ANNANDALE CARRIAGE HOUSE 1561 YORK PLACE, OAK BAY, BC
CONSERVATION PLAN NOVEMBER 2018 (REVISED)
TABLE OF CONTENTS
1. INTRODUCTION...... 1
2. HISTORIC CONTEXT...... 2 2.1 York Place / Prospect Place Context...... 2 2.2 The Bungalows...... 3 2.3 Annandale Original Owner: Sir Charles Hibbert Tupper...... 11 2.4 Annandale Original Architect: J.G. Tiarks...... 12 2.5 Annandale Carriage House...... 15
3. STATEMENT OF SIGNIFICANCE...... 16
4. CONSERVATION GUIDELINES...... 18 4.1 Standards and Guidelines...... 18 4.2 Conservation References...... 19 4.3 General Conservation Strategy...... 20 4.4 Sustainability Strategy...... 20 4.5 Alternate Compliance...... 21 4.6 Site Protection & Stabilization...... 22
5. CONSERVATION RECOMMENDATIONS...... 24 5.1 Site...... 24 5.2 Form, Scale, & Massing...... 25 5.3 Foundations...... 25 5.4 Exterior Wood-Frame Walls...... 25 5.4.1 Wood Trim...... 26 5.5 Balcony...... 26 5.6 Fenestration...... 26 5.6.1 Windows...... 26 5.6.2 Doors...... 27 5.7 Roof...... 28 5.7.1 Chimney...... 29 5.8 Exterior Colour Schedule...... 29
6. MAINTENANCE PLAN...... 30 6.1 Maintenance Guidelines...... 30 6.2 Permitting...... 30 6.3 Routine, Cyclical and Non-Destructive Cleaning...... 30 6.4 Repairs and Replacement of Deteriorated Materials...... 31 6.5 Inspections...... 31 6.6 Information File...... 31 6.7 Exterior Maintenance...... 32
APPENDIX A: RESEARCH SUMMARY...... 35
DONALD LUXTON AND ASSOCIATES INC 1030 - 470 GRANVILLE STREET VANCOUVER BC V6C 1V5 [email protected] 604 688 1216 www.donaldluxton.com Carriage House situated on a separate lot, south of the Annandale residence. 1. INTRODUCTION
ADDRESS: 1561 YORK PLACE HISTORIC NAME: ANNANDALE CARRIAGE HOUSE ORIGINAL OWNER: SIR CHARLES HIBBERT TUPPER ARCHITECT: UNKNOWN (presumed John Gerhard Tiarks) DATE OF CONSTRUCTION: UNKNOWN (presumed 1897-98)
The Annandale Carriage House is a component These historic components include: of one of the most significant surviving historic • the early Carriage House; properties in Oak Bay, Annandale. The Annandale • a portion of the original granite wall facing main house was originally one of a pair of matching York Place, including gateposts and one of the adjacent houses; the other being Garrison House, original entries; and located on a lot directly south of Annandale. • a rubble rock wall at the west property Garrison House was demolished in 1932 and the boundary along Prospect Place with a man- property has since been redeveloped. The overall gate opening and iron gate. built environment of the Annandale property includes the extant residence, carriage house, and The conservation of these historic elements will rock walls along Prospect Place and York Place. At be undertaken within the context of a subdivision some point in the past the rectangle lot between of the L-shaped portion of the former Annandale York Place and Prospect Place was subdivided. This estate. subdivision resulted in the Annandale main house and portion of the York Place rock wall situated on one lot (approximately one-quarter of the original property). The remaining L-shaped lot, which is approximately three-quarters of the original property, retains components associated with the historic Annandale property.
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2.1 YORK PLACE / PROSPECT PLACE CONTEXT
Subdivision Plan of Section LXIX, Victoria District, signed by F.M. Rattenbury.
This cluster of heritage properties started in the late both aged 31 in 1898. After they purchased the land, 1890s, with the purchase by associated architects the architects subdivided it and started development. Francis M. Rattenbury and John G. Tiarks of 15 acres Rattenbury immediately acquired prime waterfront lots of waterfront property from the Pemberton estate. for himself, where he built his own house — which he Over the next three decades, the area grew to host an called Iechinihl — and which now serves as Glenlyon array of carefully planned estate properties designed Norfolk School. Oak Bay Avenue was continued (as to retain a rural character of the area, with grand Prospect Place) to the gates of Rattenbury’s home. architect-designed homes. Tiarks acquired three of the lots and transferred them Francis M. Rattenbury (1867–1935) and John G. to his wife’s name (Ada Constance Tiarks). Then he Tiarks (1867-1901) were business partners at the time designed three homes for clients: Sandhurst for Arthur the acquired the land. Both men were English, and and Matilda Haynes, at 1512 Beach Drive (1898–99);
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Eastholme at 1580 Beach Drive for Herbert F. Hewett arrival on the West coast. They arrived in Victoria on in 1899 (relocated to Salt Spring Island in 1992); and November 10, 1897, and stayed with their families at the Schwengers Residence at 1660 Prospect Place the Hotel Mount Baker; they obviously liked the area (1899–1900). and decided to build matching homes on adjoining properties that extended from York Place to Prospect Tiarks also designed two enormous matching homes Place. on York Place in 1897, both of which had gardens running down to Prospect Place. The first, known as HANDSOME RESIDENCES. Annandale for Sir Charles Hibbert Tupper, Minister Beautiful Bungalows to be Erected at Oak Bay of Justice for the Dominion government, and son for Sir C.H. Tupper and Hon. Fred. Peters. of Sir Charles Tupper, Father of Confederation. The Two more are to be added to the many second was Garrison House, built for the Honourable handsome residences which adorn Victoria, Sir Frederick Peters, former Premier and Attorney-General Charles Hibbert Tupper and Hon. F. Peters being of Prince Edward Island. Both homes—known then about to acquire a piece of land, beautifully as “The Bungalows”— were described in the Daily situated on the Oak Bay road, not far from Colonist as being 70’ x 100’ in size; full of clear cedar Mount Baker hotel, on which the building of the panelling; fitted with electric light, and with their long, two bungalows will be immediately commenced. glassed-in verandas making a “comfortable winter This style of dwelling is becoming more popular promenade.” Garrison House was unfortunately here and Mr. J. Gerhard Tiarks, the architect of destroyed by fire in 1932. Hon. Edgar Dewdney’s charming bungalow residence on Rockland Avenue, Mr. W. G. Rattenbury and Tiarks initially established the estate- le Poer-Trench’s no less attractive bungalow like nature of this enclave. Between 1899 and 1931, at North Saanich and the Messrs. Weilers’ over eighteen more architecturally significant homes bungalow on Dallas road, together with many were added to the their original subdivision by other others, has been commissioned to prepare the noteworthy architects including: Samuel Maclure; plans for these two new houses and to take Percy L. James and his brother Douglas James; K.B. charge of the work. Spurgin; D.C. Frame; Ralph Berrill; J. Graham Johnson; The plans show that each house covers a Hubert Savage; W. D’Oyly Rochfort; and Ross Lort. space of over one hundred feet by seventy feet This area is also notable for the its surviving stone on the ground. Ascending a flight of steps on to walls, major trees and mature landscape features. the spacious veranda, the front door, which has a large plate glass panel, opens on to a panelled hall with a large open fire-place. The drawing- 2.2 THE BUNGALOWS room and dining-room, each with large bay windows, are on the right and left of the hall, and The matching houses built for Tupper and Peters, who can be thrown into it by the opening of folding at the time the homes were constructed were business doors, thirteen feet wide, if required, making one partners of a law firm, provided a unique feature in room of fifty feet by twenty feet. the area and received attention for their grand design, The library, with its alcoves, will be entirely size, and sweeping views. Together, Garrison House in cedar, with cedar bookcases all round and a and Annandale were referred to collectively as “The richly panelled ceiling. Behind the dining-room, Bungalows.” that is between the dining-room and kitchen, there will be a sitting room, the larders, sculleries, The Honourable Frederick Peters, former Premier and storerooms, etc., being at the back of this again. Attorney-General of Prince Edward Island, and Sir Four Tudor arches make a pleasing feature. Charles Hibbert Tupper, a former Minister of Justice Down the main hall are corridors and the kitchen for the Dominion of Canada, were lawyers and passages, although on the main floor are entirely partners in a Victoria firm established shortly after their isolated from the dwelling and main floor, while
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on the roof are the servants’ bed rooms, bath The Peters family lived at Garrison House until room, childrens’ play room and cedar lined linen 1911, at which time Peters left his legal practice in rooms. Victoria and moved to Prince Rupert to become City A special feature of the houses is that during Solicitor for this newly-created town. Garrison House the winter one side of the veranda will be entirely was occupied by the Punnett family through the enclosed with glazed sashes, thus converting the 1910s. From 1920 until 1931, Garrison House was veranda into a comfortable winter promenade. Uppingham House, a private school. In 1932, when Both bungalows will be supplied with electric the house was vacant, a fire occurred that destroyed light and everything which can conduce to the the historic home. convenience and comfort of their occupants. Annandale, the remaining one of the pair of Daily Colonist [Victoria], December 28, 1897, “bungalows” is one of the most historically significant page 6. surviving houses in Oak Bay. Sir Charles Tupper, Father of Confederation (and father of the owner of the house) visited and dined here.
Oak Bay residences of Col. Frederick Peters and Charles Hibbert Tupper, circa 1900. Garrison House stands in the front of the photo- graph, with Annandale behind. [Francis Mawson Rattenbury Album. City of Victoria Archives PR-0035-M00139]
ANNANDALE CARRIAGE HOUSE: 1561 YORK PLACE, OAK BAY, BC CONSERVATION PLAN | NOVEMBER 2018 | DONALD LUXTON & ASSOCIATES 4 2. HISTORIC CONTEXT
Frederick Peters at about age 40 [The Bravest Canadian]
ANNANDALE CARRIAGE HOUSE: 1561 YORK PLACE, OAK BAY, BC CONSERVATION PLAN | NOVEMBER 2018 | DONALD LUXTON & ASSOCIATES 5 2. HISTORIC CONTEXT
Frederick Peters [Prince Edward Island Public Archives and Records Office, Reference Number Acc2320/61-13]
ANNANDALE CARRIAGE HOUSE: 1561 YORK PLACE, OAK BAY, BC CONSERVATION PLAN | NOVEMBER 2018 | DONALD LUXTON & ASSOCIATES 6 2. HISTORIC CONTEXT
The Peters’ boys and friends in front of Garrison House, 1908. [Peters Family.
ANNANDALE CARRIAGE HOUSE: 1561 YORK PLACE, OAK BAY, BC CONSERVATION PLAN | NOVEMBER 2018 | DONALD LUXTON & ASSOCIATES 7 2. HISTORIC CONTEXT
Charles H. Tupper family home at 1587/1595 York Place known as Annandale, circa 1953. [Madge Hamilton Collection. Cecil George Clark, Photographer. City of Victoria Archives PR-0058-M02800]
ANNANDALE CARRIAGE HOUSE: 1561 YORK PLACE, OAK BAY, BC CONSERVATION PLAN | NOVEMBER 2018 | DONALD LUXTON & ASSOCIATES 8 2. HISTORIC CONTEXT
Charles H. Tupper family home at 1587/1595 York Place known as Annandale, circa 1953. [Madge Hamilton Collection. Cecil George Clark, Photographer. City of Victoria Archives PR-0058-M02801]
ANNANDALE CARRIAGE HOUSE: 1561 YORK PLACE, OAK BAY, BC CONSERVATION PLAN | NOVEMBER 2018 | DONALD LUXTON & ASSOCIATES 9 2. HISTORIC CONTEXT
Annandale and Garrison House properties, 1911 (corrected 1913) Goad’s Fire Insurance Map. Annandale on the right, Garrison House on the left.
Annandale and Garrison House properties, 1925-1940 Goad’s Fire Insurance Map. Annandale on the right. Garrison House is not shown as the Fire Insurance Map has been corrected post-1932 fire.
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2.3 ANNANDALE ORIGINAL OWNER: SIR CHARLES HIBBERT TUPPER
Hon. Charles Hibbert Tupper, M.P., (Pictou, N.S.). Minister of Sir Charles Tupper, his son Hon. Charles Hibbert Tupper and Marine & Fisheries, May 1889. [Topley Studio Fonds / Library his grandson, March 1891. [William James Topley / Library and and Archives Canada / PA-027158] Archives Canada / PA-027227]
Sir Charles Hibbert Tupper (1855-1927) was the until 1894. He then became Minister of Justice in the second son of Sir Charles Tupper, a physician, leading government of Sir Mackenzie Bowell, but resigned Conservative politician, and Canadian diplomat. The in January 1896 to protest Bowell’s leadership. He elder Tupper served as premier of Nova Scotia, was a returned as Solicitor General of Canada in the short- Father of Confederation, and served briefly as prime lived government of his father, who became prime minister of Canada in 1896. The younger Tupper minister later in 1896, when Bowell stepped down. practised law in Halifax, Nova Scotia, after articling Tupper was defeated in the 1896 Canadian federal to learn the profession. In September 1879, Charles election by Liberal Wilfrid Laurier, who became prime Hibbert Tupper married Janet McDonald, daughter minister. Tupper remained a MP until his retirement of the Hon. James McDonald, Chief Justice of Nova from politics in 1904. Scotia, and his wife, Jane. The couple had four sons and three daughters. In 1897, Tupper moved to Victoria, British Columbia and built the extant house in Oak Bay. His time in Sir Charles Hibbert Tupper was elected as a Conservative Victoria was brief, remaining in the city for just one MP in 1882, and was appointed Minister of Marine year. By 1898, he had moved to Vancouver continuing and Fisheries by Sir John A. Macdonald in 1888, a his law practise. There he served as a bencher of the position he kept in subsequent Conservative cabinets Law Society of British Columbia. In 1899, construction
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2.4 ANNANDALE ORIGINAL ARCHITECT J.G. TIARKS
Stuart Stark, from Building the West: The Early Architects of British Columbia.
Good family and social connections undoubtedly contributed to J.G. Tiarks’s success in life. He was confident, self-assured, energetic and opinionated, and he achieved much in his short life, erecting over seventy-five buildings in the course of a thirteen-year career. Tiarks’s grandfather, Reverend Johann Gerhard Tiarks moved to England from Jever (now in Germany) in 1820. The Rev. Tiarks became Chaplain in 1827 to HRH The Duchess of Kent, the mother of the future Queen Victoria. He married Emily, the well-connected daughter of the Phipps family in 1825, and they had three children, one of which lived to adulthood. That son, John Gerhard Tiarks, also took Holy Orders, and was Rector of Loxton in Somerset. In 1863, he married Anne Condron of Macclesfield, England. They had two sons, one of whom died as an infant, and the other, named after his father, grew up to travel to Canada and work as an architect. Hon. Sir Charles Hibbert Tupper (Minister of Justice), March 1895. [William James Topley / Library and Archives Canada / John Gerhard Tiarks was born March 12, 1867 in C-69313-14] Macclesfield. His architectural training was based in the town of Weston-Super-Mare, where he articled began on the Tupper family’s grand new home in with the firm of Messrs. Hows, Price and Wooler, and Vancouver’s West End, Parkside, located at the edge claimed experience with “villas of the better class and of Stanley Park and designed by Samuel Maclure and residences of country gentlemen and in all detail of Cornelius Soule. church design.” He left Liverpool on June 6, 1888 on the steamer Parisian and arrived in Quebec City ten days later. He continued on the Parisian to Montreal, visited Ottawa, Toronto, Hamilton, and Niagara Falls, took the CPR steamer Alberta on the Great Lakes to Port Arthur (Thunder Bay), and then continued across Canada on the Canadian Pacific Railway, with a two day stop in Winnipeg. Tiarks arrived in Vancouver by rail on July 8, 1888. This was an opportune time to arrive in British Columbia; the province was experiencing an economic boom, and the west was ripe for architects. After two weeks in Vancouver, Tiarks left for Victoria, arriving on July 25, 1888. In 1889 and 1890, Tiarks wrote several letters, called Notes from the Far West, to his home town newspaper in England, sharing his judgmental comments about his adopted city:
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Architecturally the condition of the city is pitiable indeed, but in this respect there are manifest signs of improvement, and the buildings erected in the last six months (a very large number) are wonderfully ahead, both in external appearance and design and interior arrangement, to anything that has been done here in former years. On the Gorge-road there is now being erected a very English-looking and effectively designed house in the Elizabethan style [Ashnola, 1888] and we may hope that the owners of the lands around this most lonely spot (the Gorge) will, ere long, build their houses of a good description also. There are a great number of churches and chapels in the city. Christ Church Cathedral (Church of England) [by H.O. Tiedemann, 1871-72], is situate on an eminence, and the effect of its tower when seen at a distance (especially when entering the little harbour) is not bad, but unfortunately here “’tis distance lends enchantment to the view,” for this would- be-perpendicular tower is found to be the most atrocious architectural abortion. Weston-super-Mare Mercury, January 19, 1889 (Madge Hamilton Collection)
I shall now once again, for a short time, lift the veil from the Victorian vista. What have we been doing? What use has been made of the year of John Gerhard Tiarks [Canadian Architect & Builder, October grace 1889 in this the “Queen City of the West”? 1894] The citizens of Victoria (we will call them public- spirited) have expended over a million dollars in buildings in and near the city; and on many a lot that last January was a tangled and wooded wilderness may now be seen a tasteful house and a cultured garden. So much for the residential part. Then the congregation of St. Andrew’s Presbyterian Church — the Presbyterians of Victoria are a wealthy body — have erected a church at a cost of $50,000, which in every detail is, without doubt, the most perfect building in the whole province [by L.B. Trimen, 1889- 90]. Our city hall, too, will, when complete, be a striking pile [by John Teague, started 1875]. A short account of the new building in a comparatively young city is always of general interest.
Weston-super-Mare Mercury, written January 3, 1890 (publication date unknown) (Madge Hamilton Collection)
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Tiarks landed on his feet, for within a year, he was pattern of boards over walls of wooden drop siding, working, had bought property (with L.B. Trimen), and as in the Weiler Bungalow, 1897. Tiarks was known was boarding with architect, Thomas Sorby. By 1891 for his Colonial Bungalow designs, although he also he was boarding at a house with, amongst others, designed homes in the Gothic Revival and other Samuel Maclure’s brothers. Tiarks quickly became a picturesque styles. Some of his houses were planned force in Victoria architectural circles. Only eighteen with the kitchens facing the street so the spectacular months after his arrival in the city, and having done water views at the rear of the house were available a short stint as a draftsman with Trimen, Tiarks could to the main reception rooms — a concept common claim a major, though regrettably still unidentified, today, but unusual in Victorian house design. His residential commission worth $5,000, about five times homes rarely had the usual Late Victorian fussiness. the cost of a usual home. Bold exterior detailing, with his favourite shallow Tudor-arch motif and broad verandahs, was a hallmark He had started his own practice by 1890. Tiarks of his style. His interior details often included cedar had particularly admired the design of Ashnola, the panelling, more Tudor arches and whimsical details Snowden (Dunsmuir family) home on the Gorge, like seashell designs on fireplace tiles for his seaside while it was under construction, and in 1893 built his cottages. One of his major architectural commissions own home Kelston Wood, a large shingled structure, was a massive home called Clovelly, for A. Weaver next door. He returned to England in February 1895 Bridgman. Built in 1894, this waterfront mansion to marry Ada Constance Helen Harington in Weston- stood on the border between Victoria and Esquimalt, Super-Mare in a ceremony performed by the groom’s and featured cedar panelling, twenty-four light stained father and the bride’s uncle. The couple, with the glass windows, and an octagonal smoking room. bride’s mother, Mrs. Harington, promptly returned to Victoria so Tiarks could attend to his now-thriving In 1898, Tiarks went into business partnership with architectural practice. In December 1896, a son John F.M. Rattenbury. They were both aged thirty-one, Gerhard Edward (‘Jack’) Tiarks was born at Kelston ambitious, and driven. They jointly purchased about Wood. Tiarks also served as an alderman on Victoria fifteen acres of waterfront property in what would City Council in 1896. become part of Oak Bay. Rattenbury built his own home on the prime site looking over the sea, and Tiarks’s ambitions were exemplified by his double over the next few years, the partners began a tasteful competition entries for the new Parliament Buildings development. Tiarks designed three houses on the in 1892: one, by his own hand, was sent in under the property, and two identical large residences, called in nom-de-plume “Floreat Victoria. Convenience with the press “Beautiful Bungalows:” Annandale, for Sir Economy;” and the second entry was in association Charles Hibbert Tupper; and Garrison House, for the with fellow architect, H.W. Wills, and was titled Hon. F. Peters. Each of these homes encompassed over “Justice (No. 2).” Tiarks served as an officer on the 7,000 square feet, larger than most city lots, and were British Columbia Institute of Architects in 1894. One lined with cedar panelling and fitted with electric of his house designs — that of Dalzellowie, the Bryden lighting. (Dunsmuir family) Residence — was published in the Canadian Architect & Builder, April 1899. Tiarks also designed at least twelve commercial buildings, all now altered or demolished. In the rush Tiarks primarily designed residences, many for to rebuild Columbia Street after the disastrous New socially well-connected clients, and his residential Westminster fire of 1898, Rattenbury and Tiarks were commissions varied dramatically in design. He could jointly credited with the design of several sophisticated deftly handle large Tudor Revival residences with the structures including the Bank of Montreal, the Bank of panache of Maclure, or he could turn his hand to B.C. and the Hamley Block. Tiarks also designed an more innovative homes with his trademark exterior unbuilt project for the Kamloops Hotel Company in siding design, which involved laying a Tudor-like 1899.
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On April 21, 1901, at the early age of thirty-four, Tiarks significance for its rarity, as an unusual surviving died from a “fall from his wheel” (bicycle), ending a outbuilding from a prominent early estate. It also potentially spectacular architectural career. He was illustrates the importance of horse-drawn transportation buried in Ross Bay Cemetery, and his pall bearers for those who were living on the outskirts of urban included W. Ridgway-Wilson and A.W. Bridgman. areas. The upper floor accommodation indicates Now widowed, Mrs. Tiarks took her son and returned the presence of onsite hired help. A Statement of to England. She could not claim the money she had Significance specific to theAnnandale Carriage House left in Canada, and found life somewhat difficult has also been prepared (see section 3). financially. Tiarks’s son, Jack, married Evelyn Florence Cripps in 1922 and they had a daughter Anne in 1926. She in turn married Peter Phillips and they had a son and a daughter. The son, born in 1948, was Mark Antony Peter Phillips, who married Princess Anne, bringing the Royal connection in the Tiarks family full circle. With his tragically early death, we can only guess at what influence John Gerhard Tiarks would have had on the architectural scene of the new century, when both Rattenbury and Maclure reached the peak of their careers.
2.5 ANNANDALE CARRIAGE HOUSE
A later owner of the Tupper property was the Robert Scott family, who owned the property from 1911 to 1955. Scott’s daughter married a Mr. Crane and the large property was subdivided, leaving about a quarter of the property with the original house. On the other portion, an L-shape lot that extended from York Place to Prospect Place, the Cranes built a new house. This house was situated east of the extant Carriage House and unfortunately was later destroyed by fire.
The Carriage House was designed as a modest Queen Anne Revival style structure, with living quarters above, that reflected a simplified version of the main house. It includes a small upper floor balcony and windows flashed with coloured glass. It is almost an exact match to one across the street at 1590 York Place; it is unknown if there any connection between the two buildings. Comparison with fire insurance maps indicates that the Carriage House remains in its original location, and was later used as an automobile garage.
The heritage value of the Carriage House is briefly referenced in the heritage value of the Annandale Statement of Significance. In addition, it is of further
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Address: 1561 York Place, Oak Bay, British Columbia Nova Scotia, a seat he held until his retirement in Historic Name: Annandale Carriage House 1904. During his time in government Tupper held a Original Owner: Sir Charles Hibbert Tupper number of important cabinet positions including: Original Architect: Unknown, presumed J.G. Tiarks Minister of Marine and Fisheries (1888) under Sir John Original Contractor: Unknown A. Macdonald; Minister of Justice (1894); and Solicitor Date of Construction: Unknown, presumed circa General (1896) during his father’s short tenure as Prime 1897-98 Minister. Tupper received a Knighthood for his success at the international turbinal over sealing in the Bering Description of Historic Place Sea. In 1897, Tupper moved to British Columbia with The Annandale Carriage House is located on York Place his family settling in Victoria. Tupper hired noteworthy in the District of Oak Bay. The structure is situated on architect, John Gerhard Tiarks to design his family a lot that spans from York Place to Prospect Place, with estate and construction began later that same year. rock walls extending the width of the lot along both Tupper relocated his family to Vancouver in 1900, roads. The one and one-half storey Carriage House is but retained ownership of the Oak Bay mansion. The characterized by its side-gabled roof with cantilever property was used as a country retreat for the Tupper balcony and windows with multi-coloured flashing in family between 1900 and 1911, illustrative of the the upper sashes. lifestyle of prominent men and their families at the turn of the century. In 1911, Tupper sold the property Heritage Value to Robert Scott; it was a land subdivision during The Annandale Carriage House is valued for its Scott’s tenure that resulted in the Carriage House and connection with one of the most historically significant Annandale main house ultimately occupying separate houses in Oak Bay, Annandale. The Annandale estate, lots. as it would be known by 1911, was designed by well- known architect, John Gerhard Tiarks and constructed The Annandale Carriage House is significant for its for lawyer and politician, Sir Charles Hibbert Tupper in history of ownership including original owner Sir 1897-98. Annandale was constructed in tandem with Charles Hibbert Tupper and subsequent owner Robert the neighbouring Garrison House, which was built for Scott. Tupper sold the property to Scott in 1911. It the Honourable Frederick Peters, former Premier and was under Scott’s ownership that the property was Attorney General of Prince Edward Island; the house subdivided and improvements made to the property burned down in 1932. Tupper and Peters formed a law including the construction of residence, situated east partnership and established a firm in Victoria shortly of the extant Carriage House, for his daughter and after their arrival in 1897. They purchased adjoining lots son-in-law which later burned down. The use of the on York Place and constructed matching residences, Carriage House would also evolve during Scott’s which became known as “The Bungalows.” The ownership as carriages were replaced by automobiles. design of the main house, Carriage House, and rock It is also likely that Scott is responsible for bestowing walls reflects the nature of country estate residential the estate with the Annandale moniker, possibly in development in Oak Bay at the end of the 19th century. reference to his birthplace of Annan, Scotland. The Scott family resided on the property until 1955. The Annandale Carriage House is also valued for its association with lawyer and politician, Sir The Annandale Carriage House is additionally Charles Hibbert Tupper. Tupper was the second significant as an example of a rare surviving outbuilding son of Sir Charles Tupper (1821-1915), a Father of from a prominent early estate. The design of the Confederation and former Prime Minister of Canada. Carriage House, in the Queen Anne Revival style, was Born in Amherst, Nova Scotia in 1855, Sir Charles executed in a simplified version of the main house. The Hibbert Tupper studied law at McGill University and presence of a purpose-built carriage house illustrates Harvard (1876) and was called to the bar in 1878. the importance of horse-drawn transportation for those In 1882, he was elected Conservative MP for Pictou, who were living on the outskirts of urban areas. The
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residential space on the second floor, indicates the presence of live-in hired help, alluding to the scale of the estate and the financial position of its early owners.
Character-defining Elements The character-defining elements of the Annandale Carriage House are its: • utilitarian form, scale and massing as exemplified by its: one and one-half storey height; side- gabled roof with projecting front gable over a cantilevered upper floor balcony with square balusters; and square floor plan with large open ground floor opening; • vernacular Queen Anne Revival details such as: multi-coloured flashing in the upper window sashes; dropped scroll-cut cresting; pointed vergeboards; and returned crown mouldings on the window heads; • construction materials including rubble stone foundation, wooden drop siding with cornerboards, dimensional window and door trim; tongue-and-groove soffits; and corbelled red brick chimney; • double-hung wooden sash windows; and • upper floor wooden panelled door with glazed inset and porcelain doorknob.
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4.1 STANDARDS AND GUIDELINES STANDARDS
The Annandale Carriage House is a significant Standards relating to all Conservation Projects historical resource in the District of Oak Bay. 1. Conserve the heritage value of a historic place. The Parks Canada’s Standards & Guidelines for Do not remove, replace, or substantially alter the Conservation of Historic Places in Canada is its intact or repairable character-defining the source used to assess the appropriate level of elements. Do not move a part of a historic conservation and intervention. Under the Standards place if its current location is a character- & Guidelines, the work proposed for the Annandale defining element. Carriage House includes aspects of preservation, 2. Conserve changes to a historic place, which rehabilitation and restoration. over time, have become character-defining elements in their own right. Preservation: the action or process of 3. Conserve heritage value by adopting an protecting, maintaining, and/or stabilizing approach calling for minimal intervention. the existing materials, form, and integrity 4. Recognize each historic place as a physical of a historic place or of an individual record of its time, place and use. Do not create component, while protecting its heritage a false sense of historical development by value. adding elements from other historic places or other properties or by combining features of Restoration: the action or process of the same property that never coexisted. accurately revealing, recovering or 5. Find a use for a historic place that requires representing the state of a historic place or minimal or no change to its character defining of an individual component, as it appeared elements. at a particular period in its history, while 6. Protect and, if necessary, stabilize a historic protecting its heritage value. place until any subsequent intervention is undertaken. Protect and preserve Rehabilitation: the action or process archaeological resources in place. Where there of making possible a continuing or is potential for disturbance of archaeological compatible contemporary use of a historic resources, take mitigation measures to limit place or an individual component, through damage and loss of information. repair, alterations, and/or additions, while 7. Evaluate the existing condition of character- protecting its heritage value. defining elements to determine the appropriate intervention needed. Use the gentlest means Interventions to the Annandale Carriage House possible for any intervention. Respect heritage should be based upon the Standards outlined in value when undertaking an intervention. the Standards & Guidelines, which are conservation 8. Maintain character-defining elements on principles of best practice. The following General an ongoing basis. Repair character-defining Standards should be followed when carrying out elements by reinforcing the materials using any work to an historic property. recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character-defining elements, where there are surviving prototypes. 9. Make any intervention needed to preserve character-defining elements physically and visually compatible with the historic place and identifiable upon close inspection. Document any intervention for future reference.
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Additional Standards relating to Rehabilitation 4.2 CONSERVATION REFERENCES 10. Repair rather than replace character-defining elements. Where character-defining elements The proposed work entails the Preservation, are too severely deteriorated to repair, and Restoration, and Rehabilitation of the exterior of where sufficient physical evidence exists, the Annandale Carriage House. The following replace them with new elements that match conservation resources should be referred to: the forms, materials and detailing of sound versions of the same elements. Where there is Standards and Guidelines for the Conservation of insufficient physical evidence, make the form, Historic Places in Canada, Parks Canada, 2010. material and detailing of the new elements http://www.historicplaces.ca/en/pages/standards- compatible with the character of the historic normes/document.aspx place. 11. Conserve the heritage value and character- National Park Service, Technical Preservation defining elements when creating any new Services. Preservation Briefs: additions to a historic place and any related new construction. Make the new work Energy Efficiency in Historic Buildings. physically and visually compatible with, http://www.nps.gov/tps/how-to-preserve/briefs/3- subordinate to and distinguishable from the improve-energy-efficiency.htm historic place. 12. Create any new additions or related new Preservation Brief 6: Dangers of Abrasive Cleaning construction so that the essential form and to Historic Buildings. integrity of a historic place will not be http://www.nps.gov/tps/how-to-preserve/briefs/6- impaired if the new work is removed in the dangers-abrasive-cleaning.htm future. Preservation Brief 9: The Repair of Historic Wooden Additional Standards relating to Restoration Windows. 13. Repair rather than replace character-defining http://www.nps.gov/tps/how-to-preserve/briefs/9- elements from the restoration period. Where wooden-windows.htm character-defining elements are too severely deteriorated to repair and where sufficient Preservation Brief 10: Exterior Paint Problems on physical evidence exists, replace them with Historic Woodwork. new elements that match the forms, materials http://www.nps.gov/tps/how-to-preserve/ and detailing of sound versions of the same briefs/10-paint-problems.htm elements. 14. Replace missing features from the restoration Preservation Brief 17: Architectural Character – period with new features whose forms, Identifying the Visual Aspects of Historic Buildings materials and detailing are based on sufficient as an Aid to Preserving their Character. physical, documentary and/or oral evidence. http://www.nps.gov/tps/how-to-preserve/ briefs/17-architectural-character.htm
Preservation Brief 31: Mothballing Historic Buildings. http://www.nps.gov/tps/how-to-preserve/ briefs/31-mothballing.htm
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Preservation Brief 33: The Preservation and Repair • Restore any exterior character-defining of Historic Stained and Leaded Glass. elements that have been removed or are too http://www.nps.gov/tps/how-to-preserve/ damaged to repair. briefs/33-stained-leaded-glass.htm Relocation of Historic Building Preservation Brief 37: Appropriate Methods of The relocation of an historic building on an existing Reducing Lead-Paint Hazards in Historic Housing. lot is the least intrusive relocation approach with http://www.nps.gov/tps/how-to-preserve/ regards to loss of historic context and invasive work briefs/37-lead-paint-hazards.htm to the structure. The following Relocation Guidelines should be implemented for the relocation of the Preservation Brief 39: Holding the Line: Controlling Annandale Carriage House: Unwanted Moisture in Historic Buildings. • A relocation plan should be prepared prior http://www.nps.gov/tps/how-to-preserve/ to relocation that ensures that the least briefs/39-control-unwanted-moisture.htm destructive method of relocation will be used. • Alterations to the historic structure proposed Preservation Brief 45: Preserving Historic Wooden to further the relocation process should be Porches. evaluated in accordance with the Conservation http://www.nps.gov/tps/how-to-preserve/ Plan and reviewed by the Heritage Consultant. briefs/45-wooden-porches.htm This can involve removal of later additions that are not enhancing the heritage value and Preservation Brief 47: Maintaining the Exterior of historic appearance of the historic building. Small and Medium Size Historic Buildings. • Only an experienced and qualified contractor http://www.nps.gov/tps/how-to-preserve/ shall undertake the physical relocation of the briefs/47-maintaining-exteriors.htm historic structure. • Preserve historic fabric of the exterior elevations, as possible. 4.3 GENERAL CONSERVATION • Appropriate foundation materials shall be used STRATEGY at the new site, which can include reinforced concrete foundations and floor slab. The final The primary intent is to preserve the existing historic relative location to grade should match the structure, while undertaking a rehabilitation that original as closely as possible, taking into will ensure the ongoing integrity of the Annandale account applicable codes. Carriage House. In the event that the building • Provide utility installations for electricity, is be relocated, the relocation guidelines in this communication and other service connections Conservation Plan should be adhered to. As part underground if possible. All installations of the scope of work, character-defining elements located above ground should be incorporated will be preserved, while missing or deteriorated harmoniously into the design concept for the elements will be restored. relocated structure.
Proposed Redevelopment Scheme 4.4 SUSTAINABILITY STRATEGY The major proposed interventions of the overall project are to: Heritage conservation and sustainable development • Preserve existing exterior character-defining can go hand in hand with the mutual effort of all elements that are in good condition; stakeholders. In a practical context, the conservation • Rehabilitate existing exterior character-defining and re-use of historic and existing structures elements that have been damaged; and contributes to environmental sustainability by reducing solid waste disposal, saving embodied
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energy, and conserving historic materials that are measure of flexibility, acknowledging often less consumptive of energy than many new the difficulty of evaluating the impact of replacement materials. every scenario and the realities of projects where buildings may contain inherently In 2016, the Federal Provincial Territorial Ministers of sustainable elements but limited or no Culture & Heritage in Canada (FPTMCHC) published heritage value. All interventions must be a document entitled, Building Resilience: Practical evaluated based on their unique context, Guidelines for the Retrofit and Rehabilitation of on a case-by-case basis, by experts Buildings in Canada that is “intended to establish equipped with the necessary knowledge a common pan-Canadian ‘how-to’ approach for and experience to ensure a balanced practitioners, professionals, building owners, and consideration of heritage value and operators alike.” sustainable rehabilitation measures.
The following is an excerpt from the introduction of Building Resilience can be read as a stand- the document: alone document, but it may also further illustrate and build on the sustainability [Building Resilience] is intended to considerations in the Standards and serve as a “sustainable building toolkit” Guidelines for the Conservation of Historic that will enhance understanding of Places in Canada. the environmental benefits of heritage conservation and of the strong interrelationship between natural and 4.5 ALTERNATE COMPLIANCE built heritage conservation. Intended as a useful set of best practices, the guidelines As a significant historical building in the District in Building Resilience can be applied of Oak Bay, the Annandale Carriage House may to existing and traditionally constructed be eligible for heritage variances that will enable a buildings as well as formally recognized higher degree of heritage conservation and retention heritage places. of original material, including considerations available under the following municipal legislation. These guidelines are primarily aimed at assisting designers, owners, and builders in 4.5.1 BRITISH COLUMBIA BUILDING CODE providing existing buildings with increased levels of sustainability while protecting Building Code upgrading ensures life safety and character-defining elements and, thus, long-term protection for historic resources. It is their heritage value. The guidelines are important to consider heritage buildings on a case- also intended for a broader audience of by-case basis, as the blanket application of Code architects, building developers, owners, requirements do not recognize the individual custodians and managers, contractors, requirements and inherent strengths of each crafts and trades people, energy building. Over the past few years, a number of advisers and sustainability specialists, equivalencies have been developed and adopted engineers, heritage professionals, and in the British Columbia Building Code that enable officials responsible for built heritage more sensitive and appropriate heritage building and the existing built environment at all upgrades. For example, the use of sprinklers in a jurisdictional levels. heritage structure helps to satisfy fire separation and exiting requirements. Table A-1.1.1.1., found in Building Resilience is not meant to Appendix A of the Code, outlines the “Alternative provide case-specific advice. It is Compliance Methods for Heritage Buildings.” intended to provide guidance with some
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Given that Code compliance is such a significant may include mothballing the historic property factor in the conservation of heritage buildings, the and/or hiring a security guard for the duration of most important consideration is to provide viable the work. Generally, once a heritage property is economic methods of achieving building upgrades. no longer undergoing rehabilitation work and is In addition to the equivalencies offered under the under occupancy of its owners, lockable doors and current Code, the District can also accept the report lower level windows and continued monitoring of a Building Code Engineer as to acceptable levels by the owners should be adequate protection. of code performance. A comprehensive site protection plan should be developed in discussion between owner, contractor 4.5.2 ENERGY EFFICIENCY ACT and/or architect. Plan may be reviewed by Heritage Consultant, is desired. The provincial Energy Efficiency Act (Energy Efficiency Standards Regulation) was amended in In the event that the house is damaged or destroyed, 2009 to exempt buildings protected through heritage the owner will be required to pay the damages and designation or listed on a community heritage may face additional fines. Section 21.2 under the register from compliance with the regulations. Preservation Intervention category of the Heritage Energy Efficiency standards therefore do not apply to Conservation Act states “if the minister considers windows, glazing products, door slabs or products that property protected under section 13 (2) is installed in heritage buildings. This means that subject to damage or deterioration and is being exemptions can be allowed to energy upgrading unreasonable neglected by the owner, the minister measures that would destroy heritage character- may order the owner, on terms and conditions defining elements such as original windows and and to specifications that the minister considers doors. appropriate, to preserve the property at the expense of the owner or at the expense of the owner and the These provisions do not preclude that heritage government on a cost sharing basis”. buildings must be made more energy efficient, but they do allow a more sensitive approach of The Annandale Carriage House will be vacant at the alternate compliance to individual situations and a time of rehabilitation, and the structure should be higher degree of retained integrity. Increased energy temporarily closed up to protect it from the weather performance can be provided through non-intrusive and to prohibit unauthorized access. methods of alternate compliance, such as improved insulation and mechanical systems. Please refer to The following checklist will ensure that work items the Standards & Guidelines for the Conservation of for the protection during the temporary mothballing Historic Places in Canada for further detail about of the historic structure are not inadvertently omitted “Energy Efficiency Considerations.” and the listed heritage resource secured:
Moisture ☐☐ Is the roof watertight? 4.6 SITE PROTECTION & STABILIZATION ☐☐ Is exterior cladding in good condition to keep water out? It is the responsibility of the owner to ensure the ☐☐ Is the site of the temporary location properly heritage resource is protected from damage at graded for water run-off? all times. At any time that the structure is left vacant, it should be secured against intrusion and vandalism through the use of appropriate fencing and security measures. This is especially important if the building is missing windows or doors or is left elevated for any period of time. Security measure
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Ventilation ☐☐ Have steps been taken to ensure proper ventilation of the building? ☐☐ Have interior doors been left open for ventilation purposes? ☐☐ Has the secured building been checked within the last 3 months for interior dampness or excessive humidity?
Pests ☐☐ Have nests/pests been removed from the building’s interior and eaves? ☐☐ Are adequate screens in place to guard against pests? ☐☐ Has the building been inspected and treated for termites, carpenter ants, rodents, etc.?
Security ☐☐ Are smoke and fire detectors in working order? ☐☐ Are wall openings boarded up and exterior doors securely fastened? ☐☐ Are plans in place to monitor the building on a regular basis? ☐☐ Are the keys to the building in a secure but accessible location? ☐☐ Are the grounds being kept from becoming overgrown? ☐☐ Have the following been removed from the interior: trash, hazardous materials such as inflammable liquids, poisons, and paints and canned goods that could freeze and burst? ☐☐ Is the site securely fenced and regularly patrolled? ☐☐ Is the building signed identifying it as a protected heritage building with a phone number for citizens to call with questions or concerns or report vandals?
The aforementioned items will assist in protecting the listed heritage resource that is currently unoccupied during the planning process until actual site work commences.
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A condition review of the Annandale Carriage 5.1 SITE House was carried out during a site visit in April 2018. The recommendations for the preservation The Annandale Carriage House is located at 1561 and rehabilitation of the historic façades are based York Place on a large residential property. The small on the site review, material samples and archival structure currently sits to the south of the original documents that provide valuable information about Annandale main house on a separate property. the original appearance of the historic building. The Carriage House may be relocated as part of the redevelopment scheme, which includes the The following chapter describes the materials, subdivision of the site into four separate lots. physical condition and recommended conservation strategy for the Annandale Carriage House based All heritage resources within the site should be on Parks Canada Standards & Guidelines for the protected from damage or destruction at all times. Conservation of Historic Places in Canada. Reference Section 4.6: Site Protection for further information.
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Conservation Strategy: Rehabilitation Conservation Strategy: Rehabilitation • All rehabilitation work should occur within • Existing foundations should be preserved, if the property lines. If the Carriage House is to possible. be relocated, relocation guidelines in Section • If new foundations are proposed, concrete 4.3: General Conservation Strategy should be is a suitable material, though appearance adhered to. of stone above grade should be replicated. • Any drainage issues should be addressed Stone veneer is an appropriate material. New through the provision of adequate site drainage material should match original in appearance, measures. as viewed from the exterior. • Foundations should be reviewed by a Structural Engineer. Once condition is 5.2 FORM, SCALE & MASSING assessed, conservation recommendations can be finalized. The Carriage House features a utilitarian form, scale • To ensure the prolonged preservation of the and massing as expressed by its one and one-half new foundations, all landscaping should be storey height, side-gabled roof with projecting front separated from the foundations at grade by a gable over a cantilevered upper floor balcony with course of gravel or decorative stones, which square balusters, and square floor plan with large help prevent splash back and assist drainage. open ground floor opening, which will be preserved New vegetation may assist in concealing the as part of the rehabilitation scheme. newly exposed foundations, if desired.
Conservation Strategy: Preservation • Preserve the overall form, scale and massing of 5.4 EXTERIOR WOOD-FRAME WALLS the building. • If structure is to be relocated, ensure original The historic Annandale Carriage House features overall form, scale and massing is retained structural wood-frame construction and exterior following relocation, including the existing horizontal drop-wood siding. The wood-frame was relative height to grade. not inspected at time of visual review, though is believed to be sound. The exterior siding appears to be in fair but weathered condition. The exterior 5.3 FOUNDATIONS siding demonstrates extensive weathering in the form of paint damage and localized deterioration, The Annandale Carriage House currently sits on which will require repair. rubble stone foundation. The foundation appears to be in good condition, though was not inspected Conservation Strategy: Rehabilitation by an engineer at time of visual review. Should • Due to the integrity of wood frame structure, the structure be relocated, appearance of stone the exterior walls should be preserved through foundations should be replicated. If possible, salvage retention and in-situ repair work. existing stone and re-install following relocation. • Preserve the original wood-frame structure of the historic building. The existing foundation may be rehabilitated as part • Preserve original siding on all elevations, if of the rehabilitation scheme, including necessary possible, and clean surface for repainting. repair, replication and/or seismic reinforcement. • Replace damaged siding to match existing in Careful attention should be executed to ensure material, size, profile and thickness. the exterior wood-frame walls above grade are not • Design structural or seismic upgrades so as to damaged during rehabilitation work. minimize the impact to the character-defining elements.
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• Cleaning procedures should be undertaken 5.5 BALCONY with non-destructive methods. Areas with biological growth should be cleaned using The Annandale Carriage House features a a soft, natural bristle brush, without water, cantilevered upper floor balcony with square to remove dirt and other material. If a more balusters, which is a character-defining element of intense cleaning is required, this can be the historic structure and should be retained. All accomplished with warm water, mild detergent original detailing should be inspected and repaired (such as D/2 Biological Solution®) and a soft as required. bristle brush. High-pressure power washing, abrasive cleaning or sandblasting should not Conservation Strategy: Rehabilitation be allowed under any circumstances. • Preserve historic elements, as possible. Rehabilitate damaged material to match 5.4.1 WOOD TRIM original. • Replace missing wooden balustrade posts to The Carriage House features original wood trim match original. on all exterior elevations, which appears to be in fair and/or deteriorating condition. All exterior trim elements should be inspected to determine extent 5.6 FENESTRATION of recommended repair or replacement. Decorative scroll-cut cresting trim along the perimeter of the Windows, doors and storefronts are balcony is partially missing. among the most conspicuous feature of any building. In addition to their function Conservation Strategy: Rehabilitation — providing light, views, fresh air and • Any existing trim should be preserved, and access to the building — their arrangement new material that is visually physically and design is fundamental to the building’s compatible with the original should be appearance and heritage value. Each reinstated when original fabric is missing. element of fenestration is, in itself, a Combed and/or textured lumber is not complex assembly whose function and acceptable. Hardi-plank or other cementitious operation must be considered as part of its boards are not acceptable. conservation. • Restore missing decorative cresting along – Standards and Guidelines for the perimeter of balcony. Conservation of Historic Places in Canada.
5.6.1 WINDOWS
The Annandale Carriage House features rectangular double-hung wooden-sash assemblies. The upper storey features flashed-glass upper transoms, which appear to be in good condition and should be retained and repaired, as required. Windows feature decorative aprons and crown trim.
Conservation Strategy: Rehabilitation • Inspect for condition and complete detailed inventory to determine extent of recommended repair or replacement. • Retain existing window sashes; repair as required; install replacement matching sashes
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where missing or beyond repair. • Replacement glass to be single glazing, and • Preserve and repair as required, using in kind visually and physically compatible with repair techniques where feasible. existing. • Overhaul, tighten/reinforce joints. Repair • Prime and repaint as required in appropriate frame, trim and counterbalances. colour, based on colour schedule devised by • Each window should be made weather tight by Heritage Consultant. re-puttying and weather-stripping as necessary. • Retain historic glass, where possible. Where 5.6.2 DOORS broken glass exists in historic wood-sash windows, the broken glass should be replaced. The Carriage House features two sets of large wooden When removing broken glass, the exterior doors on the front elevation. The doors appear to putty should be carefully chipped off with be heavily weathered and the hardware is rusted. a chisel and the glazier’s points should be Doors should be inspected prior to finalization of removed. The wood where the new glass will conservation scheme, and should be confirmed as be rested on should be scraped and cleaned to whether they’re original to the Carriage House. well, and given a coat of linseed oil to prevent the wood from absorbing the oil from the Conservation Strategy: Rehabilitation new putty. The new glass should be cut 1/16- • Retain the door openings in their original 1/8th smaller than the opening to allow for locations, and preserve and repair existing expansion and irregularities in the opening, doors, as possible. to ensure the glazing does not crack due to • Any proposed new doors should be visually natural forces. Window repairs should be compatible with the historic character of the undertaken by a contractor skilled in heritage building. restoration.
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5.7 ROOF • Retain the original bargeboards and fascia boards, as possible, as well as the soffit and The Carriage House features a steeply pitched any exposed roof elements. If condition is too side-gabled roof with front-gabled projection over deteriorated to retain, replace elements in-kind the second storey porch. Roof is clad in asphalt to match original. shingles are demonstrates heavy organic building. • Design and install adequate rainwater The structural integrity of the roof was not assessed disposal system and ensure proper drainage at time of visual inspection. from the site is maintained. Wood gutters with galvanized steel downspouts are Conservation Recommendation: Rehabilitation recommended. Aluminum in appropriate • Preserve the roof structure in its current colours is also acceptable. Paint or provide configuration, as expressed by its side-gabled specification of drainage system elements form with front-gabled projection. according to colour schedule devised by • If required, roofing membrane and cladding Heritage Consultant. system may be rehabilitated. Cedar shingles are the recommended.
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5.7.1 CHIMNEY 5.8 EXTERIOR COLOUR SCHEDULE
The structure features a single internal corbelled Part of the Restoration process is to finish the red brick chimney with concrete pot. The chimney building in historically appropriate paint colours. appears to be in good condition, and should be A restoration colour scheme will be developed in retained. If structure is to be relocated, chimney conjunction with the project architect. may require stabilization. Alternatively, salvage and reconstruct to match original in new location. The building displays areas where there was original applied paint. The final colour scheme will Conservation Recommendation: Rehabilitation be based on a colour palette that will be determined • Preserve the chimney in its original by sampling. Onsite testing will be carried out once configuration, if possible. access is available, and paint samples assessed by • Chimney may require structural stabilization. microscopic analysis in order to reveal the original If necessary, chimney may be carefully colour scheme of the structure. If paint cannot be dismantled and reinstated following potential removed from the brick, it will also be repainted. relocation. Careful consideration should be taken to ensure original configuration is Conservation Strategy: Restoration replicated with salvaged material. • Determine an appropriate historic colour • Investigate condition of brickwork. If required, scheme for exterior painted finishes. brickwork may be repointed and cleaned using a natural bristle brush and mild rinse detergent.
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A Maintenance Plan should be adopted by the The assumption that newly renovated buildings property owner, who is responsible for the long- become immune to deterioration and require term protection of the heritage features of the less maintenance is a falsehood. Rather, newly Annandale Carriage House. The Maintenance Plan renovated buildings require heightened vigilance to should include provisions for: spot errors in construction where previous problems • Copies of the Maintenance Plan and this had not occurred, and where deterioration may gain Conservation Report to be incorporated into a foothold. the terms of reference for the management and maintenance contract for the building; Routine maintenance keeps water out of the • Cyclical maintenance procedures to be building, which is the single most damaging element adopted as outlined below; to a heritage building. Maintenance also prevents • Record drawings and photos of the building damage by sun, wind, snow, frost and all weather; to be kept by the management / maintenance prevents damage by insects and vermin; and contractor; and aids in protecting all parts of the building against • Records of all maintenance procedures to be deterioration. The effort and expense expended on kept by the owner. an aggressive maintenance will not only lead to a higher degree of preservation, but also over time A thorough maintenance plan will ensure the integrity potentially save large amount of money otherwise of the Annandale Carriage House is preserved. If required for later repairs. existing materials are regularly maintained and deterioration is significantly reduced or prevented, the integrity of materials and workmanship of the 6.2 PERMITTING building will be protected. Proper maintenance is the most cost effective method of extending the life The requirements for permitting are unknown of a building, and preserving its character-defining at this time, but will be determined prior to the elements. The survival of historic buildings in good commencement of any conservation work. condition is primarily due to regular upkeep and the preservation of historic materials. 6.3 ROUTINE, CYCLICAL AND NON- DESTRUCTIVE CLEANING 6.1 MAINTENANCE GUIDELINES Following the Standards & Guidelines for the A maintenance schedule should be formulated Conservation of Historic Places in Canada, be that adheres to the Standards & Guidelines for mindful of the principle that recommends “using the Conservation of Historic Places in Canada. As the gentlest means possible”. Any cleaning defined by theStandards & Guidelines, maintenance procedures should be undertaken on a routine basis is defined as: and should be undertaken with non-destructive Routine, cyclical, non-destructive actions methods. Cleaning should be limited to the exterior necessary to slow the deterioration material such as concrete and stucco wall surfaces of a historic place. It entails periodic and wood elements such as storefront frames. All of inspection; routine, cyclical, non- these elements are usually easily cleaned, simply destructive cleaning; minor repair and with a soft, natural bristle brush, without water, to refinishing operations; replacement of remove dirt and other material. If a more intensive damaged or deteriorated materials that are cleaning is required, this can be accomplished impractical to save. with warm water, mild detergent and a soft bristle brush. High-pressure washing, sandblasting or other abrasive cleaning should not be undertaken under any circumstances.
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6.4 REPAIRS AND REPLACEMENT OF can be documented and tracked. Major issues of DETERIORATED MATERIALS concern should be extracted from the report by the property manager. Interventions such as repairs and replacements must conform to the Standards & Guidelines for An appropriate schedule for regular, periodic the Conservation of Historic Places in Canada. inspections would be twice a year, preferably The building’s character-defining elements – during spring and fall. The spring inspection should characteristics of the building that contribute to its be more rigorous since in spring moisture-related heritage value (and identified in the Statement of deterioration is most visible, and because needed Significance) such as materials, form, configuration, work, such as painting, can be completed during etc. - must be conserved, referencing the following the good weather in summer. The fall inspection principles to guide interventions: should focus on seasonal issues such as weather- • An approach of minimal intervention must be sealants, mechanical (heating) systems and drainage adopted - where intervention is carried out it issues. Comprehensive inspections should occur at will be by the least intrusive and most gentle five-year periods, comparing records from previous means possible. inspections and the original work, particularly in • Repair rather than replace character-defining monitoring structural movement and durability of elements. utilities. Inspections should also occur after major • Repair character-defining elements using storms. recognized conservation methods. • Replace ‘in kind’ extensively deteriorated or missing parts of character-defining elements. 6.6 INFORMATION FILE • Make interventions physically and visually compatible with the historic place. The building should have its own information file where an inspection report can be filed. This file should also contain the log book that itemizes 6.5 INSPECTIONS problems and corrective action. Additionally, this file should contain building plans, building permits, Inspections are a key element in the maintenance heritage reports, photographs and other relevant plan, and should be carried out by a qualified documentation so that a complete understanding of person or firm, preferably with experience in the the building and its evolution is readily available, assessment of heritage buildings. These inspections which will aid in determining appropriate should be conducted on a regular and timely interventions when needed. schedule. The inspection should address all aspects of the building including exterior, interior and The file should also contain a list outlining the site conditions. It makes good sense to inspect a finishes and materials used, and information building in wet weather, as well as in dry, in order detailing where they are available (store, supplier). to see how water runs off – or through – a building. The building owner should keep on hand a stock of From this inspection, an inspection report should spare materials for minor repairs. be compiled that will include notes, sketches and observations. It is helpful for the inspector to have 6.6.1 LOG BOOK copies of the building’s elevation drawings on which to mark areas of concern such as cracks, staining and The maintenance log book is an important rot. These observations can then be included in the maintenance tool that should be kept to record report. The report need not be overly complicated all maintenance activities, recurring problems or formal, but must be thorough, clear and concise. and building observations and will assist in the Issues of concern, taken from the report should then overall maintenance planning of the building. be entered in a log book so that corrective action Routine maintenance work should be noted in the
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maintenance log to keep track of past and plan 6.7.1 INSPECTION CHECKLIST future activities. All items noted on the maintenance log should indicate the date, problem, type of repair, The following checklist considers a wide range location and all other observations and information of potential problems specific to the Annandale pertaining to each specific maintenance activity. Carriage house, such as water/moisture penetration, material deterioration and structural deterioration. Each log should include the full list of recommended This does not include interior inspections. maintenance and inspection areas noted in this Maintenance Plan, to ensure a record of all activities EXTERIOR INSPECTION is maintained. A full record of these activities will help in planning future repairs and provide valuable Site Inspection: building information for all parties involved in the ☐☐ Is the lot well drained? Is there pooling of overall maintenance and operation of the building, water? and will provide essential information for long term ☐☐ Does water drain away from foundation? programming and determining of future budgets. It will also serve as a reminded to amend the Foundation maintenance and inspection activities should new ☐☐ Moisture: Is rising damp present? issues be discovered or previous recommendations ☐☐ Is there back splashing from ground to struc- prove inaccurate. ture? ☐☐ Is any moisture problem general or local? The log book will also indicate unexpectedly ☐☐ Is spalling from freezing present? (Flakes or repeated repairs, which may help in solving more powder?) serious problems that may arise in the historic ☐☐ Is efflorescence present? building. The log book is a living document that will ☐☐ Is spalling from sub-fluorescence present? require constant adding to, and should be kept in ☐☐ Is damp proof course present? the information file along with other documentation ☐☐ Are there shrinkage cracks in the foundation? noted in section 6.6 Information File. ☐☐ Are there movement cracks in the foundation? ☐☐ Is crack monitoring required? ☐☐ Is uneven foundation settlement evident? 6.7 EXTERIOR MAINTENANCE Wood Elements Water, in all its forms and sources (rain, snow, frost, ☐☐ Are there moisture problems present? (Rising rising ground water, leaking pipes, back-splash, damp, rain penetration, condensation moisture etc.) is the single most damaging element to historic from plants, water run-off from roof, sills, or buildings. ledges?) ☐☐ Is wood in direct contact with the ground? The most common place for water to enter a ☐☐ Is there insect attack present? Where and prob- building is through the roof. Keeping roofs repaired able source? or renewed is the most cost-effective maintenance ☐☐ Is there fungal attack present? Where and option. Evidence of a small interior leak should probable source? be viewed as a warning for a much larger and ☐☐ Are there any other forms of biological attack? worrisome water damage problem elsewhere and (Moss, birds, etc.) Where and probable source? should be fixed immediately. ☐☐ Is any wood surface damaged from UV radia- tion? (bleached surface, loose surface fibres) ☐☐ Is any wood warped, cupped or twisted? ☐☐ Is any wood split? Are there loose knots? ☐☐ Are nails pulling loose or rusted? ☐☐ Is there any staining of wood elements? Source?
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Condition of Exterior Painted Materials Gutters and Downspouts ☐☐ Paint shows: blistering, sagging or wrinkling, ☐☐ Are downspouts leaking? Clogged? Are there alligatoring, peeling. Cause? holes or corrosion? (Water against structure) ☐☐ Paint has the following stains: rust, bleeding ☐☐ Are downspouts complete without any missing knots, mildew, etc. Cause? sections? Are they properly connected? ☐☐ Paint cleanliness, especially at air vents? ☐☐ Is the water being effectively carried away from the downspout by a drainage system? Verandahs / Porches: ☐☐ Do downspouts drain completely away? ☐☐ Do any support columns show rot at their bases? Roof ☐☐ Attachment – are porches, steps, etc. securely ☐☐ Are there water blockage points? connected to the building? ☐☐ Is the leading edge of the roof wet? ☐☐ Is there evidence of biological attack? (Fungus, Windows moss, birds, insects) ☐☐ Is there glass cracked or missing? ☐☐ Are wood shingles wind damaged or severely ☐☐ Are the seals of double glazed units effective? weathered? Are they cupped or split or lifting? ☐☐ If the glazing is puttied has it gone brittle and ☐☐ Are the nails sound? Are there loose or missing cracked? Fallen out? Painted to shed water? shingles? ☐☐ If the glass is secured by beading, are the ☐☐ Are flashings well seated? beads in good condition? ☐☐ Are metal joints and seams sound? ☐☐ Is there condensation or water damage to the ☐☐ If there is a lightening protection system are paint? the cables properly connected and grounded? ☐☐ Are the sashes easy to operate? If hinged, do ☐☐ Does the soffit show any signs of water dam- they swing freely? age? Insect or bird infestation? ☐☐ Is the frame free from distortion? ☐☐ Is there rubbish buildup on the roof? ☐☐ Do sills show weathering or deterioration? ☐☐ Are there blisters or slits in the membrane? ☐☐ Are drip mouldings/flashing above the win- ☐☐ Are the drain pipes plugged or standing proud? dows properly shedding water? ☐☐ Is water ponding present? ☐☐ Is the caulking between the frame and the cladding in good condition? 6.7.2 MAINTENANCE PROGRAMME
Doors ☐☐ Do the doors create a good seal when closed? INSPECTION CYCLE: ☐☐ Are the hinges sprung? In need of lubrication? ☐☐ Do locks and latches work freely? Daily ☐☐ If glazed, is the glass in good condition? Does • Observations noted during cleaning (cracks; the putty need repair? damp, dripping pipes; malfunctioning ☐☐ Are door frames wicking up water? Where? hardware; etc.) to be noted in log book or Why? building file. ☐☐ Are door frames caulked at the cladding? Is the caulking in good condition? Semi-annually ☐☐ What is the condition of the sill? • Semi-annual inspection and report with special focus on seasonal issues. • Thorough cleaning of drainage system to cope with winter rains and summer storms • Check condition of weather sealants (Fall). • Clean the exterior using a soft bristle broom/ brush.
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Annually (Spring) • Inspect concrete for cracks, deterioration. • Inspect metal elements, especially in areas that may trap water. • Inspect windows for paint and glazing compound failure, corrosion and wood decay and proper operation. • Complete annual inspection and report. • Clean out of all perimeter drains and rainwater systems. • Touch up worn paint on the building’s exterior. • Check for plant, insect or animal infestation. • Routine cleaning, as required.
Five-Year Cycle • A full inspection report should be undertaken every five years comparing records from previous inspections and the original work, particularly monitoring structural movement and durability of utilities. • Repaint windows every five to fifteen years.
Ten-Year Cycle • Check condition of roof every ten years after last replacement.
Twenty-Year Cycle • Confirm condition of roof and estimate effective lifespan. Replace when required.
Major Maintenance Work (as required) • Thorough repainting, downspout and drain replacement; replacement of deteriorated building materials; etc.
ANNANDALE CARRIAGE HOUSE: 1561 YORK PLACE, OAK BAY, BC CONSERVATION PLAN | NOVEMBER 2018 | DONALD LUXTON & ASSOCIATES 34 APPENDIX A: RESEARCH SUMMARY
NEWSPAPER REFERENCES: DIRECTORIES: • Daily Colonist [Victoria], December 28, 1897, • 1898 Henderson’s BC Gazetteer & Directory, page 6. page 794: • Victoria Daily Colonist, November 11, 1897 Peters, Hon. Fred’k., Q.C., of Tupper, Peter & p. 5 Potts, h. Oak Bay ave. • Victoria Daily Colonist, July 21, 1898, page 5. • 1899 Henderson’s BC Gazetteer & Directory, • Vancouver Daily World, March 22, 1899, page 818: page 3. Tupper, Sir Charles Hibbert, K.C.M.G., Q.C., • Prince Rupert Daily News, May 17, 1911. M.P., res Oak Bay ave. • 1899 Williams Official BC Directory, page 436: PUBLISHED REFERENCES: Peters, Hon. Fred., Q.C., Barrister and Solicitor, • Luxton, Donald, comp. & ed. Building the Tupper, Peter & Potts, B.C. Board of Trade West: The Early Architects of British Columbia. Building, res. Oak Bay Avenue Vancouver: Talonbooks, 2nd ed., 2007. • 1899 Williams Official BC Directory, page 465: • Stark, Stuart. Oak Bay’s Heritage Buildings: Tupper, Hon. Sir Charles Hibbert, Q.C., M.P., More than Just Bricks and Boards. The K.C.M.G., Barrister and Solicitor, Board of Hallmark Society, 1998 and 1994 Update. Trade Building, res Oak Bay • 1899/1900 Henderson’s B.C. Gazetteer & ONLINE REFERENCES: Directory, page 973: • Prince Edward Island Legislative Documents Tupper, Peters & Potts, (Sir Charles Hibbert Online: Frederick Peters Tupper, K.C.M.G., Q.C., Hon. Frederick http://www.peildo.ca/fedora/repository/ Peters & George A. Stewart Potts.) Barristers & leg:25443 Solicitors. Board of Trade Building, and Inns of • Wikipedia: Frederick Peters Court Bldg., 302 Hastings St., Vancouver. https://en.wikipedia.org/wiki/Frederick_Peters Tupper, Sir Charles Hibbert K.C.M.G., Q.C., • Dictionary of Canadian Biography: Charles M.P., Res. Oak Bay Hibbert Tupper • 1900/1901 Henderson’s B.C. Gazetteer & http://www.biographi.ca/en/bio/tupper_ Directory, page 1161: charles_hibbert_15F.html Tupper, Sir Charles Hibbert K.C.M.G., Q.C., • West End Vancouver: Charles Hibbert Tupper M.P., Res. VANCOUVER CITY https://westendvancouver.wordpress.com/ • 1905 City of Victoria and Suburban Directory, biographies-n-z/biographies-t/tupper-charles- page 230: hibbert-1855-1927/ Peters, Frederick K.C. of Peters & Wilson, h. Oak Bay ave. Peters & Wilson (Frederick Peters, K.C., and Charles E. Wilson). Barristers and Solicitors. Board of Trade Bldg. Bastion W. Phone 651. • 1912 Henderson’s Victoria City Directory, page 59: Private Named Residences: “Annandale” 1675 York Pl (Oak Bay) R. Scott • 1912 Henderson’s Victoria City Directory, page 62: Private Named Residences: “Garrison House” Oak Bay Ave s e corner Newport Ave Frederick Peters (Oak Bay) R. Scott
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