Peel (1877) identifies Garret [Garrett] S. Fuller, Levi’s son on Lot 3 (highlighted). 7 Figure 4. A sketch in the Illustrated Historical Atlas of the County of Peel (1877) identifies “Evergreen” on 4th Line (Mississauga Road) as the residence and mill of G. S. Fuller. 8 Figure 5. Brampton 30 M/12 (1922) topographic map shows two buildings on the east half of Lot 3, Concession 5 WHS (highlighted). 8 Figure 6. Brampton 30 M/12 (1942) topographic map indicates some subdivision of land along Mississauga Road had occurred within Lot 3 (highlighted). 9 Figure 7. Brampton 30 M/12 (1995) topographic map depicts a number of buildings bordering the west side of Mississauga Road (highlighted). 9 Figure 8. An aerial photograph depicts the properties along Mississauga Road in the vicinity of No. 8500 [City of Brampton Maps 2011 as modified by Unterman McPhail Associates]. 12 Figure 9. “Evergreen”, the Italianate style residence at No. 8472 is associated historically with the Garrett S. Fuller family. 12 Figure 10. Set back from the road, the residence at No. 8482 is vacant. 13 Figure 11. The residence at No. 8516, which probably dates to the mid 20th century, remains occupied. Like the properties to the south it is owned by Kaneff Properties Limited 13 Figure 12. An aerial photograph of No. 8500 locates the residence and barn on the property [City of Brampton Maps 2011 as modified by Unterman McPhail Associates]. 14 Figure 13. A drive to the south of the residence provides access to the property. 14 Figure 14. Both the house and barn are clearly visible from the road and would be familiar structures to residents of the area. 15 Figure 15. The one storey frame barn has a gable roof and vertical wood siding. 15 Figure 16. A distinguishing element of the Bungalow style is the expansive side gable roof that covers both the verandah to the front and sun porch to the rear. 19 I 1-7

LIST OF FIGURES (continued)

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Figure 17. The principle elevation comprising the main entranceway faces east to address Mississauga Road. 19 Figure 18. Boxed beams and brick posts support the front verandah. Stairs are located on the south side while a low brick wall encloses the east and north sides. 20 Figure 19. The south elevation presents an attractive composition with the void of the front verandah contrasting with the frame wall and a row of windows (now covered) of the sun porch. 20 Figure 20. The side gable roof sloping down to the one storey level is the dominant visual element of the west elevation. The sun porch incorporates a rear entranceway. 21 Figure 21. The layout of the north wall includes an arrangement of window openings of varying sizes with heavy concrete sills and brick faced lintels. 21 Figure 22. The main entranceway with period door and trim opens onto a box hall. 22 Figure 23. A doorway leading off the hall to the west provides access to the kitchen and an archway to the north opens into the living room in the northeast corner of the house. 22 Figure 24. A view through the archway shows in the background the enclosed stairway with five-panel wood door located in the southwest corner of the hall. 23 Figure 25. A stone hearth and mantle outline suggest a fireplace was located formerly between the two small window openings on the north wall of the living room. 23 Figure 26. An entranceway located on the south wall of the kitchen is fitted with period trim and door and leads into the sun porch. 24 Figure 27. A doorway on the north wall of the kitchen provides access to the basement. Note the period light fixture and porcelain sink. 24 Figure 28. The exterior walls of the sun porch are frame and feature horizontal wood siding, multi-pane casement sash and three- part transom lights. 25 Figure 29. The narrow “L”-shaped stairway to the second floor runs west to a landing and then turns to the north to complete the run to the second floor. A small window opening provides light to the enclosed stairway. 25 Figure 30. The second floor hall runs east to west through the centre of the upper level. 26 Figure 31. Three bedrooms, one to the south, one to the north and one to the east and a washroom open off the second floor hall. 26 I 1-8

LIST OF FIGURES (continued)

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Figure 32. The door and window openings are typically trimmed in a simple wood casing with a modest entablature detailing. The interior doors feature a design comprising five horizontal recessed panels. 27 Figure 33. The window openings are fitted with two wood sash of different sizes. The smaller upper sash is multi-paned, either six panes of glass, as seen in this photograph, or three panes. The larger lower sash is one pane of glass. 27 Figure 34. A stairway in the northwest corner of the residence provides access to the full basement that runs under the house. 28 Figure 35. An exterior basement entranceway on the south wall was possibly the only access to the space originally. 28 Figure 36. The Grading and Drainage Design (Preliminary) for the Mississauga Road Widening prepared by SNC-Lavalin (February 2011) provides an indication of the scope of work near No. 8500 Mississauga Road. 33 Heritage Impact Assessment Report: No. 8500 Mississauga Road I 1-9 Page 1 (Part of Lot 3, Concession 5 WHS, geographic Township of Chinguacousy) Reference Plan 43R-31922 Part 3, City of Brampton, Ontario

1.0 INTRODUCTION

The property at No. 8500 Mississauga Road contains a brick residence dating to the first part of the 20th century and a frame barn. The Region of Peel has determined it is not possible to retain the residence at No. 8500 Mississauga Road in its current location and complete the road widening work in a satisfactory manner. Although the subject property is not listed on the City of Brampton’s Municipal Register of Cultural Heritage Resources (January 2010), the Region of Peel decided to undertake the preparation of a heritage impact assessment for the property as part of the planning process.

No. 8500 Mississauga Road is situated in the southwestern part of the municipality on Lot 3, Concession 5, West of Hurontario Street (WHS) of the geographic Township of Chinguacousy, now within the City of Brampton (Figure 1). It is located on the west side of Mississauga Road between Steeles Avenue West to the south and Embleton Road to the north. The junction of Mississauga Road and Embleton Road forms the nucleus of the historical hamlet of Huttonville and the property at No. 8500 Mississauga Road relates to this community. Several properties in the Huttonville area are listed in the City of Brampton’s Municipal Register of Cultural Heritage Resources (January 2010) including the former Fuller residence at No. 8472 Mississauga Road as a Class B structure. The Huttonville United Church, the Huttonville Cemetery, the McMurchy Woollen Mill and the McMurchy Powerhouse are designated under Part IV of the Ontario Heritage Act.

The property at No. 8500 Mississauga Road forms part of the east half of Lot 3, Concession 5 WHS. Lot 3 was associated historically with the Fuller family. In 1916, approximately one acre (0.41 hectare) of land beside Mississauga Road was severed from Lot 3 for No. 8500 Mississauga Road.

This Heritage Impact Assessment (HIA) is intended to fulfill the requirements of the City of Brampton. It is informed by the City of Brampton’s Guidelines for Preparing Heritage Impact Assessment (Draft Document, version: July 2008) and the Ministry of Culture and Tourism information sheet series for Provincial Policy Statement (PPS 2005), specifically InfoSheet #5: Heritage Impact Assessment and Conservation Plan (2006). The report includes the following:

Unterman McPhail Associates March 2011 Heritage Resource Management Consultants Heritage Impact Assessment Report: No. 8500 Mississauga Road I 1-10 Page 2 (Part of Lot 3, Concession 5 WHS, geographic Township of Chinguacousy) Reference Plan 43R-31922 Part 3, City of Brampton, Ontario

o an historical summary of the property at No. 8500 Mississauga Road comprising part of Lot 3, Concession 5 WHS of the geographic Township of Chinguacousy (Section 2); o a description of the cultural heritage landscape (Section 3); o a description of the built heritage resource (Section 4); o a statement of cultural heritage value (Section 5); o a description of the proposed development (Section 6); o the identification of impacts to the identified cultural heritage resource (Section 7); and, o a discussion of mitigation strategies (Section 8).

A site review was undertaken in February 2011. Digital photographs were taken to aid in the accurate description of the property. Graphic material of the site and building illustrating the text is included at the end of the relevant section. All graphic material is attributed to Unterman McPhail Associates unless noted otherwise. For the purposes of this report Mississauga Road is considered to be oriented in a north-south direction.

Figure 1. Location plan of No. 8500 Mississauga Road, City of Brampton [Microsoft Corporation, Bing Maps 2011].

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2.0 HISTORICAL SUMMARY

2.1 Township of Chinguacousy

The British government bought 84,000 acres (33,995 hectares) of the "Mississauga Tract", often referred to as the First Purchase, in 1805 from the Mississaugas. A second purchase of 648,000 acres (262,235 hectares) from the Mississaugas in 1818 included the land that would become the townships of Albion, Caledon, Chinguacousy, Toronto Gore and the northern part of Toronto Township. The initial Euro-Canadian development stage of survey, settlement and land clearing took place between 1818-1840.

Chinguacousy Township was surveyed in 1819 on a grid survey with north to south concession lines set three-quarters of a mile apart and east to west sideroads set two miles apart. Each rectangle was divided into five lots of 200 acres (80.94 hectares) each. The lots were generally sold as half lots of 100 acres (40.47 hectares). Hurontario Street, located in the centre of the township, divided the township into two parts, and the concessions were numbered east and west from it. Settlement began around 1819 and land clearance within the township occurred quickly prior to 1850.

Smith’s Canadian Gazetteer (1846) describes Chinguacousy Township as,

…one of the best settled township in the Home District, containing excellent land and many good farms.1

The Tremaine Map of the County of Peel (1859) indicates a well settled farming area around “Hutton’s Mills” on the Credit River, Lot 5 in Concession 5 WHS. A small population centre was also shown in the area around James P. Hutton’s mill site. Almost twenty years later, the Illustrated Historical Atlas of the County of Peel (1877) describes Chinguacousy Township as follows.

It is a first-class agricultural township and the farmers as a general thing have been very successful in their undertakings, many of them having amassed quite a fortune. The township is noted for its beautiful and substantial farm residences and commodious barns, The farms are generally in the highest state of cultivation, while the grounds in front of the residences are for the most part tastefully arranged with beautiful flowers and shade trees, giving each place and the country generally a handsome appearance.2

The township continued to prosper as an agricultural area into the 20th century. Small hamlets and villages dotted the landscape around the larger centre of Brampton. Urban development began to transform the agricultural landscape of the township in the latter part of the 20th century. The west half of the township in the Huttonville area

1W. H. Smith, Smith’s Canadian Gazetteer (Toronto: H. & W. Rowsell, 1846) 32. 2 Illustrated Historical Atlas of the County of Peel (Toronto: Miles & Walker, 1877) 64.

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remained agricultural in character into the last decade of the 20th century. Several nurseries and flower growing enterprises were located along Embleton Road to the west of Huttonville.

With the establishment of the Regional Municipality of Peel on January 1, 1974, a small area of the former Toronto Township in Mississauga was amalgamated into the new City of Brampton along with parts of Chinguacousy Township and Toronto Gore Township.

Huttonville

A mill was established on the Credit River at a hamlet known as Wolf’s Den—later known as Huttonville—in 1848 by Ralph Brown. James P. Hutton bought the mill from Brown in 1855 and added a circular saw, a lath and shingle mill. Mr. Shawcross operated a store. A post office named “Huttonsville” was established in 1865; the name was changed to Huttonville in 1873.3 The Directory of the County of Peel (1873-74) describes Huttonville as a small village in the Township of Chinguacousy, four miles west from Brampton on the Credit River, with excellent water power that is used successfully by Mr. Hutton, the proprietor of the mill.4 Inhabitants of the village included: James P. Hutton esquire, mill owner and postmaster, several sawyers, labourers and teamsters, an innkeeper, merchant and carpenter. According to the Illustrated Historical Atlas, (1877) Huttonville was second in size only to Brampton in Peel County. It included a single store, a wagon shop, a blacksmith shop and a temperance hotel in 1877 and was described as follows.

…An enterprising village, situated on the River Credit, on the fourth line, Chinguacousy, with a population of about 150. The principal business is the celebrated mills of J. P. Hutton, Esq.5

In 1892, the Ontario Gazetteer and Directory (1892-93) notes Huttonville had a population of 200 people and contained a saw mill, woollen mills, a Methodist church a public school and a post office with James P. Hutton as postmaster. Businesses listed in the directory included the J. P. Hutton & Co. Electric Light Dynamo Station and Saw Mill, Hutton’s chopping mill, John McMurchy’s woollen mill, Alfred Parker’s shoddy mill, a general store and a blacksmith shop. Several builders and carpenters also lived in Huttonville including Alexander Cunningham, Charles Kirk, John McKewan, James Mino and Martin Wheeler. McKewan is also noted as a weaver. The Garret & Fuller saw

3 Library and Archives of Canada, Philately and Postal History, Post Offices and Postmasters, Huttonville, Peel County, Ontario. 4 Lynch, John. Directory of the County of Peel For 1873-4. Brampton: Brampton Progress, 1874, reprinted 1998. 5 Illustrated Historical Atlas of the County of Peel (Toronto: Miles & Walker, 1877) 64.

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mill was located on Mississauga Road to the south of the village on Lot 3, Concession 5 WHS. A daily stage ran to Brampton.6

Huttonville continued to prosper in the early decades of the 20th century due to the McMurchy mill and hydro dam. The Province of Ontario Gazetteer and Directory (1910- 11) notes Huttonville had maintained a population of 200 people from the early 1890s and its stage daily to Brampton. P. H. Copeland was now the postmaster and a grocer, John Adams had a blacksmith shop. Robert Taylor operated a second grocery and John McMurchy the woollen mill.7 Huttonville’s population and industry declined in the mid 20th century; however, it experienced some resurgence in the latter part of the 20th century.

2.2 East Half of Lot 3, Concession 5 WHS, Chinguacousy Township

The Crown Patent for the east half of Lot 3, Concession 5 WHS, Chinguacousy Township was issued to Josiah Brown in 1828. Levi Fuller acquired the property in 1853. Tremaine’s map (1859) notes Levi Fuller as the owner of the east half of Lot 3, Concession 5 WHS (Figure 2). His son Garrett Fuller inherited the family farmstead on Lot 3 and around 1872. He built a steam sawmill on the property that included a lath and shingle mill. The Directory of the County of Peel for 1873-4 located mill owner Garrett Fuller on Lot 3, Concession 5 WHS. The Chinguacousy Township map in the Illustrated Historical Atlas of the County of Peel (1877) shows Garret [Garrett] S. Fuller on the east half of Lot 3, Concession 5 WHS (Figure 3). A biographical profile notes Levi and Jane Fuller moved from the Bay of Quinte to Chinguacousy Township in 1841. Their son Garret S. Fuller was born in Chinguacousy Township in 1849 and the family property was left to him by his father and he added another 50 acres of land to the property.8 Garrett farmed the land and then built a steam sawmill on the property c1872. A lath and shingle mill was attached. He also built a large Second Empire style brick residence at a cost of $5000 and a barn at a cost of $2000 on the site and called it “Evergreen”. A sketch of the property is found in the Illustrated Historical Atlas (Figure 4). Fuller owned the property fronting onto Mississauga Road into the early 20th century without subdivision.

Garrett S. Fuller sold part of Lot 3, Concession 5 WHS to his daughter Gisella McClure in 1916 for $1.00 and natural love. An annuity deed was issued by McClure to Fuller at the same time. In 1922, Garret S. Fuller and his wife Emma sold the east half with the exception of 10 acres to Gisella McClure. McClure sold 15 acres of land on the east half of Lot 3, Concession 5 WHS to Laird Ingram in 1923 for $1875.00; Ingram sold his property to Jessie Pugh in 1924 for $7000.00.

6 Library and Archives of Canada. Canadian Directories: Who Was Where. Ontario Gazetteer and Directory Including the Provinces of British Columbia, Manitoba and the North-west Territories, Also the City of Montreal, P.Q. 1892-93) (Toronto: Might’s Directory Co., 1892) 731. 7 Province of Ontario gazetteer and directory...1910-11. Ingersoll: Ontario Publishing & Advertising Co., 1910) 473. 8 Illustrated Historical Atlas of the County of Peel, 67.

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Jessie Pugh, the daughter of William Carrington Pugh and Fanny Rutley of Huttonville, was 43-years old when she married 54-year-old William Proctor in Huttonville on September 13,1924. Born in England to William Proctor and Mary Moore, Proctor was a resident of Huttonville and, at the time of his marriage, his profession was noted as a “thresher”, presumably on local farms. Jessie Proctor sold the property to Horatio L. Ostrander and his wife Katherine Ostrander in 1934.

The present house at No. 8500 Mississauga Road appears to have been built in 1923-24 on a severed lot of approximately one acre (0.41 hectare). The Brampton 30 M/12 topographic map (1922) shows two buildings on Lot 3 fronting on Mississauga Road (Figure 5). By 1944 two, or possibly three, additional structures are shown on Lot 3 (Figure 6). Subdivision of land continued along Mississauga Road in the second half of the 20th century (Figure 7). Rural residential development characterized the area with buildings constructed close to the road with some land to the rear for cultivation.

Katherine Ostrander, as the surviving joint tenant, sold the subject property to Albert E. Cross and Dorothy K. Cross as joint tenants in 1943. Two transactions are registered for the sale of 14.4 acres of land in 1963 and 1965 from Dorothy and Albert Cross to Barbara J. Cross and Edward F. Cross. Dorothy Cross sold another 2 acres to Edward F. Cross in 1977. Barbara J. Cross and Steve Cross acquired ownership as joint tenants in 1981 and in 1990 Edward F. Cross reacquired ownership. Edward F. Cross and Barbara Joyce Cross sold the property in 2004 to 1064958 Ontario Limited, later renamed Kaneff Properties Limited. The Regional Municipality of Peel purchased the property in November 2009 from Kaneff Properties Limited, a Peel based real estate development company.

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Figure 2. Tremaine’s map of the County of Peel (1859) notes Levi Fuller on the east half of Lot 3, Concession 5 WHS in the Township of Chinguacousy (highlighted).

Figure 3. The Chinguacousy Township map in the Illustrated Historical Atlas of the County of Peel (1877) identifies Garret [Garrett] S. Fuller, Levi’s son on Lot 3 (highlighted).

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Figure 4. A sketch in the Illustrated Historical Atlas of the County of Peel (1877) identifies “Evergreen” on the 4th Line (Mississauga Road) as the residence and mill of G.S. Fuller.

Figure 5. Brampton 30 M/12 (1922) topographic map shows two buildings on the east half of Lot 3, Concession 5 WHS (highlighted).

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Figure 6. Brampton 30 M/12 (1942) topographic map indicates some subdivision of land along Mississauga Road had occurred within Lot 3 (highlighted).

Figure 7. Brampton 30 M/12 (1995) topographic map depicts a number of buildings bordering the west side of Mississauga Road (highlighted).

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3.0 CULTURAL HERITAGE LANDSCAPE DESCRIPTION

3.1 Area Context

The subject property located at No. 8500 Mississauga Road is situated in the southwestern part of the City of Brampton on the northeast part of Lot 3, Concession 5 WHS of the geographic Township of Chinguacousy. It is situated between Steeles Avenue West to the south and Embleton Road to the north.

The area lies within the South Slope physiographic region, close to the transition to the Peel Plain. The South Slope forms part of the southern edge of the Oak Ridges Moraine. The land surface is gently rolling and clay loam soils predominate. There is a gradual slope toward Lake Ontario to the south. Settlers arriving in the first half of the 1800s commenced the clearing of the original forest of pines, oak, cedar, hemlock, basswood and elm. The fertile soils were cleared quickly and by the 1840s the initial stage of settlement was complete. The area became a noted wheat growing area, shipping grain for export to the mills of Weston, Lambton and Toronto. The proximity of the growing City of Toronto also provided a market for local products including milk, butter, produce and poultry.

The Credit River drains the southwest part of the City of Brampton. The river proved suitable for mill development and the community of Huttonville was established around a milling centre in the 1800s. Visually Huttonville remains identifiable as a rural community with a concentration of buildings including a church, school, mill building and residences. Flowing northwest to southeast, the Credit River cuts across Mississauga Road at Huttonville, in the vicinity of Embleton Road.

Agriculture dominated the local economy since the beginning of the Euro-Canadian settlement in the first part of the 19th century to the latter decades of the 20th century. Since that time urban growth has affected the area with a resulting drop in farm acreage and population. Until recently the area retained a patchwork of agricultural field patterns, delineated by fences lines, tree lines and hedgerows.

The former Township of Chinguacousy is undergoing significant development transforming the agricultural landscape to residential and commercial subdivisions. The Bram West Secondary Plan (Secondary Plan Area 40) sets out the framework for the development in the area. Bram West includes an area of about 6,050 acres (2,450 hectares) in the southwest part of the municipality. It is situated to the south of the Credit River and west of Mavis Road. The City of Mississauga and the Town of Halton Hills border the area to the south and west, respectively. Bram West is expected ultimately to house over 36,000 residents and provide employment to 39,000. Construction of housing and businesses has already commenced to the east of Mississauga Road with a resulting loss of agricultural lands and buildings. The lands to the west of Mississauga Road are in the block planning process.

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3.2 Site

The subject property at No. 8500 Mississauga Road comprises approximately one acre (0.41 hectare) of land on the east half of Lot 3, Concession 5 WHS in the City of Brampton (formerly Chinguacousy Township), designated as Part 3 on Reference Plan 43R-31922. The property is situated on the west side of Mississauga Road. Historically Mississauga Road, which was surveyed as the concession road between Concession 4 WHS to the east and Concession 5 WHS to the west, was known as the 4th Line. Now designated Peel Regional Road 1, the road forms part of the regional road network extending from the City of Mississauga in the south to the Town of Caledon to the north. The two-lane paved road with gravel shoulders and no sidewalks follows a straight alignment in the vicinity of No. 8500. A single wood pole hydro line parallels the east side of Mississauga Road. To the north of the property the road descends sharply into the Credit River valley. The posted speed limit of 70 km/h decreases to 50 km/h in proximity to No. 8500.

Several properties are located in proximity to No. 8500 Mississauga Road (Figure 8). A row of subdivided lots extends along the west side of the roadway. The former Fuller House located at No. 8472 Mississauga Road, which was most recently in use as apartments, and No. 8482 are both vacant (Figures 9 and 10). A detached residence situated to the north at No. 8516 Mississauga Road remains occupied (Figure 11). On the east side of Mississauga Road to the north of No. 8500, a drive leads into the Lionshead Golf and Country Club located at No. 8525 Mississauga Road and the Kaneff headquarters at No. 8501 Mississauga Road. A traffic signal controls the intersection and turning lanes enhance the movement of traffic on Mississauga Road. Streetlights are provided on either side of the road in the vicinity of the intersection.

The one-acre (0.41-hectare) property at No. 8500 Mississauga Road has a frontage of approximately 125-ft. (38.1 m). The site comprises a residence and a small barn with open land to the north of the buildings (Figures 12 and 13). The residence is set close to the road and is highly visible to traffic on Mississauga Road (Figure 14). A drive lined with vegetation leads into the site along the south of the building. It carries on to the one- storey frame barn to the west of the residence (Figure 15). A grouping of mature conifers shelters the northeast corner of the residence while foundation plantings border the front of the house. A row of deciduous trees, possibly fruit trees, runs between the northwest corner of the residence and the northeast corner of the barn. A wood pole with streetlight is located on the property at Mississauga Road.

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Figure 8. An aerial photograph depicts the properties along Mississauga Road in the vicinity of No. 8500 [City of Brampton Maps 2011 as modified by Unterman McPhail Associates].

Figure 9. “Evergreen”, the Italianate style residence at No. 8472 is associated historically with the Garrett S. Fuller family.

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Figure 10. Set back from the road, the residence at No. 8482 is vacant.

Figure 11. The residence at No. 8516, which probably dates to the mid 20th century, remains occupied. Like the properties to the south it is owned by Kaneff Properties Limited.

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Figure 12. An aerial photograph of No. 8500 locates the residence and barn on the property [City of Brampton Maps 2011 as modified by Unterman McPhail Associates].

Figure 13. A drive to the south of the residence provides access to the property.

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Figure 14. Both the house and barn are clearly visible from the road and would be familiar structures to residents of the area.

Figure 15. The one storey frame barn has a gable roof and vertical wood siding.

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4.0 BUILT HERITAGE RESOUCE

The principal built heritage resource found on the subject property at No. 8500 Mississauga Road and of potential cultural heritage value is the 1923-24 residence. The residence has been vacant since the Region of Peel acquired the property in 2009. A scale stick with one-foot gradations was used in the photographs when possible.

4.1 Residence: Exterior

It appears the one and-a-half storey residence was built in 1923-24. The vernacular styled building features elements of the Bungalow style of architecture popular in Ontario from 1900 to 1945. It features a side gable roof extending to incorporate a wide verandah at the front and the smaller sunroom at the rear and a shed dormer that are characteristic detailing of the style (Figure 16). The building follows a rectangular floor plan and measures 27-ft. 5-in. north to south and 37-ft. 9-in. east to west.

The red brick walls are laid in a running bond and set on a concrete foundation. The rug or tapestry brick used on the building became popular in the first part of the 20th century. Steel points dragged along the facing surface of the brick provided a texture that was well suited to the rustic character of Bungalow styled residences. The roof and shed dormer, currently clad in asphalt shingles, may have originally featured wood shingles. The wide eaves retain tongue and groove wood soffits. No chimneys remain on the roof.

The window and door openings are rectangular in shape. The openings on the ground floor are boarded over obscuring the doors and windows sash. The bottom of the window openings are accented with oversized concrete sills while the lintels supporting the top of the openings are faced in the same rug brick as the balance of the wall. The surviving window sash visible on the interior of the house suggest the openings were fitted with two wood sash. The larger lower sash had one large pane of glass while the smaller upper sash is divided into six panes for the larger window openings and three panes for the smaller openings.

The principal or front elevation is oriented east towards Mississauga Road. The open verandah set under the gable roof extends across the full width of the east wall (Figure 17). The verandah features boxed wood beams, tongue and groove wood ceiling and wood floorboards (Figure 18). A low brick wall with concrete cap set between brick posts encloses the verandah to the east and north. Stairs on the south side of the verandah provide access from the drive to main entranceway. The entranceway is centrally located with a window opening to either side. The main entry is fitted with a three-panel wood door highlighted with a six-paned light. A grouping of three windows is symmetrically positioned on the second floor dormer. The openings retain period window sash. The smaller upper sash have three panes of glass while the larger lower sash have one pane.

The south elevation comprises a gable end. The gable roof extends over the front verandah to the east and the rear sun porch to the west (Figure 19). Three window

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openings fitted with casement sash and topped with a transom comprise the south wall of the sun porch. The enclosed sun porch features brick piers and boxed beam similar to the front verandah. The sash are divided into three small panes across the top with a large pane of glass below to resemble the design of the double hung windows. The transom lights repeat the three-part division. Wood siding extends below the windows. The centre section of the wall is organized around three window openings to the south, one on each level, and two openings to the north, comprising an entry to the basement at grade and small window openings onto a stairway landing.

The north elevation is arranged in two parts with the sun porch to the south end of the wall and a window opening to the north (Figure 20). The sun porch includes a rear entry accessed by steps and a small stoop. Windows to either side of the entry complete the north wall of the sun porch.

The gable end of the north elevation features a composition of window openings including one basement window, three on the ground floor and two on the upper level (Figure 21). There are no doorways on this elevation. The void of the verandah characterizes the east end of the wall.

4.2 Residence: Interior

The residence retains most of its interior detailing dating to the first part of the 20th century including plain wood door and window casings with modest entablature detailing, baseboards with quarter round, five panel wood doors and some six over one and three over one wood window sash. Some period light fixtures remain in the house notably in the west room (kitchen) on the ground floor and the south room on the second floor. Carpet installed through most of the ground and second floor covers the original tongue and groove wood flooring.

Ground floor

The ground floor is laid out around a box hall located in the southeast corner of the building. The front hall encompasses the main entrance, stairs to the second floor, an archway to the northwest room (living room) and corridor to the west room (kitchen) (Figures 22, 23 and 24). Window openings are located on the south and east walls. An enclosed stairway with door leads westerly up to a landing before turning to the north and carrying on to the second floor.

The northwest room may have formerly contained a fireplace located on the north wall (Figure 25). A stone hearth remains in situ and an outline on the wall marks the location of a mantle. The firebox however, is closed in and the wallpaper design suggests the modifications were carried out some time ago. There is no chimney remaining on the roof of the building. Two small windows flanked the hearth and a larger window opening is situated on the east wall.

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A room extends across the west side of the building with sun porch to the south and stairs to the basement to the north (Figures 26 and 27). The room is outfitted as a kitchen and retains a porcelain sink with built-in drain board and period ceiling light fixture. An entry on the south wall providing access to the enclosed sun porch is fitted with a period exterior door. The sun porch retains a tongue and groove wood ceiling, casement window sash and transom lights (Figure 28). Two layers of patterned linoleum cover tongue and groove wood flooring.

Second floor

The “L”-shaped stairs opens up at the west end of the second floor and connect with a centre hall that runs east to west through the upper level (Figure 29). A small hall closet is located within the slope of the roof at the west end of the hall (Figure 30). A washroom is located on the north side of the hall, opposite the stairs. Three additional rooms open off the hall, one to the south, one to the east and one to the north (Figure 31). The north and south rooms are fitted with a closet and each room has one window opening. The east room is located within the shed dormer. A band of three windows provides natural light to the room. A small closet has been added to the space.

Some of the doorways on the second floor are fitted with period five panel doors (Figure 32). The larger window openings in the north and south rooms have two wood sash of unequal size. The smaller upper sash has six panes of glass while the larger lower sash has one pane (Figure 33). The smaller openings in the south dormer feature a three over one configuration. The door and window openings are trimmed in the typical plain casing with simplified entablature detailing.

Basement

Stairs located in the northwest corner of the ground floor and accessed from the kitchen lead to the basement (Figure 34). A short flight of stairs on the south leads to the exterior door to basement (Figure 35). Floor joists, 2-in. by 8-in., run north to south. The floor is concrete.

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Figure 16. A distinguishing element of the Bungalow style is the expansive side gable roof that covers both the verandah to the front and sun porch to the rear.

Figure 17. The principle elevation comprising the main entranceway faces east to address Mississauga Road.

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Figure 18. Boxed beams and brick posts support the front verandah. Stairs are located on the south side while a low brick wall encloses the east and north sides.

Figure 19. The south elevation presents an attractive composition with the void of the front verandah contrasting with the frame wall and a row of windows (now covered_ of the sun porch.

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Figure 20. The side gable roof sloping down to the one storey level is the dominant visual element of the west elevation. The sun porch incorporates a rear entranceway.

Figure 21. The layout of the north wall includes an arrangement of window openings of varying sizes with heavy concrete sills and brick faced lintels.

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Figure 22. The main entranceway with period door and trim opens onto a box hall.

Figure 23. A doorway leading off the hall to the west provides access to the kitchen and an archway to the north opens into the living room in the northeast corner of the house.

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Figure 24. A view through the archway shows in the background the enclosed stairway with five-panel wood door located in the southwest corner of the hall.

Figure 25. A stone hearth and mantle outline suggest a fireplace was located formerly between the two small window openings on the north wall of the living room.

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Figure 26. An entranceway located on the south wall of the kitchen is fitted with period trim and door and leads into the sun porch.

Figure 27. A doorway on the north wall of the kitchen provides access to the basement. Note the period light fixture and porcelain sink.

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Figure 28. The exterior walls of the sun porch are frame and feature horizontal wood siding, multi-pane casement sash and three-part transom lights.

Figure 29. The narrow “L”-shaped stairway to the second floor runs west to a landing and then turns to the north to complete the run to the second floor. A small window opening provides light to the enclosed stairway.

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Figure 30. The second floor hall runs east to west through the centre of the upper level.

Figure 31. Three bedrooms, one to the south, one to the north and one to the east and a washroom open off the second floor hall.

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Figure 33. The window openings are fitted with two wood sash of different sizes. The smaller upper sash is multi-paned, either six panes of glass, as seen in this photograph, or three panes. The larger lower sash is one pane of glass.

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Figure 34. A stairway in the northwest corner of the residence provides access to the full basement that runs under the house.

Figure 35. An exterior basement entranceway on the south wall was possibly the only access to the space originally.

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5.0 CULTURAL HERITAGE VALUE

5.1 Introduction

The criteria for determining cultural heritage value or interest were set out under Ontario Regulation 9/06 made under the Ontario Heritage Act, as amended in 2005. These criteria were developed to assist municipalities in the evaluation of properties considered for designation. The regulation states that:

“A property may be designated under section 29 of the Act if it meets one or more of the following criteria for determining whether it is of cultural heritage value or interest: 1. The property has design value or physical value because it, i. is a rare, unique, representative or early example of a style, type, expression, material or construction method, ii. displays a high degree of craftsmanship or artistic merit, or iii. demonstrates a high degree of technical or scientific achievement. 2. The property has historical value or associative value because it, i. has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, ii. yields, or has the potential to yield , information that contributes to an understanding of a community or culture, or iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. 3. The property has contextual value because it, i. is important in defining, maintaining, or supporting the character of an area, ii. is physically, functionally, visually or historically linked to its surroundings, or iii. is a landmark.”

Consultation with the City of Brampton indicates the property is not included on the City of Brampton Municipal Register of Cultural Heritage Properties pursuant to the Ontario Heritage Act. The property is not municipally designated under the Ontario Heritage Act. The site is not recognized through a local, provincial or federal plaque programme.

5.2 Identification of Significance

The City of Brampton has not evaluated the property at No. 8500 Mississauga Road under criteria for determining cultural heritage value or interest set out under Ontario Regulation 9/06 made under the Ontario Heritage Act, as amended in 2005. In addition, the municipality has not indicated it considers the property of potential heritage value.

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5.2.1 Design Value or Physical Value

The principal built heritage resource on the site is the brick residence dating to 1923-24.

The vernacular building features design elements of the Bungalow style of architecture including the expansive gable roof that extends over the front verandah and rear sun porch, shed dormer with grouping of windows, textured rug brick wall and rectangular openings with oversized concrete lintels. The interior retains much of its modestly designed detailing dating to the first part of the 20th century. The building is little altered although it has been vacant since 2009. The building is considered to be a fair example of a 20th century brick residence.

5.2.2 Historical Value or Associative Value

The property at No. 8500 Mississauga Road initially comprised part of the holdings of the Fuller family on the east half of Lot 3, Concession 5 WHS and the original owners of the Italianate style house located at No. 8472 Mississauga Road. In 1916, a small portion of the east half of Lot 3 was severed from the Fuller property. The current residence built 1923-24 is located on this property at No. 8500 Mississauga Road. No direct associations with a theme, event or person, activity, organization or institution that is significant to the City of Brampton, Chinguacousy Township or Huttonville have been identified for the subject property.

5.2.3 Contextual Value

The property at No. 8500 Mississauga Road relates to the rural community of Huttonville. The pattern of subdivided lots fronting on the concession road is clearly recognizable in the landscape. Set close to the road the building is highly visible to traffic and would be considered a familiar structure in the area.

5.3 Summary of Cultural Heritage Value

5.3.1 Description of Property

5.3.2 Statement of Cultural Heritage Value

The residence at No. 8500 Mississauga Road, Part Lot 3, Concession 5 WHS and Part 3 of Registered Plan 43R-31922 in the City of Brampton is deemed to be of some local significance primarily for architectural and contextual reasons.

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Dating to 1923-24, the building is considered to be a fair example of a vernacular residence with elements of the Bungalow style. The structure has undergone few modifications, although it has been unoccupied since 2009. No. 8500 Mississauga Road relates to Huttonville, an historic 19th century hamlet that retains its distinct village character. Lot 3, Concession 5 was associated historically with the Fuller family, important settlers in the geographic Township of Chinguacousy; no relationship between the history of the severed lot comprising No. 8500 Mississauga Road and the Fuller family has been established.

5.3.3 Heritage Attributes

Heritage attributes, i.e., character defining elements, of the property include:

Site: o Drive leading into the property from Mississauga Road; and o One-acre (0.41 hectare) lot with residence and barn.

Residence o Rug (tapestry) brick structure using a running bond with header row every seventh or eighth course; o Concrete foundation; o Gable roof extending over the front verandah and the rear sun porch; o Shed dormer; o Rectangular shaped openings with exaggerated concrete sills; and, th o Interior detailing dating to the first part of the 20 century including door and window opening trim, doors, window sash, baseboards, floorboards, stone hearth, light fixtures and porcelain kitchen sink with drain board.

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6.0 DESCRIPTION OF THE PROPOSED DEVELOPMENT

The Region of Peel commenced planning for improvements to the Mississauga Road (Peel Regional Road 1) corridor in the southern part of the City of Brampton from south of Highway 401 to Queen Street in 1989. The road is identified as a major arterial road with a proposed right-of-way of 45 m. Significant aspects of the project include the widening of Mississauga Road and construction of municipal services (sanitary and storm sewers, and watermains). The project has proceeded in stages with the improvements completed on two sections of the road, namely from south of Highway 401 to Highway 407 and from Embleton Road to Queen Street. A 4.5 km section between Highway 407 to the south and Embleton Road to the north remains the last section within the study area to be completed. A separate environmental assessment study addressed the section of Mississauga Road from Queen Street north to Bovaird Drive.

The road will be widened from two lanes to five lanes, which includes a centre left turn lanes from Steeles Avenue to the crest of the Credit River valley (Figure 36). Intersection improvements at the junction of Mississauga Road and Embleton Road will include a northbound turn lane from Mississauga Road to Embleton Road and modifications to the alignment of Embleton Road at the intersection. Services yet to be installed include a 300 mm diameter storm sewer on the west side of Mississauga Road, which starts in front of No. 8500, and a 525 mm diameter sanitary sewer on the east side under the curb. A watermain has already been constructed through the study area.

Some property requirements are necessary to accommodate the improvements to Mississauga Road, notably on the west side of Mississauga Road through half the corridor and in the areas of Steeles Avenue West and Embleton Road. No. 8500 Mississauga Road is located within the section of the corridor affected by land acquisition on the west side of the road.

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1-41 Figure 36. The Grading and Drainage Design (Preliminary) for the Mississauga Road Widening prepared by SNC-Lavalin (February 2011) provides an indication of the scope of work near No. 8500 Mississauga Road.

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7.0 HERITAGE POLICIES

7.1 The Planning Act and Provincial Policy Statement (2005)

Section 2 of the Planning Act identifies “matters of provincial interest, which includes the conservation of significant features of architectural, cultural, historical, archaeological or scientific interest.” (Heritage Resources in the Land Use Planning Process).

Section 3 of the Planning Act enables the Province to issue Policy Statements on matters of Provincial Interest. The Provincial Policy Statement (2005) (PPS) issued under the Act applies to this proposal. Section 2.6 of the PPS deals with Cultural Heritage and Archaeology. Policy 2.6.1 of the PPS states:

Significant built heritage resources and significant cultural heritage landscapes shall be conserved.

The PPS also deals with development adjacent to a protected heritage property in policy 2.6.3, which states:

Development and site alteration may be permitted on adjacent lands to protected heritage property where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved.

7.2 Ontario Heritage Act (OHA)

Part IV of the Ontario Heritage Act enables municipalities to list and to designate properties of cultural value or interest after consultation with its heritage advisory committee, if one is appointed. Section 27 of the Act requires the clerk of every municipality to keep a register of properties of cultural heritage value or interest in the municipality. As of 2005, subsection 27.1 of the Act allows municipal councils to include on the municipal register properties of cultural heritage value that have not been designated under the Act (listed properties) after the council has consulted with its municipal heritage advisory committee.

The Provincial Government has established criteria for determining the cultural heritage value or interest of properties under Ontario Regulation 9/06 made under the Ontario Heritage Act, as amended in 2005.

Once a property is designated under the Act, it may not be altered or demolished without the approval of the municipal council. An owner may appeal Council’s decision on an application to alter or demolish to the Ontario Municipal Board. Once a property is listed in the municipal register under the Act, any application to demolish a building on a listed property is delayed for 60 days, during which Council may wish to pursue designation of the property.

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7.3 Official Plans, Peel Region and City of Brampton

The Official Plan of the Regional Municipality of Peel (Regional OP) was approved in 1996. In November 2008, the Plan was consolidated. Cultural Heritage Policies are contained in section 3.6 of the Plan. The following objectives of this section of the Plan are relevant to this proposal:

3.6.1.1 To identify, preserve and promote cultural heritage resources, including the material, cultural, archaeological and built heritage of the region, for present and future generations.

3.6.1.2 To promote awareness and appreciation, and encourage public and private stewardship of Peel’s heritage.

3.6.1.4 To support the heritage policies and programs of the area municipalities.

The following Regional OP policy is relevant to the subject development:

3.6.2.5 Direct the area municipalities to require, in their official plans that, the proponents of development proposals affecting heritage resources provide for sufficient documentation to meet Provincial requirements and address the Region’s objectives with respect to cultural heritage resources.

The Official Plan of the City of Brampton, adopted by City Council in October 2006, was approved by the Ontario Municipal Board in October 2008. Cultural heritage objectives and policies are contained in Section 4.9 of the Brampton OP are:

a) Conserve the cultural heritage resources of the City for the enjoyment of existing and future generations;

b) Preserve, restore and rehabilitate structures, buildings or sites deemed to have significant historic, archaeological, architectural or cultural significance and, preserve cultural heritage landscapes, including significant public views; and

c) Promote public awareness of Brampton’s heritage and involve the public in heritage resource decisions affecting the municipality.

Relevant cultural heritage policies of the Brampton OP are:

Policy 4.9.1.4 provides criteria for assessing the heritage significance of cultural heritage resources. In addition to the broad categories of the Provincial criteria identified in Appendix F, this policy provides for criteria that relate to contextural value.

Policy 4.9.1.8 requires that cultural heritage resources will be conserved in accordance

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with widely accepted standards and principles. Policy 4.9.1.10 establishes the scope and requirement for Heritage Impact Assessments (HIAs) and policy 4.9.1.11 establishes that such assessments may be required for any alteration or proposed development on or adjacent to heritage resources and that measures shall be imposed as a condition of approval to mitigate impacts. In support of this policy, staff has drafted (July 2008) guidelines for the preparation of HIAs.

Policy 4.9.1.13 requires thorough documentation of the heritage resources in the event of demolition, salvage, dismantling or relocation is inevitable.

7.4 City of Brampton and Heritage Impact Assessment

Policy 4.9.1.10 establishes the scope and requirement for Heritage Impact Assessments (HIAs) and policy 4.9.1.11 establishes that such assessments may be required for any alteration or proposed development on or adjacent to heritage resources and that measures shall be imposed as a condition of approval to mitigate impacts. In support of this policy, staff has produced the Guidelines for Preparing Heritage Impact Assessment (Draft July 2008) for the preparation of HIAs.

The Guidelines describe an HIA is a study to determine how significant a cultural heritage resource might be and how a proposed land use development, demolition or site alterations may impact that resource. A property does not have to be designated or listed on a municipal heritage register to be subject to the heritage impact assessment process. Any property that exhibits cultural heritage value or 'heritage potential' will be subject an appropriate level of heritage due diligence guided through the heritage impact assessment process. HIA’s recommend and outline a range of mitigative measures or alternative development approaches and can be used to determine if and when demolition, relocation, salvage or other potentially negative impacts may be permissible.

The Guidelines specify that consultants shall assess cultural heritage value or interest in accordance with Ontario Heritage Act Regulation 9/06: Criteria for Determining Cultural Heritage Value or Interest (Section 5.0).

The Guidelines state the objectives of an HIA are to: o Assess and determine the cultural heritage value of the subject property as a whole, noting all heritage attributes and other character defining elements as found. o Identify and assess any other unique attributes of the site and surrounding area that may contribute to the cultural heritage value of the subject property, such as cultural heritage landscapes, natural heritage features, archaeological potential, integration with a streetscape or area and the like. o Determine physical condition, structural integrity of standing structures and other heritage attributes as found on the subject property and confirm if conservation, rehabilitation and/or restoration is feasible.

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o Outline rationale of any proposals that might impact heritage resources (e.g. demolition, relocation, road widening, etc,) being put forward by a landowner or other party. o Outline and recommend appropriate mitigation to loss, destruction, removal, encroachments or others proposed actions that may impact heritage resources found on the subject property, as applicable. o Identify required short-term site conservation, site security and building stabilization measures as required to protect a significant resource during an interim period of vacancy or limited use. o Outline long-term conservation or rehabilitation measures and adaptive reuse options as applicable. o Recommend site planning and landscaping measures that may be adopted to help ensure significant heritage resources are effectively protected or enhanced on lands subject to redevelopment.

The HIA report will contain the following information: 1. Document all standing heritage buildings and structures as found on the subject property noting all significant architectural heritage attributes; assess architectural integrity, rarity of style or form, structural alterations; architectural heritage attributes and significance including the builder and style of design and history of use; 2. Document all natural and contextual heritage features and other cultural heritage attributes as found on the subject property; assess significance of these attributes; 3. Document all historical heritage attributes associated with the subject property; document historical persons, groups, trends, themes and events that are historical or culturally associated with the subject property; 4. Outline any proposed alterations, demolition, relocations, removals, land use developments or other site alterations. 5. Provide a statement indicating how any proposed alterations, demolition, relocations, removals, land use developments or other site alterations might impact and affect the existing heritage resources, attributes and other character-defining element as found on the subject property. 6. Recommend and describe an appropriate mitigation plan as applicable. The preferred mitigation protocol(s) should be clearly articulated, described and justified. 7. If a landowner or other party is proposing the relocation, removal, demolition or other significant alteration of heritage resources on the subject property, and the heritage consultant concurs, a clear rationale for such actions must be outlined and justified. Every effort should be made to ensure retention, conservation and adaptive re-use of significant heritage resources in situ, particularly where contextual features remain. 8. Provide high resolution digital images documenting all cultural heritage attributes; also plans showing lot dimensions as well as the location/setbacks of all standing buildings, other structures and site features, also driveways, means of access and vegetation as found. 9. If the subject property is adjacent to one or more listed or designated heritage properties, evaluate impacts and recommend appropriate mitigation to ensure the recognized heritage resources on the adjacent properties are not negatively impacted.

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Mitigation may include: vegetation screening, fencing, buffers, an architectural design concept for the massing and façade treatment of any proposed buildings to ensure compatibility with the adjoining property and the like; 10. Heritage impact assessment reports should be submitted to the City of Brampton Planning, Design and Development Department and are subject to review by City staff.

All heritage impact assessments, conservation plans, adaptive reuse plans, security plans and/or related studies must be prepared by qualified professionals who are members in good standing of the Canadian Association of Heritage Professionals (CAHP) with applied and demonstrated knowledge of accepted standards of heritage conservation, historical research, identification, evaluation of cultural heritage value, mitigation and the like.

7.5 Municipal Heritage Status of the Subject and Adjacent Heritage Properties

The property located at No. 8500 Mississauga Road, City of Brampton, is not listed on Brampton’s Municipal Registry of Cultural Heritage Resources approved by City Council It is not designated under Part IV or V of the Act.

The adjacent/near-by heritage property at No. 8472 Mississauga Road is listed in the City’s Register as per the Act as a Class B heritage resource. It is not designated under Part IV or V of the Act.

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8.0 ASSESSMENT OF THE IMPACT OF THE PROPOSED DEVELOPMENT

This section provides an assessment of the potential adverse effects of the proposed road improvement in proximity to No. 8500 Mississauga Road comprising part of Lot 3, Concession 5 WHS and Part 3 of Registered Plan 43R-31922. No. 8500 Mississauga Road is not listed in the City of Brampton Inventory of Heritage Properties.

The conservation of cultural heritage resources is considered to be a matter of public interest and the municipality through its Heritage Coordinator reviews development and building applications affecting designated or listed properties or properties that may exhibit heritage potential. The review considers the potential adverse effects of the project on the cultural heritage resource. Negative impacts, as outlined in the Ontario Heritage Tool Kit may include, but are not limited to: o Destruction of any, or part of any, significant heritage attributes or features; o Alteration that is not sympathetic, or is incompatible, with the historic fabric and appearance; o Shadows created that alter the appearance of a heritage attribute or change the viability of an associated natural feature or plantings, such as a garden; o Isolation of a heritage attribute from its surrounding environment, context or a significant relationship; o Direct or indirect obstruction of significant views or vistas within, from, or of built and natural features; o A change in land use (such as rezoning a church to a multi-unit residence) where the change in use negates the property’s cultural heritage value; and, o Land disturbances such as a change in grade that alters soils, and drainage patterns that adversely affect a cultural heritage resource, including archaeological resources.

The primary impacts of the proposed development of the property at No. 8500 Mississauga Road relate to the demolition of the residence as part of the widening of Mississauga Road by the Region of Peel.

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9.0 MITIGTION STRATEGIES

9.1 Introduction

A proposed development such as road improvements and new road construction should not adversely affect cultural heritage resources and intervention should be managed in such a way that its impact is sympathetic with the value of the resources and that it minimizes or avoids an adverse effect to a cultural heritage resource. When the nature of the undertaking is such that adverse impacts are unavoidable it may be necessary to implement management or mitigation strategies that alleviate the deleterious effects to cultural heritage resources. Mitigation measures lessen or negate anticipated adverse impacts to cultural heritage resources. These measures may include such actions as avoidance, monitoring, protection, relocation documentation, salvage, remedial landscaping, etc., and may be a temporary or permanent action.

The principal heritage philosophy for the protection of cultural heritage resources is retention in situ. The protection of built heritage resources is to preserve in situ the structures and their material integrity to the maximum extent possible, consistent with public safety. The following heritage conservation options, listed in descending order of preference, should be considered within the context of the project: o Retention of the existing built heritage resource in situ. o Relocation of the existing built heritage resource in a new location on its current site. o Relocation of the existing built heritage resource to an appropriate new site nearby in its municipality, preferably in the vicinity of the existing site to preserve its historical value. o Salvage of elements of the built heritage resource for incorporation into other structures. o Full recording and documentation of the built heritage resource and its associated cultural heritage landscape if the structure is to be demolished.

9.2 Mitigation Strategies

The cultural heritage landscape with the associated built heritage resource, namely the residence located at No. 8500 Mississauga Road is considered to be of some local heritage significance (See Section 5.3.2 Statement of Cultural Heritage Value and 5.3.3 Heritage Attributes). The property is not listed in the City of Brampton’s Municipal Register of Cultural Heritage Resources (January 2010). The property’s cultural heritage value is derived primarily from its architectural and contextual value. The residence is considered to be a fair example of vernacular brick structure with elements of the Bungalow style dating to the first part of the 20th century. The building is not considered of sufficient cultural heritage value to warrant preservation if the owner does not support its retention.

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The Region of Peel has determined it is not possible to retain the residence at No. 8500 Mississauga Road and complete the proposed road improvements in a satisfactory manner. In order to alleviate the adverse effects of the removal of the buildings the mitigation strategies are: o A qualified built heritage consultant should prepare a list of salvageable elements of the residence and a reputable contractor should salvage the building in a reasonable period of time. o This Heritage Impact Assessment Report should serve as the documentation record for the property. Copies should be provided to the Heritage Coordinator, Planning, Design and Development Department, City of Brampton, the Brampton Heritage Board and the Chinguacousy Branch of the Brampton Public Library.

There are no mitigation measures recommended for the adjacent/nearby municipally listed residence located at No. 8472 Mississauga Road since it will not be significantly affected by the proposed road widening.

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SOURCES

Blumenson, John. Ontario Architecture: A Guide to Styles and Building Terms 1784 to the Present. Markham, ON: Fitzhenry & Whiteside, 1990.

Brampton’s 100th Anniversary as an Incorporated Town 1873-1973 (The Corporation of the Town of Brampton and the Brampton Centennial Committee, August 1973) 189.

Census Returns, Chinguacousy Township, Peel County, 1901 and 1911.

Charters, C.V. ed. A History of Peel County To Mark Its Centenary as a Separate County 1867- 1967. Brampton: County of Peel, 1967.

City of Brampton. Official Plan, 2008. Municipal Register of Cultural Heritage Resources “Heritage Listing” Pursuant to the Ontario Heritage Act. January 20, 2010. Guidelines for Preparing Heritage Impact Assessment, Draft July 2008.

Harmon, Diane, Titlesearcher/Conveyancer. Chain of Title re: PIN 1408809225-8500, 8500 Mississauga Road, Brampton, March 2011.

Huttonville Book Committee. From ”Wolf’s Den” to Huttonville and the Pioneers Who Made it Possible: circa 1800-and beyond. Huttonville Book Committee, 1996. iTrans Consulting Inc. Mississauga Road Environmental Assessment Report, Highway 407 to Queen Street (excerpts). Prepared for the Regional Municipality of Peel. March 28, 2002.

Illustrated Historical Atlas of the County of Peel. Toronto: Walker & Miles, 1877.

Loverseed, Helga V. Brampton: An Illustrated History. Burlington: Windsor, 1987.

Lynch, John. Directory of the County of Peel For 1873-4. Brampton: Brampton Progress, 1874, reprinted 1998.

Ontario Heritage Act, R.S.O. Chapter 0.18.

Ontario Regulation 9/06 made under the Ontario Heritage Act, Criteria for Determining Cultural Heritage Value or Interest, January 25, 2006.

Ontario Ministry of Culture. Heritage Resources in the Land Use Planning Process. Queen’s Printer for Ontario, Toronto, 2006.

Unterman McPhail Associates March 2011 Heritage Resource Management Consultants Heritage Impact Assessment Report: No. 8500 Mississauga Road I 1-51 (Part of Lot 3, Concession 5 WHS, geographic Township of Chinguacousy) Reference Plan 43R-31922 Part 3, City of Brampton, Ontario

Ontario Ministry of Culture and Tourism. InfoSheet #5: Heritage Impact Assessment and Conservation Plan (2006).

Ontario Ministry of Culture. Ontario Heritage Tool Kit. 2006.

Ontario Ministry of Municipal Affairs and Housing, Provincial Policy Statement 2005, Queen’s Printer for Ontario, Toronto, 2005.

Parks Canada. Standards and Guidelines for the Conservation of Historic Places in Canada. Queen’s Printer. Ottawa. n.d.

Perkins Bull Collection. MS 515, Reel 23 (Fuller). Ontario Archives.

Pope, J. H. Illustrated Historical Atlas of the County of Peel. Toronto: Walker & Miles, 1877.

Regional Municipality of Peel. Official Plan. Office Consolidation. November 2008.

Smith, Wm. H. Smith’s Canadian Gazetteer. Toronto: H. &. W. Rowsell, 1846.

Web Sites

Library and Archives of Canada. Canadian Directories: Who Was Where. Ontario Gazetteer and Directory Including the Provinces of British Columbia, Manitoba and the North-west Territories, Also the City of Montreal, P.Q. 1892-93. Toronto: Might's Directory Co., 1892. Access:--< http:// www.collectionscanada. gc.ca/databases/canadiandirectories/ 001075-119.02-e.php?&d_id_nbr=7237&type= 1&&PHPSESSID= pivk561bu0skevbjnemreq6gn3>.

Philately and Postal History, Post Offices and Postmasters, Huttonville, Peel County, Ontario. Access;--< http://www.collectionscanada.gc.ca/databases/post- offices/001001-119.01-e.php?&isn_id_nbr=6895&interval=24&&PHPSESSID= sjtds1jtoht8otq8g8ao34otn1>.

Ontario Commercial year book and gazetteer 1906. Access:--< http://www. archive.org/stream/ontariocommercia00slsnuoft#page/n15/mode/2up>.

Province of Ontario gazetteer and directory...1910-11. Ingersoll: Ontario Publishing & Advertising Co., 1910. Access:--.

Rootsweb. Peel County Marriages 1924. William Proctor and Jessie Pugh, 13 Sept 1924. Access:--< http://homepages.rootsweb.ancestry.com/~maryc/peel1924.htm>.

Unterman McPhail Associates March 2011 Heritage Resource Management Consultants Heritage Impact Assessment Report: No. 8500 Mississauga Road I 1-52 (Part of Lot 3, Concession 5 WHS, geographic Township of Chinguacousy) Reference Plan 43R-31922 Part 3, City of Brampton, Ontario

Maps and Drawings

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National Topographic Series. Brampton 30 M/12, 1922, 1942 and 1995.

SNC-Lavalin. Mississauga Road Widening, Phase 1A, Contract Extension Change Order: Grading and Drainage, Sta 14+760 t Sta 15+060. Prepared for the Region of Peel, Public Works. February 2011.

Tremaine, George R. Tremaine’s Map of the County of Peel, Canada West. Toronto: C.R. & C.M. Tremaine, 1859.

Unterman McPhail Associates March 2011 Heritage Resource Management Consultants I 1-53 STAFF COMMENT FORM Heritage Impact Assessment

Name of Applicant/Agent:

SNC-Lavalin Incorporated ______

Municipal Address:

8500 Mississauga Road

______

HIA Details:

Prepared by: Unterman McPhail Associates Prepared: March 2011 Received: April 2011

The Property:

 8500 Mississauga Road comprises a one and-a-half storey brick residence and barn set on approximately one acre neat the community of Huttonville in southwest Brampton  The property is neither listed on Brampton’s Municipal Registry of Cultural heritage Resources nor is it designated under Part IV of or V of the Ontario Heritage Act  The land was associated historically with the Fuller family  In 1916 approximately one acre was severed to create 8500 Mississauga Road  The home is a brick residence built in the bungalow style

Report Highlights: I 1-54

 SNC-Lavalin Incorporated retained Unterman McPhail Associates, Heritage Resource Management Consultants, to undertake a Heritage Impact Assessment (HIA) for this property on behalf of the Region of Peel  The Region of Peel is proposing to widen Mississauga Road from two lanes to five lanes from Highway 407 to south of Queen Street  8500 Mississauga Road was evaluated under Regulation 9/06 for this HIA  It was determined the residence is of some local significance primarily for architectural and contextual reasons  Dating to 1923-24, the building is considered to be a fair example of a vernacular residence with elements of the Bungalow style  The structure has undergone few modifications  It has been vacant since 2009  Lot 3, Concession 5 which was severed to create 8500 Mississauga Road was associated historically with the Fuller family, important settlers in the geographic township of Chinguacousy, however, no relations between the history of the severed lot comprising 8500 Mississauga Road and the Fuller family has been established  The building has limited cultural heritage value as it is a fair example of vernacular brick structure with elements of the bungalow style dating to the first part of the 20th century  The building is not considered of sufficient cultural heritage value to warrant preservation

STAFF RECOMMENDATION:

That Council allow the demolition of 8500 Mississauga Road due do its lack of sufficient cultural heritage value on the condition that the following mitigation strategies be met:  A qualified built heritage consultant should prepare a list of salvageable elements of the residence and a reputable contractor should salvage the building in a reasonable time.  That the Region of Peel provide a copy of the report to the Region of Peel Archives and the Chinguacousy Branch of the Brampton Public Library.